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25 Maple Street, Anywhere, CAInspection prepared for: John and Jane Doe

Date of Inspection: 7/19/18

Inspector: John MarshallBuilding Inspector # 5073014 | General Contractor License # 646931

Vallejo, CA 94591Phone: 707-649-8700

Email: [email protected]://www.NorthBayInspection.com

North Bay Inspection 25 Maple Street, Anywhere, CA

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Thank you for choosing North Bay Inspection! Dear John and Jane Doe, On 7/19/18, I completed an inspection of the building located at 25 Maple Street. Your inspection report wascompiled after performing a comprehensive visual inspection of the property using the criteria of serviceabilityand durability. This property has some deficiencies that need attention, while others simply enhance safety, and utility of thebuilding. I have listed some of the more notable issues observed by me in the "Primary Recommendations"section at the end of this report. This summary of recommendations is provided as a courtesy only. It isimportant to establish your own priorities after reading the entire report. It has been a pleasure being able to serve you, and if I can be of any assistance to you concerning this report, orin the future, please do not hesitate to call on me. I will be happy to answer any questions you might haveconcerning this property. Sincerely,

John MarshallOwner &Inspector(707) [email protected]


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Inspection and Site Details

Inspection TimeStart: 09:00 AMEnd: 11:30 AM

Attending InspectionClient present

Residence Type/StyleClassrooms, auditorium/ gymnasium

OccupancyVacant - Furnished

Weather ConditionsClear, sunny sky

There has been no recent rain

Temperature at the time of inspection approximately:

65 degrees


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Exterior

Limitations of Exterior Inspection IMPORTANT: Although we do look for insect and moisture damage we are not a licensed pest inspectionfirm. According to applicable laws we cannot provide a pest clearance. Our standard recommendation is thatbuyers have a specialized investigation for wood destroying pests, moisture damage and related issues.

This property has an irrigation system. It is beyond our scope of inspection to test and inspect this system.We recommend asking the owner about the use, care and maintenance of this system.

This building has undergone many changes over the years. It appears much of the work may not have beencompleted with the benefit of building permits or qualified trades persons. There are likely to be unseenissues that are not included in this report. It is beyond the scope of this inspection to identify each deficiency.We recommend having this building evaluated by trade specialists as indicated in other portions of thisreport.

This building may not meet federal, state or local ADA (American with Disabilities Act) codes with regardto emergency egress, access, parking and bathrooms. Modern commercial structures intended for publicoccupation or use may be required to be upgraded to meet current ADA requirements. It is beyond the scopeof this inspection to identify all areas of concern with regard to ADA requirements. For an additional fee wecan perform a survey and inspection dedicated to ADA compliance. We recommend asking your real estateprofessional and local building department for more information regarding any required upgrades that thisbuilding may require.


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Grading and Surface DrainageGrade of lot: Slopes to left side

Observations:• This property has an improper slope and/or grading condition at the left side (westerly). The landscapingand hardscaping around commercial structures needs to be configured so that the soil immediately next to thefoundation slopes away on all sides no less than 1 inch per foot for at least the first six feet from thefoundation. This is to ensure that runoff will drain clear of the foundation before seeping deep into the groundwhere it can infiltrate the basement, crawlspace or saturate the soil beneath a slab. As presently configured,this yard will drain toward the foundation, resulting in an unacceptable amount of runoff toward thefoundation. A professional landscaper or drainage contractor should be consulted to discuss options and cost.

• It appears that some improvements have been made to control water around this building. As technologyand techniques improves there are typically areas that can be further improved upon. It is important forinterested parties to understand that this building’s foundation has been able to withstand decades ofimperfect soil conditions and it is unlikely that this building’s support system will quickly change or settle inany significant way. Reducing moisture and water around commercial structures is always a worthwhileeffort, but is rarely perfect.

• This building has surface drains. These drains can be effective in reducing ponding and controlling surfacewater and runoff. It is not uncommon to have catch basins fill with debris and become ineffective. Werecommend that all surface drains be tested periodically by using a garden hose and check the low point ordischarge termination. Some systems have separate systems for the downspouts and surface drains, howevermost systems are dual function. It is important to check this system every fall. Excess water near theperimeter of the building can adversely affect the foundation.

• There is one or more surface drains at the front driveway area of the building that is at least partiallyclogged with dirt/ debris. Clogged drain can prevent adequate lot drainage which in turn can cause significantwater related problems. We recommend clearing all drains, screens and checking for adequate flow. Note: Itis often useful to properly grade the soil surrounding the drains such that water from the surrounding areasflow easily into the drains. To prevent dirt and debris from entering (eventually clogging pipes) make surescreens are secure and consider surrounding the drain entry with decorative rocks, gravel or concrete.

DrivewayMaterials: Asphalt

Condition: Moderately worn

Asphalt worn, trees lifting at some places


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WalkwaysMaterials: Concrete

Gravel

AsphaltDirtGenerally wornObservations:• There are one or more trip hazards around this building. We advise that, these areas be well lit at night. Wealso recommend making appropriate changes to the walking surfaces to reduce trip hazards.

• The concrete stairs at the rear show indications of settlement. The exact cause is unknown but is likely dueto improper drainage, wet soil conditions and expansive soils. We recommend providing adequate drainagenear this area. The settlement may continue, but it is typically a slow process. For more information werecommend further evaluations by a specialized concrete contractor.

• The walkways at several places around this building are cracked or damaged. The walkways are generallyworn now. There are several trip hazards around the property now and these will likely increase as thewalkways continue to deteriorate. We advise having a qualified concrete contractor perform furtherevaluations and make the appropriate repairs.

equipment excluded from this inspection

Patio Cover, Concrete, Outbuilding(s)


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moisture damage

Exterior DoorsDescription: Wood

Insulated Metal cladSecurity door(s)

Steel

Condition of doors:

Some damaged, read below

Observations:• There is some door hardware (lockset, strike, handle or other component) missing at several doors aroundthe perimeter of this building. There is "crash bar" (safety component) hardware damaged or inoperative atseveral exterior doors. Inoperative safety features on doors is a significant life safety hazard. We recommendhaving a qualified door contractor evaluate all doors and install new conforming hardware where required.

• This building does not meet modern emergency egress codes with regard to exiting in the event of anemergency or fire. Performing a survey of exits and evaluating compliance is outside the scope of thisstandard inspection. We strongly recommend having this facility reviewed by a specialist and consulting withthe local fire department, code enforcement agencies.

• There are exterior doors, thresholds and door jambs that are moisture / fungus damaged doors at severalplaces including but not limited to to the North, West and South sides of this building. We recommendfurther evaluations and repairs by a licensed class three structural pest control firm.


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moisture damage


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Exterior CladdingDescription: "Stuccato board" or similar product, wood siding and plywood siding

Observations:• The exterior cladding is damaged in several places around the building. We recommend further evaluationand repairs be performed by a qualified person.

• There are holes, voids or damage to the exterior cladding of this building at many places. These holes canallow water, insect or animal entry into the framing or interior of the building. We recommend having aqualified contractor provide further evaluation and cost estimates for all appropriate repair.

• There is weathered, faded, cracked or blistering paint on this building at several places. Paint is not onlyimportant for appearance, it protects wood siding and trim from weather damage. We recommend having thebuilding touched up or repainted as necessary.

• The panel siding ("repairs") at several places (mostly North, and West sides)have not been properly flashedwhere panels have been installed one above the other. In its present configuration, water is able to soak intoends of the panels and cause deterioration. The Engineered Wood Association recommends that strips ofmetal, flashings known as Z-flashings, be used at top and bottom of these panels where they abut one another.The flashings have a long back leg that extends up behind an upper panel between the framing or wallsheathing and the weather resistant membrane (felt) used behind the siding. The flashing is supposed to beinstalled so that it slopes slightly downward, leaving a 1/8 inch gap between the flashing and the panel aboveit. This enables water to drain away and the bottom of the panels to dry out. We recommend furtherevaluations and repairs by a qualified siding contractor.

• There is contact between the exterior cladding and grade at several places around the building. This kind ofcontact can cause moisture/fungus damage to cladding, underlying sheathing and framing, or result in insectinfestation. There needs to be at least six inches of clearance between siding components and grade, andleaves, vegetation or other debris should not accumulate against any part of the exterior. We recommendclearing the soil/debris away or making the appropriate changes to provide adequate clearance.• The paint on the siding and wood trim components are weathered and worn at many places. This buildingwould benefit from proper paint preparation and application of a high quality primer and paint. Werecommend getting prices for painting from qualified painters. Note: Be sure to specify/ quantify quality andinitial/ approve color samples and degree of preparation to be done (cracks larger than 1/ 16 to be properlysealed with Dap 35 year caulking... etc.) It is often useful to go to commercial structures that the painter hasdone and it is satisfactory then specifically include the address of the sample building in the contract - Thepaint job shall be the same or better that the building located at 1515 Mockingbird Lane...

• There are some typical gaps between various trim pieces and between trim and siding components aroundthis building. Keeping this building well sealed and painted will reduce water and insect entry. As a part ofthis building's routine maintenance program these gaps or small voids should be filled with the appropriatecaulking.

About Caulking Cracks: Always use the highest quality caulking available that is designed for the applicationand material type. One of our favorite brands is VIP. For wood they make a smooth product, for stucco atextured product. For best results always have a bucket of water and a damp clean rag. Usually cutting only asmall hole (1/8 inch) at the tip of the tube at a slight angle works best. Apply only enough caulking to fill thevoid or crack. On wall surfaces always wipe away all excess caulking, there should only be caulking in thecrack. After the product dries paint and seal the area.

• The siding is moisture and/or fungus damaged at many places around the building at the North, West,South and East sides of this building. The siding and or trim is loose or has gaps at many places but mostapparent where 'Stuccato board" was used to cover existing / original siding. It is likely there is significantdamage that is not visible where the original wood siding was covered. We recommend further evaluationsby a licensed Class Three Structural Pest firm in conjunction with a qualified contractor. To fully determine


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the extent of damage destructive testing will likely be required.

• One or more of the post (or post bases) at the North exterior of this building has some moisture / fungusdamage. We recommend removal of the affected portion of the posts and or replacement of the affected postswith new posts. We recommend further evaluations and repairs by a qualified class three structural pestcontrol firm.

• The panel siding ("repairs") at several places (mostly North, and West sides)have not been properly flashedwhere panels have been installed one above the other. In its present configuration, water is able to soak intoends of the panels and cause deterioration. The Engineered Wood Association recommends that strips ofmetal, flashings known as Z-flashings, be used at top and bottom of these panels where they abut one another.The flashings have a long back leg that extends up behind an upper panel between the framing or wallsheathing and the weather resistant membrane (felt) used behind the siding. The flashing is supposed to beinstalled so that it slopes slightly downward, leaving a 1/8 inch gap between the flashing and the panel aboveit. This enables water to drain away and the bottom of the panels to dry out. We recommend furtherevaluations and repairs by a qualified siding contractor.

North side gym

wood to soil contact moisture damage


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earth to wood contact moisture damage siding

improperly installed north side, panels no flashing, likely leak, some loose

damage at panels


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South east section wood to soil contact

Moisture damage, panels no flashing south side of building


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Eaves, Soffits, Fascia and TrimDescription: Exposed eaves

Observations:• There is loose, damaged or missing trim. Besides being unsightly, loose/missing trim can result in waterpenetration that leads to rot and insect infestation. A competent carpenter needs to make repairs.

• The wood trim is moisture/ fungus damaged at several places around this building. This damage can spreadto areas adjacent to the damaged trim. We recommend further evaluations and repairs by a licensed ClassThree Structural Pest firm.

• There is moisture/ fungus damaged eave sheathing several places around this building. The exact cause ofthe damage is unknown but this type of damage is often caused by a roof leak (s). We recommend furtherevaluations and repairs by a qualified class three structural pest firm. Note: Please read roofing sectioncarefully.

• There is moisture/ fungus damaged on the fascia/ barge board at several places around this building. Werecommend further investigation by a licensed pest firm and replacement as necessary.

• There are moisture/fungus damaged fascia and/or rafter tails at several places around this building. Besidesbeing unsightly, this type of damage may eventually lead to further deterioration of the fascia, rafters or roofdecking. We recommend further inspection by a licensed pest control firm.

moisture damage moisture damage


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moisture damage damaged trim

facia and eave moisture damaged


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Window Frames and TrimDescription:• Single glazed• Aluminum

• Single hung

Observations:• Window and door screens are not generally within the scope of a standard inspection. Screens areconsidered a seasonal use item and can be stored and are not considered permanent as they do have arelatively short service life compared to most components. This inspector will however try to report any largerips, and screen doors that are obviously damaged.

• This building has metal screens on many windows around this property. There are non conformingpedestrian egress from several rooms. It is critical that all teaching or assembly rooms have conforming waysto leave the room in the event of fire or other emergency. It is beyond the scope of this inspection to performa specialized evaluations of fire / emergency egress compliance of this structure. We strongly recommendconsulting with the local fire department and building department to obtain the latest requirements for theintended occupancy use of this building.

• This building has metal screens on many windows around this property. There is non conformingpedestrian egress from several rooms. It is critical that all teaching or assembly rooms have conforming waysto leave the room in the event of fire or other emergency. It is beyond the scope of this general inspection toperform a specialized evaluations of fire / emergency egress compliance of this structure. We stronglyrecommend consulting with the local fire department and building department to obtain the latestrequirements for the intended occupancy use of this building.

• There are several moisture/fungus damaged exterior window frames or sills around this building. The rotcan eventually (and has at some places) move into the window casing and underlying framing and threatenthe structural integrity of the building. There are several windows around this building that are leaking now -causing further deterioration of framing components. We recommend all windows be evaluated by a qualifiedglazing contractor and replaced with conforming units where needed. Note: There was only limited access towindows due to protective metal screens.

• This building has several broken windows . Broken windows are a safety hazard. We recommend checkingall windows for cracks/ damage and having damaged windows replaced by a qualified glazier.

• There is conventional glazing at all windows that are not treated or tempered glass. There is non-safetyglass at many potentially hazardous locations including but not limited to upper gymnasium windows andclassroom windows. This is a significant hazard now. Safety glazing might not have been available or evenrequired at the time this building was built, so there was nothing mandating its installation. We recommendhaving a qualified glazing contractor evaluate all glass in this building to assure compliance with modernstandards.


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leaking windows metal screens

broken windows Windows above gym not likely safety glass - hazard

RailingsObservations:• The outside stairs and/or landing do not have a railing or handrail. Any stair with four or more steps ordecks and landings that are higher than 30 inches above grade should have handrails and perimeter railings.We recommend immediate correction by a competent carpenter.


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missing hand rails

Trees and WildlifeObservations:• There are large trees on this property. Trees can be an important part of the homes value and appeal.Unhealthy trees and or unstable soil conditions coupled with high winds can cause trees to fall and damageindividuals and/or property. It is beyond the scope of this inspection to determine the condition of the trees onthis lot and or adjacent properties. It is recommended that a qualified arborist or tree surgeon perform furtherevaluation of the trees.

• There appears to be a bird nest at the eave. Bird nests, droppings and debris can cause considerabledamage. We recommend considering having a qualified exterminator removed the bird(s) and having theseareas protected against further nesting.

• There are large tree roots near or under the right and front driveway/ parking areas. These roots havecaused some lifting and cracking of the adjacent areas. We recommend having a qualified arborist or treesurgeon evaluates the condition and makes the appropriate changes. The paved areas will likely need repairsafter cutting roots.

• There is a bees nest on this property at the roofline, southeast quarter of the building. Bees and other insectscan cause significant damage to structures and can be very difficult to remove. We recommend having aqualified bee keeper perform further evaluations and make the necessary repairs/ removal.


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large trees

Retaining WallsDescription: ConcreteWood

Garden walls

Observations:• This property has one or more garden walls (low retaining walls to accommodate small changes inelevation) that are in generally poor condition. This is believed to be a primarily a cosmetic issue and thewalls condition is not likely to impact the structure. Failing garden walls can be a trip hazard and increaseyard maintenance costs. For more information to address this finding we recommend further evaluations by aqualified landscape contractor.

About Garden Walls: Generally these walls are outside the scope of this inspection unless they could affectthe home. Normally these walls are not considered structurally significant to the home as they are not near thefoundation and failure would not harm the home or structure. Often these walls are not conforming tocommon building practices - do not have footings, and do not meet local code requirements. Wood retainingwalls have a limited service life of about 10-20 years. Many local municipalities now require any retainingwall higher than 12 inches to meet stringent construction requirements- existing walls are not required to beas robust.

garden walls poor condition


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Fence ObservationsMaterials: Chain-linkObservations:• There are fences and on at least three sides of this property. They are in generally serviceable but worn. Thefence(s) may be directly on the lot line. It is beyond the scope of this inspection to determine lot lines or ifthese fences are in owned in common with neighbors. If precise delineation of lot lines is needed the propertyshould be professionally surveyed. Note: Sometimes carefully reading the assessor’s map and using a tapemeasure from a known point can provide fairly accurate lot lines.

• The property is not fully fenced and/or there are gaps in the fencing.

• The subject property is larger than a standard lot and only a specialized inspection of fencing can determinethe adequacy of this building's fencing. For more information we recommend further evaluations by aqualified surveyor.


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Soils

SoilsMaterials: This soil under this building may be considered expansive.

About expansive soils: These soil types tend to expand when saturated and shrink when dry. This dynamicaction can cause seasonal movement of the foundation, walls, trim, windows and doors. Often olderfoundations are more likely have these kinds of effects. More contemporary foundation styles are less proneto movement as the footings are deeper where the moisture content remains more stable. To minimizeseasonal expansion/contraction we recommend that rain and roof water be effectively controlled away fromthe foundation. During the summer watering areas adjacent to the foundation can reduce summer soilshrinkage. It is beyond our scope to determine soils types and geologic conditions. To obtain furtherdefinitive information on soils a geologist or soils engineer may be consulted.

Observations:• This property has a sump pump located at the north side. The existence of a sump pump is evidence offaulty drainage. It is not uncommon for an unqualified person to install these units in an effort to controlwater under or around the building. Although the sump pump may function there are some aspects of theinstallation that are improper. Sump pumps should be installed in a purpose built sump well lined with rock toprevent dirt and debris from being drawn into the pump mechanism. The sump piping should have a backflow prevention valve so water does not drain from the pipe back into the well. The sump should be poweredwith a properly grounded GFCI protected outlet. The sump well should be located at the lowest area or havedrains that direct surface and ground water towards the sump well. To achieve the intended level ofeffectiveness and safety we recommend having this sump evaluated and upgraded by a qualified drainagecontractor as necessary.

Possible sump pump


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Environment


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Observations:Observations:• Providing environmental reports or inspecting for any hazardous wastes is beyond the scope of thisinspection. Our standard recommendation is to have a qualified environmental firm perform appropriateinvestigations to assure that the intended purpose of the building is in compliance with local, state and federalcodes and ordinances. Typically we recommend that the property has Environmental phase 1, 2 and 3 asappropriate based on findings. For more information regarding possible hazards that could significantly affectthe ability to transfer, sell or perform business upon t this location we recommend contracting the appropriatespecialists. Including this web site - http://www.astm.org/DATABASE.CART/HISTORICAL/E1527-05.htm

• Potentially hazardous materials have been used in the construction of buildings over the years. Manynaturally occurring materials and man-made building materials have been found to be dangerous or haveadverse effects upon our environment. These substances include but are not limited to lead paint, asbestos,formaldehyde, electromagnetic radiation, and radon. Prior use of the property may also have adverse effectson use and occupant health such as fuel storage tanks, chemical storage and spills. Hazardous materials,environmental hazards and product liability are not included in the scope of this inspection. For furtherinformation call the EPA in San Francisco at (415) 744-1500.

• This inspector found some potentially asbestos bearing materials in this building. It is beyond our scope ofinspection to test for asbestos. Hazardous materials, environmental hazards and product liability are notincluded in the scope of this inspection. For further informationhttp://www.epa.gov/asbestos/pubs/ashome.html

About Asbestos: Source: EPA 2007 “From studies of people who were exposed to asbestos in factories and shipyards, we know that breathinghigh levels of asbestos fibers can lead to an increased risk of: lung cancer mesothelioma, a cancer of thelining of the chest and the abdominal cavity; and asbestosis, in which the lungs become scarred with fibroustissue.

The risk of lung cancer and mesothelioma increases with the number of fibers inhaled. The risk of lungcancer from inhaling asbestos fibers is also greater if you smoke. People who get asbestosis have usuallybeen exposed to high levels of asbestos for a long time. The symptoms of these diseases do not usuallyappear until about 20 to 30 years after the first exposure to asbestos.

Most people exposed to small amounts of asbestos, as we all are in our daily lives, do not develop thesehealth problems. However, if disturbed, asbestos material may release asbestos fibers, which can be inhaledinto the lungs. The fibers can remain there for a long time, increasing the risk of disease. Asbestos materialthat would crumble easily if handled, or that has been sawed, scraped, or sanded into a powder, is more likelyto create a health hazard.”

• There is at least one transite vent in this structure. About transite vents: Transite vents are a composite ofconcrete and some amount of asbestos. Its purpose is to vent gases to the exterior of the building from gasfired appliances. Although it was effective for insulating combustibles from hot gases it is not effective inlong runs particularly in cooler weather. Some caution should be taken when handling the pipe to preventbreathing air born asbestos dust. Determining the amount/percentage of asbestos that may be present is notwithin the scope of this inspection. We recommend a qualified contractor replace the vent with a moderndouble wall unit. Note: Several municipalities require that all transite vents be replaced when replacingvarious gas fired devices.

• The floor in several places have 9 inch linoleum. Based on the age of the system and the appearance of thematerial, we believe the material used to for this flooring has a high probability of containing asbestos fiber, ahealth hazard. The material doesn't appear to have been damaged and we don't recommend tampering with it,unless it is tested and found to not contain asbestos. Unless it is damaged to the point where fibers are friable(breaking off into the air and can be breathed), there is little risk of harm from this material. If remediation isdesired, we recommend using only a properly trained and EPA qualified asbestos abatement contractor.


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• This building may have been painted with lead paint at some time as most structures were prior to about1975. Lead paint is often found under existing layers of paint. Lead paint normally does not become a healthissue unless it is ingested; eating or breathing lead bearing paint dust or chips. Our understanding is thegreatest risks are for pregnant women and children. We urge our clients to test for lead and have it removedwhere it could pose a health hazard. Simple swap tests are commonly available at almost any builder supplyor paint supply store. We recommend you contact your local building department or the CaliforniaDepartment of Environmental Health for more information.

• About Mold: Usually the first indication of a mold problem is a strong earthy or musty smell. Mold requiresmoisture and /or high humidity to growth therefore it is imperative to identify the source of water and correctthat condition. Molds thrive in areas where humidity levels exceed 60%. There are various devices availablethat can dehumidify indoor air. Areas where there is minimal air movement tend to promote mold,particularly moisture laden stagnant closets, corners or crawlspaces. Often simply providing greaterventilation or by installing more or larger perimeter vents can solve a fungus problem.

There are an increasing number of people who have allergic reactions to molds. Some of the better-knownallergenic molds are Cladosporium and Alternaria. Your doctor can perform tests to determine if you aresensitive to these types of molds. Obviously removing and providing an inhospitable environment for moldgrowth is most effective long-term solution.

There are several molds that are identified as toxic to humans; however these types are not common in ourclimate therefore infrequently found. People who are exposed to toxic molds that have compromised immunesystems (the elderly, infants, AIDs patients and those undergoing chemo therapies) are most likely to beharmed. Some molds produce mycotoxins, such as Stachybotrys and Trichoderma. These two species arerecognized as being among the most toxic. The only way to positively identify the presence of toxic molds isto test for it. There are several ways to test for mold and no one method works every time. Molds can andoften do grow in enclosed areas such as in walls and are not physically accessible and air samples are notalways accurate as the mold spores may not be airborne at the time of sampling.

Upon request North Bay Inspection can take a swab sample and send this into a certified lab for analysis. Thecost of this testing is $125 for each sample. Usually only one sample is necessary. If there are different moldsin several areas several samples may be necessary.

If significant amounts of molds are discovered during your inspection it should be treated as if it might bedangerous and only by persons outfitted with the appropriate clothing, equipment and training. Remediationof harmful molds can be very expensive. Some insurance policies cover the costs while others do not, werecommend checking with your insurance agent.

• This building was not tested for radon as that is outside the scope of a standard inspection. Radon is notcommonly found in the San Francisco Bay area. Although possible, it is unlikely, with the exception ofimported materials or interior building materials. If more information is needed regarding radon werecommend contacting the Environmental Protection Agency and/ or a specialized hazardous testing firm.

• There is loose/ flaking paint in this building at several places including but not limited to the windows,siding, interior walls, bathrooms. This is a potential hazard as this paint may contain lead. We recommendhaving a qualified environmental firm perform further evaluations and remove and or encapsulate allcontaminated surfaces.

• We found evidence of vermin in the building at many places including but not limited to the kitchen,bathrooms, dining area, classrooms and offices. This is an active infestation. Vermin could have gainedaccess by tunneling beneath the foundation wall, through a poorly fitted hatch, damaged vent screens or byother means. We recommend further investigation by a qualified exterminator to identify and seal all pointsof entry and eliminate any vermin present.


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Roofing

Limitations of Roofing Inspection Roofs may leak at any time - a standard inspection is not a guarantee that the roof does not leak. Onlyspecialized testing including water testing can provide a reasonable expectation of no leaks. Leaks oftenappear at roof penetrations, flashings, changes in direction or changes in material. A roof leak should beaddressed promptly to avoid damage to the structure, interior finishes and furnishings. A roof leak does notnecessarily mean the roof has to be replaced. We recommend an annual inspection and tune-up to minimizethe risk of leakage and to maximize roof life.

It is impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidence ofprior leaks may be disguised by interior finishes. Leakage can develop at any time and may depend on rainintensity, wind direction, ice buildup, and other factors.

Access to this roof was from: Walking on roof


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Roof Covering ObservationsDescription: This building has a "tar and gravel" type roof at the lower levels. A 'tar and gravel' or 'hot tarand gravel' roof consists of a gravel ballasted built-up membrane usually at least three consecutive layers ofoverlapping asphalt roofing felt, rolled out and overlapped on a bed of roofing mastic or 'tar', with each layeroriented perpendicular to the one preceding it. Once the membrane is finished, a layer of clean gravel isadded over the surface to protect it from ultraviolet radiation and to prevent lifting, curling or blow off. Theservice life of a tar and gravel roof can vary greatly, anywhere from 7 years to as much as 30, depending onthe quality of materials used, the number of layers in the lamina and the care with which it is installed.Without knowing when this roof was installed, or taking core samples of the lamina to determine the degreeof hardening/deterioration, it is impossible to predict with any certainty what the expected remaining servicelife of such a roof will be. Tar and gravel covers are normally applied on flat roofs or those with a pitch ofless than 2:12.

This structure has roofing materials at the upper level that is modified bituthene or referred to as a single-plytorch-down membrane. A single ply torch-down membrane consists of a single layer of modified-bitumenthat has been plasticized to make it more durable to weather. The term 'torch-down' derives from the fact thatthe membrane is generally fully adhered to the roof by heating it with a blowtorch as it is rolled out andbedded in a film of a compatible adhesive. Torch down roofs have an expected service life of between 15 and30 years, depending on the grade of material, quality of protective coatings and level of maintenance the roofreceives. This material is not recommended for roofs with a slope greater than 2:12.

Observations:• Some indications of roof surface failure, such as erosion of the protective granular coating, raised ridgesand cracked, brittle or missing shingles were evident at the time of inspection. These are indications that thisroof is worn.

• There are previous repairs visible on this roof. It is unknown if these repairs were completed as apreventative measure or if this roof had leaked. We recommend asking the owner about the history of thisroof, the name of the contractor who performed the repairs and if this building suffered any water relateddamage. Note: Only specialized water testing of this roof or a portion of this roof can fully determine thecapabilities of this roof to shed water. Water testing a roof is beyond the scope of a standard inspection.Water testing is essentially applying water to a roof or specific suspected roof system (skylights or flashingfor example) normally with a standard water hose, using normal pressure attempting to replicate heavy,possibly wind driven rain. This additional testing should be done only by a qualified roofing contractor withwritten permission from the owner.

• There are significant amounts of leaves and debris on this roof. This debris will hasten the breakdown ofthe roof s surface and cause premature failure. We recommend the roof be cleared as a matter of routinemaintenance. Note: It is possible that this roof has damage that is being concealed by the debris.

• There are some areas on this roof where the rock balast (small rocks covering roof) have blown off or haveworn away improperly exposing the felt/tar membrane. An exposed roof membrane will prematurely wear,crack and eventually leak. The balast protects the roof from harmful ultra violet sunlight. We recommendhaving a qualified roofer perform further evaluation of this roof.

• There is a blisters on this roof at the lower rear of the building. Blisters in tar and gravel or built-up-roofs(BUR) are pockets of trapped water vapor between the layers of roofing. Blisters are caused by moisture orinadequate coverage of asphalt at the time of installation. Blisters often increase in both size and number overtime. Small blisters are common occurrence on BUR roofs. Large blistering is significant defect that mayrequire replacement as these large blisters can crack and cause leaks. We recommend avoiding stepping onthese blisters and further evaluation by a qualified roofing contractor.

• There is some moisture/ fungus damaged (dry rot) trim visible from the roof. We recommend repairs andfurther evaluation by a qualified contractor and/ or pest firm. Note: Often this area will not be in the scope ofa standard pest inspection as they normally will not inspect from the roof unless specifically arranged.


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• The roof on the various sections of this building are at the end of their service life. There are indications atmany places in the building and eaves. This roof need replacement. We recommend further evaluations by aqualified roofer and obtaining bids for replacement.

nonfunctional blower/ debris on roof gym roof

Upper most roof, improper and failing repairs (overgym)

debris on roof


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FlashingsMaterials: Metal

AsphaltCondition: Generally worn - see below

Observations:• About Roof Flashings: Flashing is a generic term for materials, usually sheet metal, for waterproofingspecific areas of a roof where the roofing materials would be inappropriate and would not provide anadequate watertight seal. Flashings usually last longer than the roofing materials but do require some regularmaintenance The roof system flashings are (normally) not fully accessible due to roofing or sidingcomponents.

• The counter flashing(s) needed are missing at the wall to roof connection at several places. Without counterflashings at this joint to prevent wind-driven water from draining behind the up-flashings, damage to ceilingsand drywall beneath this area can be expected. We recommend further evaluations and repairs by a qualifiedroofing contractor.

• There is at least two missing or damaged flue caps on this roof. These caps prevent water from entering theflues and appliances within the building. We recommend having all missing or damaged caps replaced.

• The flashings are badly deteriorated from rust/corrosion and will need to be repaired or replaced by aqualified/professional roofer.

No counter flashing, poor repairs Holes in roof


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gaps, cracked asphalt repairs, failing Poor attempt repair leaks at windows


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Roof Drainage SystemDescription and Condition Metal

The gutters are badly deteriorated and/or mechanically damaged and in need of replacement. Consultationwith several gutter installers to discuss various options and determine replacement cost is recommended.

Observations:• A representative number of accessible downspouts and gutters were inspected and one or more hadsignificant amounts of dirt, moss or debris in them. Clogged gutters and downspouts will eventuallyoverflow. This can sometimes result in the gutters being pulled off of the building or in significant moisturedamage to fascias, soffits, frieze, walls or framing. Having the gutters and downspouts cleaned now isrecommended. Thereafter, they should be serviced at least twice a year.

• This building does not have gutters at several places. A properly installed gutter and downspout system is akey component to control water around commercial structures. We recommend that a qualified contractorinstall gutters and downspouts where they are missing.

• At least two downspout(s) at the left upper side and rear upper side of building that are disconnectedallowing water from the roof to run uncontrolled on the ground adjacent to the structure. Over time watersaturation of structural components will compromise or damage the building. We recommend having aqualified contractor replace all damaged or missing downspouts.

• Some downspouts (leaders) at the front upper level of building are missing sections or non-functional. Overtime water saturation of structural components will compromise or damage the building. We recommendhaving a qualified contractor replace all damaged or missing downspouts.

• The downspouts generally spill out directly onto the soil near the base of the foundation. This isundesirable, as the water tends to saturate the ground beneath the foundation possibly. The foundation canmore easily suffer from significant settling and related problems due the wet/muddy condition. Werecommend extending the downspouts (with pipes, splashblocks, etc.) to an area at least two to three feetaway from the base of the foundation. The water should then follow a slight grade away from the building.

• This building does not have gutters at several places. A properly installed gutter and downspout system is akey component to control water around commercial structures. We recommend that a qualified contractorinstall gutters and downspouts where they are missing.

• The gutters at the front and rear of the building are generally worn and at or near the end of their servicelife. Other sections of gutters are generally worn, not properly fastened or missing. Consultation withseveral gutter installers to discuss various options and determine replacement cost is recommended. Note:The most cost effective time to replace gutters is when replacing this roof.


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missing downspouts downspouts disconnected at seveal places


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Framing

Floor FramingSubfloor Sheathing Type: Concrete slabObservations:• Portions of the building appears to have been built on a wood platform (near stage) and possibly nearelevation changes in hallways that are in direct contact with concrete slab floor. These area may be moresusceptible to damage than other portions of the building. There is generally no access to this framing. Werecommend monitoring this area for any indications of moisture or insect related damage as a part of thisbuildings routine maintenance program. For more information we recommend further inspection by alicensed class three structural pest control firm.

Attic FramingMaterials: Wood framing ("stick framed")

Wood Truss

Roof sheathing: Solid wood sheathing

Observations:• The roof eves sags at several places but is most noticeable the rear lower section of this building. The exactcauses are unknown but factors including but not limited to foundation movement, outdated framing andmoisture damage eve components likely contribute. We recommend further evaluations and repairs by aqualified contractor. Note: The most cost effective time to do this work is when re- roofing this building.

• There appears to have been sub-standard modifications made to the framing roof framing at the south eastclassroom areas. Others have made changes to the roof/ attic support system that are not in keeping withnormally accepted construction standards (i.e.: Uniform Building Code). Specifically others have added alarge 4 by 14 wood girder without adequate bracing. The posts that support this girder do not appear to restupon reinforced piers but rather resting on the original slab floor. This section of roof/ ceiling could failunder some extreme conditions. We recommend having this area reviewed by a qualified structural engineer.

outdated framing attic framing


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gym trusses / framing 4 x girder added - not properly braced

gym trusses - appear intact

Wall framingMaterials: Wood Stud


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Insulation and Ventilation

LimitationsObservations:• Buildings of this era were typically not insulated during initial construction, but have often been eitherpartially or fully insulated during their lifetime. The inspection of this building was limited to onlyunfinished, accessible areas that are exposed to view. No invasive inspection methods were used, thereforethe presence of retroactively installed vapor retarders or the type and density of insulation installed behindfinished surfaces cannot be verified. Even if we have been able to determine the type of materials used, nodeclarations are made as to the installed density or adequacy of concealed materials.If indications of insulation installed in concealed areas has been noted, and the client(s) desire more detailedinformation about the adequacy of such an installation, we suggest consulting an insulation contractor orcertified energy auditor. Many have thermal imaging equipment that can aid in determining the overalleffectiveness of installed insulation systems and identify areas needing improvement.

• One or more exterior walls and floors of this building are devoid of any type of insulation. Since cold spotsand drafts through uninsulated walls can markedly affect comfort levels, it is suggested the client(s) considereventually having these walls insulated. A professional insulating contractor can provide information on thebest way to go about accomplishing this. Note: If you are considering remodeling, electrical, plumbing,HVAC or other improvements/ repairs soon we recommend waiting until work is completed beforeinsulating.

• Our inspection was limited to viewing the attic space from the access scuttle and the utility area adjacent tothe furnace and or where planking "cat walks' have been installed. We refrain from entering the attic (s)because the ceiling below could easily be damaged as ceiling joist were concealed with insulation, minimalheadroom or a risk of injury to the inspector.

Attic InsulationEst. R. Value No Insulation

Vapor Barrier: None- typical for this location/ environment

Observations:• There are several powered exhaust fans in the attic. These units are normally automatic andthermostatically controlled (as the attic reaches a specified temperature the unit turns on). There might be aremote switch for this unit. This inspector did not hear or see the unit running. The unit appeared to be fullyfunctional and operating normally. The intent of this type of fan is to reduce the attic (and interior)temperature during hot days. We recommend asking the owner about the history, use and proper operation ofthis fan.

• Our inspection was limited to viewing the attic space from the access scuttle. We refrain from entering theattic (s) because the ceiling below could easily be damaged as ceiling joist were concealed with insulation,minimal headroom or a risk of injury to the inspector.


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no insulation


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Foundation

Limitations Limitations: Only a representative sample of the visible structural components was inspected. It is beyondthe scope of a standard inspection to inspect all structural components. Inspection of structural components(posts/girders, foundation walls, sub flooring, and/or framing) is not possible in areas/rooms where there arefinished walls, ceilings and floors. No destructive testing was performed at this building. Removingcarpeting, wall board, wall paper, cutting caulking, an opening or causing damage to commercial structures isconsidered destructive testing and is beyond our scope of inspection. A special contract must be signed by theowner, agent buyer and the appropriate fees will be charged.

FoundationType and Access:• The foundation was accessed from: Walking the perimeter of the property

Observations:• Signs of foundation settlement were noted at the gymnasium. The floor at the stage is sloped easterly (noadequate view of foundation) The gymnasium section of foundation appears generally serviceable but worncondition. This general area appears to be less damaged than other areas. We recommend retaining theservices of a structural engineering firm to investigate the possibility of using this portion of the building.Note: The kitchen area to the south of this area shows significant settlement and the foundation is likely in afailure mode now.

• Note: No destructive testing was performed at this building. Removing carpeting, wall board, wall paper,cutting caulking, an opening or causing damage to commercial structures is considered destructive testing andis beyond our scope of inspection. A special contract must be signed by the owner, agent buyer and theappropriate fees will be charged.

• The client should understand that this is the assessment of commercial structures inspector - not aprofessional engineer - and that, despite this assessment, there is no way we can provide any guaranty thatthis foundation will never develop additional cracks or settle further. We suggest that if the client is at alluncomfortable with this condition or our assessment of it a professional engineer be consulted toindependently evaluate the condition, prior to making a final purchase decision.

• Cracking and signs foundation settlement were noted at most places in and around this building. Thefoundation is in a failure mode at several places. The foundation is in generally worn condition and is at ornearing the end of its service life now. Observations include but are not limited to: sloped floors, out ofplumb walls, doors out of square, large cracks in the concrete foundation, plaster walls and cracked masonrywalls. It is likely that many sections will at the least need reinforcement, augmentation or removal andreplacement. We strongly recommend further evaluations by qualified structural engineer specializing infoundations.

• There is at least one section of this building (southwest quarter, "boiler room") that has walls that appear tobe unreinforced masonry or concrete. The walls and foundation are in a failure mode now. There are largecracks, displacement and loose masonry visible. This area could experience sudden failure of walls at anytime. We recommend that this area and areas immediately adjacent to be properly secured to prevent anyunauthorized entry. We recommend a qualified contractor with structural engineer oversight remove thisportion of the building.


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cracked foundation, south side cracks visible at exterior, footing shallow

large cracks in "boiler room" foundation out of level 2 inches in four ft.

Seismic restraintsObservations:• No anchor bolts were observed although this building is likely to have sill to foundation connections.Exterior and interior walls conceal the evidence of these fasteners. Modern construction techniques requireadequate sill bolting systems. About anchor bolts: The use of sill-to-foundation anchors is a relatively recentphenomenon. Installing an approved system of seismic restraints can significantly reduce earthquake relateddamage. Typically modern bolt systems are 5/8ths of an inch diameter with 2 by 2 inch steel washersinstalled at least every six feet on center and within 12 inches of any cuts in the sill plate.


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Electrical

Limitations of Electrical InspectionLimitations/ General Comments: Performing an in-depth analysis of this buildings entire electricalsystem, breakers, panels is well beyond the scope of a standard inspection. Labeling of electric circuitlocations in panels are not checked for accuracy. This inspection firm attempts to open all accessibleelectrical panels - we are only looking for obvious indications of faulty wiring, heat or arcing. Electricalcomponents concealed behind finished surfaces are not visible to be inspected. Only a representativesampling of outlets, switches and light fixtures were tested. Due to the specialized nature of security alarmsystems, phone systems, cable services we recommend you review these systems with the seller orspecialized vendors.

This building has a mixture of old and newer wiring. There are many aspects of this building's wiring that areincomplete, improper and in some cases, unsafe. Please read the entire electrical section carefully. It isbeyond a basic inspection to identify and each and every deficiency beyond a general overview of problemtypes found. A complete survey of a structure's wiring system is considered technically exhaustive and wellbeyond the scope of a standard home inspection. We recommend our client retain the services of a qualifiedelectrician to provide further review and make repairs.

Service DropDescription: Overhead stranded triplex cable

Observations:• The service drop at the rear exterior of the structure is poorly anchored to the structure itself and in dangerof being pulled loose. If it pulls loose the strain on the drop could loosen or detach the neutral cable, causingthe voltage to be unstable. Essentially all circuits in the building could become 240volt circuits, burning outsome appliances or convenience items and posing a substantial hazard. We recommend having the dropattachment immediately repaired and evaluated by a qualified electrician (likely in conjunction with the localutility provider).

• The overhead service conductors from the utility pole to the building are too low above the rear walkway.Service conductors pose a significant electrocution hazard. The electrical code (NEC 230-24b) prohibitsheights of less than 10ft. above walkways not accessible to vehicles or at the connection to the building, 12ft.above driveways and 18ft. above roadways. The code allows a municipality to cede jurisdiction of this issueto the utility provider, so local rules may be more or less restrictive. Since this is a life/safety issue, werecommend contacting the utility provider to have these conductors raised to proper height as necessary.


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not secure

Service GroundingMaterials: Grounded to water supply lineObservations:• The building's plumbing functions as the grounding electrode, but the clamp is missing, loose and ordisconnected and not providing a proper ground (right rear near main panel). This is a potential fire andsafety hazard now. We recommend further evaluations and corrections by a qualified electrician.

Electrical Service RatingElectrical Service Rating: Unknown

Main Service Panel(s)Manufacturer: Unknown - not visible Location of Main Panel:

Rear

Observations:• This building is equipped with a fuse box that uses cartridge and/or Edison-type fuses. This type of fusebox hasn’t been commonly used in new construction since the 1960’s and today is generally considered to beundersized and obsolete. If the panel is not upgraded, we recommend that the fuse box and electrical systemat least be thoroughly inspected by a qualified electrician to ensure there are no latent defects needingcorrection.

• There was limited or no access to the main electrical service panel. Significant defects could exist in thispanel. No obvious defects were visible looking at the outside (or visible areas) of this panel. We recommendgaining complete access to this panel and further evaluation by a qualified inspection firm or electrician.


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painted shut


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Sub Panel(s)Location: Stage, At several places, Manufacturer:, Challenger , Eaton, Square D, UnknownObservations:• There was limited or no access to the sub electrical panel in the "boiler room". Significant defects couldexist in this panel. No obvious defects were visible looking at the outside (or visible areas) of this panel. Werecommend gaining complete access to this panel and further evaluation by a qualified inspection firm orelectrician.

• This building is equipped with a fuse box that uses cartridge and/or Edison-type fuses. This type of fusebox hasn’t been commonly used in new construction since the 1960’s and today is generally considered to beundersized and obsolete. If the panel is not upgraded, we recommend that the fuse box and electrical systemat least be thoroughly inspected by a qualified electrician to ensure there are no latent defects needingcorrection.

• There are breakers at several electrical sub panels on this property that are not clearly marked for theirrespective circuits. These need to be properly labeled so that anyone needing to turn off a particular circuit inan emergency can do so quickly. We recommend having the panel labeled as soon as possible.

• There is a hole through the inner protective panel in the sub electrical panel near dining area (challengerpanel) where a breaker would typically be. This hole can allow persons to touch energized components withinthe service panel. This is a significant electrocution hazard. We recommend immediate repair by a qualifiedelectrician.

• There is at least one abandoned wire in the sub panel near the dining area (challenger panel) that is notproperly capped. All wire terminations should be properly capped to prevent it from becoming accidentallyenergized - potential fire/ electrocution hazard. We recommend having a qualified electrician perform furtherevaluations and cap all unused wiring.

• There is a least one double-lugged breaker inside the electrical sub panel located near the "study hall".Double lugging is where more than one branch circuit is connected to a single circuit breaker. The breakers inthis panel are not designed to accommodate more than one circuit. There is presently only one brand ofbreaker that is. We recommend further evaluations and correction by a qualified electrician.

• There are aluminum conductors in an electrical sub panel near the stage (breaker was in Off position) thatare loose where they are connected to their breaker terminals. Aluminum conductors have a tendency tooxidize and loosen over time. This is a potential fire hazard now. We recommend further investigation andcorrection of these loose conductors as appropriate by a qualified electrician.


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outdated fuse box sub panel # 1

double taps sub panel # 2

uncapped wires

Overcurrent ProtectionMaterials: Breaker, Barrel type fuses, Edison type fuses (outdated)


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breakers off


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Distribution WiringType of wiring used:

Nonmetallic sheathed cable (Romex)

Older Fabric Covered ("oil cloth")

armored (BX) cable

nonmetallic conduit

Knob and tube

electric metal tubing (EMT)Observations:• Some improper electrical splices were observed in a storage room at south east section of this building. Allelectrical connections are required to be within a proper junction box. Splices not made in a junction box area potential fire hazard. We recommend having a qualified electrician review the wiring and make theappropriate repairs.

• An extension cord (zip cord) is being used to power devices in the kitchen area (range). This is improper asextention cords are not intended/designed for permanent wiring. This is a potential hazard. We recommendthese cords be removed and/or additional wiring added by an electrician.

• We found lamp cord wiring in the kitchen area. This type of wiring should not be use for permanent wiring.This is technically improper and not intended/designed for permanent wiring as it is prone to overheating andphysical damage. This is a potential fire and safety hazard, we recommend these cords be removed and/oradditional wiring added by an electrician.

• There is abandoned wiring at several places including but not limited the left exterior side (southeast) and"gameroom" closet, storeroom near stage, boiler room. Abandoned wiring is a potential hazard and makesfuture repairs and diagnosis more difficult. We recommend all unused/ abandoned wiring be properlyremoved by a qualified electrician.

• There are some improperly exposed electrical cables at several places on the this property including but notlimited to the exterior (several places) and interior (inside closets, boiler room, etc.). Wiring in living spaces,and accessible areas should be protected. Exposed cables may be subject to damage. Enclosing the wires inwall cavities with gypsum board, plywood, and paneling or by encasing the wires in conduit is usuallysufficient. These cables should be properly protected. We recommend further evaluations and repairs by aqualified electrician.

• We found uncovered electrical junction boxes in the building at the roof and eave areas. These boxes mustbe covered in order to contain any electrical fire within the box and to keep debris, insects and vermin out.We recommend further evaluations and repairs by a qualified electrician.

• This building has a mixture of old and newer wiring. There are many aspects of this building's wiring thatare incomplete, improper and in some cases, unsafe. Please read the entire electrical section carefully. It isbeyond a basic home inspection to identify and each and every deficiency beyond a general overview ofproblem types found. A complete survey of the electrical system is considered technically exhaustive andwell beyond the scope of a standard inspection. We recommend our client retain the services of a qualifiedelectrician to provide further review and make repairs.

• There is some electrical conduit at many places around and inside the building that are loose and/ ordisconnected. Improperly connected conduit improperly exposes wires that can be damaged or allow water,insect or debris to enter the conduit. This condition this can pose a safety and/ or significant fire hazard. Werecommend all conduits be checked by a qualified electrician and the appropriate repairs made.


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• Portions of this building are still wired with "knob-and-tube" wiring. This type of wiring has no groundconductor and is installed with separated hot and neutral conductors secured to porcelain knobs, or threadedthrough porcelain tubes, to insulate them from framing members. K & T wiring is considered obsolete andthe cloth and rubber insulation is frequently deteriorated and fragile. Evidence of this wiring was found in theattic and near stage area - likely exists at other inaccessible areas. This wiring is a fire and safety hazard. Westrongly recommend all knob and tube wiring be removed and replaced with modern wiring by a qualifiedelectrician.

improper splices exposed wires

improper splices knob and tube wiring


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several aspects non standard\ incomplete extension cord for oven

exposed cable at many places loose\ damaged conduit

conduit damaged on roof conduit damaged, exposed wiring


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Lighting, Fixtures, Switches, OutletsObservations:• This building has an alarm/ security system. Testing this system is beyond the scope of this inspection. Werecommend meeting with the sellers to learn the proper operation of this system prior to the close of escrow.

• We found that several outlets in this building are missing covers. It is possible for persons to come incontact with energized components - a significant safety hazard. To achieve the intended level of safety werecommend all missing covers be immediately installed.

• There are several outlets on this property that are poorly secured or supported in this building. All outletsmust be securely attached to adjacent framing or wall surfaces. A loose outlet is a potential hazard. Werecommend having all loose outlets evaluated and properly secured by a qualified electrician.

• This building has ceiling fans added. Sometimes as a courtesy this firm will turn on the fans but fullyevaluating these units is beyond the scope of this inspection due to the frequent improper installation of theseunits and myriad of types of automatic controls. Our standard recommendation is to have a qualifiedelectrician disassemble these units to assure proper wiring and mounting.

About ceiling fans: Ceiling fans are heavy and require special hanging hardware in the ceiling. This hardwareis concealed and generally not visible. Unqualified persons often install these units. It is prudent to have aqualified contractor verify that ceiling fan(s) are securely mounted. This is particularly important when thefan is located over a bed. Indications of improper mounting include any wobble, unevenness or gaps visible.This inspector did not identify any ceiling fan problems at the time of inspection.

• Several lights in this building did not go on. It would be prudent to consider changing and checking alllights for operation. It is beyond the scope of this inspection to install bulbs. We recommend consideringreplacing incandescent bulbs with cooler fluorescent type bulbs.

• There is at least one damaged light fixture or light fixture cover at many places in this building. Exposedlight bulbs or florescent lights can be a potential safety/ fire hazard. We recommend further evaluation andrepairs by a qualified electrician.

• There is at least one light bulb that is broken in its fixture at the hallway adjacent to the bathrooms apotential Exposed / energized components may be exposed where unauthorized persons could reach them- ashock/ electrocution hazard. We recommend having a qualified person removed the damaged bulb base andreplace the light bulb. Note: It is critical to make sure the power is off when performing this task.

• We found that several light switches in this building are missing covers or have damaged covers. It ispossible for persons to come in contact with energized components - a significant safety hazard. Werecommend all missing covers be immediately installed by a qualified electrician.

• There is at least one faulty light switch near the stage area. A damaged switch can cause arcing or anelectrical short- a potential fire hazard. We recommend checking all switches for proper operation andreplacing any that are damaged or faulty.

• There is no power to many outlets inside this building. The cause of this is unknown, but due at least in partdue to abandoned wiring and damaged wiring noted elsewhere in this report. We recommend furtherevaluations and repairs by a qualified electrician.

• There is at least one scorched outlet in the study hall closet. This could be an indication of faulty wiring oroutlet. This condition is a potential fire/ safety hazard and should be immediately evaluated and replaced by aqualified electrician.

• One or more exterior light fixtures at the south side of the building are loose or poorly secured. This light


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fixture(s) is a significant hazard to anyone below it. We recommend further evaluations and repairs by aqualified electrician.

missing\damaged covers scorched outlet

no power abandoned wiring


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loose outlets\boxes missing covers

damaged switch 2 hole outlets

light fixture not secure


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Plumbing

Limitations of Plumbing InspectionGeneral Plumbing Comments: The sections of the plumbing system concealed by finishes, storage,structure, or the ground surface are not inspected.

Public municipal water supply

Municipal waste system

Main Water Shut OffLocation: Rear

Observations:• The primary shutoff valve for the supply plumbing is missing its handle or is broken. A nonfunctionalsupply valve could cause damage in the event of an emergency. We recommend further evaluation and repairby a qualified handyperson or plumber.

main shutoff

Service Piping Into The HouseMaterials: CopperThe size of the main service pipe to this building is: 1 1/2 inches


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Distribution pipingMaterials: CopperGalvanizedObservations:• Some of the supply plumbing in this building has been replaced. There is a combination of pipe materialsused in this building. Because some of the piping is older it is likely that it to will eventually requirereplacement. We recommend having a qualified plumber provide a more complete evaluation of theplumbing system.

• There is some corrosion visible at the "boiler room" where dissimilar metals are in contact with each other.Eventually this corrosion will cause a leak. We recommend monitoring this connection or replacing theunion/connection with a special type that is referred to as a di-electric union or brass union.

About galvanic corrosion: Contact of dissimilar metals creates a slight electrical charge causing a chemicalresponse known as 'galvanic reaction'. This action is not unlike a battery. Unfortunately this condition thataccelerates deterioration of the components involved and results in leaks.

• This building has galvanized water pipes. Although durable, they are prone to rusting and mineral build-upinside the pipe that reduces the water flow. The quality of water, the hardness, pipe quality and size are allfactors that affect the useful service-life of the pipe. It is reasonable to anticipate the eventual replacement ofthese pipes. Several minor deterioration issues with the plumbing of this building were noted. Based on localwater quality, type of plumbing and age of this building, it is unlikely that a major plumbing refit is necessaryat this time.

• There are straight sections and or fittings of galvanized pipe that have mineral deposits and/or rust stainingthat are clear evidence of possibly occluded or heavily-rusted pipes that may need replacement now or in thenear term. Most steel pipe has an expected service life of about 50 to 70 years before it becomes so occludedby rust that replacement is necessary. This plumbing may be at that point. We recommend furtherinvestigation and corrections or replacement as necessary.

generally worn


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Exterior Hose Bibs/SpigotsDescription: Only a representative number of exterior hose bib (faucets) were tested. It beyond the scope ofa standard inspection to test all hose bibs.

Observations:• At least one exterior hose bib (faucet) is missing an anti-siphon valve fitting. A regular hose end fitting willnot fit this hose bib. The intent of this device is to prevent contaminated water from garden hose (chemicalsprays) from siphoning into the building's domestic water system. We recommend installing all missing anti-siphon fittings.

Water Flow and PressureObservations:• The water to this building is turned off at the meter, thus preventing us from properly testing all supply andwaste components. Therefore, any tests or observations that normally require water pressure, such as checksfor pressure, volume and flow; leaking fixtures; leaking waste lines; shower function, dishwashers; etc., werenot done and we make no representation about their condition or performance. For more information aboutthe plumbing in this building the water would need to be turned on by others and further evaluations by aqualified plumbing contractor or inspection firm.

Waste/ Vent Observations:Materials: ABS Plastic , Cast Iron, Galvanized, Location of the main sewer clean-out is: At the rear

Observations:• This building has a mixture of older cast iron, galvanized and newer plastic and copper supply plumbing. Itis particularly important to carefully review this section of the report to better identify areas where repairs andor further evaluation should occur. Most clients prefer to address replacement of plumbing components on anas needed basis while others will sometime replace entire systems as a preventative measure. Understandingthe overall condition of the plumbing system, budget allowances and obtaining cost estimates will best helpour client determine the best way to approach repairs.

• There are large trees on this lot and the building has an older waste line system. There were no obviousblockages at the time of this inspection. We recommend asking the owner if there has been any history ofwaste line stoppage or slow draining pipes. Our standard recommendation is to consider having the wastelines checked with a video camera for breakage, roots or deterioration. Note: There are several plumbingcompanies who specialize in waste line video inspections.

sewer cleanout


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Water Heater ObservationsDescription: Type: Conventional storage tank

Energy Source: Natural Gas

General Condition: Location of water heater: south west Storage room "boiler room"

Observations:• This water heater is not bonded. Modern construction now requires that the hot and cold water pipes bebonded or grounded to the gas line to prevent electrical arcing near gas appliances. This is easilyaccomplished by using the proper bronze clamps and bare # 4 or larger bare ground wire. This safetyprecaution is inexpensive and generally well within the ability of commercial structures-owner or handyperson.

• Several aspects of the water heater and/ or its installation are improper. Please read the entire plumbingsection for more information. The gas for the water heater was disconnected at the time of this inspection.This is likely an indication of a serious issue found by others (possibly local utility provider or a plumber). Itis likely this water heater will need replacement/ relocation. We recommend further evaluations and repairsby a qualified plumbing contractor.

• The water heater is missing seismic restraints. We recommend installing approved restraints on this waterheater. Note: The California State Architect is the determiner for minimum standards for Department of RealEstate (DRE) requirements. About seismic restraints: The best braces are rigid and support the water heaterboth top and bottom; plumber's tape, aluminum straps, inlet/outlet supports and other non-approved restraintsare no longer considered adequate restraint according to the guidelines of the California Seismic SafetyCommission and the California State Architect Guidelines.

several aspects bad\incomplete


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Water Heater Vent PipingMaterials: Metal "B type" double wallOutdated masonry flueObservations:• The gas water heater use an older masonry chimney to exhaust gases. There is evidence of spillage wheregases have caused damage to metal flue surfaces. Masonry chimneys are no longer approved to vent gasesfrom gas-fired appliances. Carbon monoxide spillage from this type of flue is common. Although this mayhave been acceptable at the time this device was installed there is evidence that it is a potential hazard. Werecommend having a qualified HVAC contractor install an approved flue system for this furnace.

• The water heater flue is disconnected in the "boiler room". This condition is allowing hot and deadly gasesto enter the structure - an immediate fire and health hazard. Deadly carbon monoxide gases can enter thebuilding. We recommend having a qualified plumber immediately perform further evaluation and repairs.

flue into masonry chimney

FaucetsObservations:• The faucet in the janitor closet is damaged. We recommend further evaluation and possible replacement.

Sinks


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faucet poor

Gas LinesDescription: Black iron pipe used for gas branch or distribution service

Galvanized

Shut Off: The main gas meter is located at the right side of the building. The main gas valve to the buildingis located to the left of the meter. We suggest having the proper (dedicated) wrench "zip tied" to the gas meterfor easy access in the event of an emergency. These wrenches are now available at commercial structuressupply store.

Observations:• The gas line(s) near the water heater is loose and not properly secured. No gas leaks were detected at thetime of this inspection. Over time improperly secured gas lines can leak creating a significant fire hazard. Werecommend having the gas lines checked and properly secured by a qualified plumber.

• There is abandoned gas line plumbing at several places including the interior, storage room, boiler room.We recommend to consider removing the gas line. For more information we recommend further evaluationand repairs by a qualified plumbing contractor.

abandoned gas lines gas meter


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Heating and Air Conditioning

Limitations of Heating and Air Conditioning Inspection Caution: Do not store combustible materials near this furnace or other gas fired appliances. Be particularlycareful when storing flammable liquids such as paint thinner, solvents, gasoline, oil, etc.

The heat exchanger was largely inaccessible for this inspection. A crack in the heat exchanger can be aserious health hazard as it can allow carbon monoxide to enter the living space of the building. No obviousflaws were detected at the time of this inspection. It is beyond the scope of this inspection to perform aspecialized evaluation of this heat exchanger. For a more specialized inspection we recommend having thisfurnace combustion area accessed and inspected by a qualified HVAC contractor. Caution: Do not storecombustible materials near this furnace or other gas fired appliances. Be particularly careful when storingflammable liquids such as paint thinner, solvents, gasoline, oil, etc.

Heating SystemDescription: Forced air

Manufacturer: Bryant


Capacity: Approx 66,000 BTU capacity


Roof mounted package unit (AC and Heat)

General Condition of Heating System: Date on Furnace: Approx. 2002

Location of heating systems: Roof mounted package units (AC and Heat)

Observations:• The roof mounted "package units" furnace/ AC are older and generally worn. The age of these units isabout 20 years old (id plate not legible). This unit may be nearing the end of its expected service life, Thistype of furnace has an expected service life estimated between 20 and 30 years. The amount of use, quality ofcomponents and maintenance received will greatly determine the actual service life of this furnace. For moreinformation recommend that these units be further evaluated and at least serviced by a qualified HVACcontractor.

• When the easterly roof mounted furnace (serves "study hall") was operated Roof mounted package unit(AC and Heat) , the air handler blower had excess noise/vibration. This generally indicates an accumulationof dirt and debris in the blower housing that throws the blower-drum out of balance. We recommend furtherevaluations and repairs by a qualified HVAC firm.

• The inside of the furnace cabinets are dirty and does not to appear to have been serviced recently. Althoughthis furnace may function normally it would benefit from further evaluation and servicing by a qualifiedheating, ventilation and A/C contractor.


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Ceiling mounted gas heaters llocated at several placesin building - not tested gas off at these units

Package unit, two

roof mounted package units - generally worn


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Heating ObservationMaterials: Manufacturer: Bryant


Capacity: Approx 100,000 BTU capacity


Heater Type: Ceiling Mounted Forced air gas furnaces

Observations:• The furnace was not tested because the gas for this device was turned off. Others may have done thisbecause of a problem or simply had no need to heat the building. It is beyond our scope of inspection to lightpilot lights or turn on the main gas valve (It is illegal for non-utility providers to turn on utilities withoutwritten authorization and is a misdemeanor to do so without). We recommend asking the owner about thehistory and function of this furnace. Most local utility providers will light the pilot flame and perform a basicsafety check for no additional cost.

• The gas ceiling mounted furnaces appear worn. These unit may be nearing the end their expected servicelife, This type of furnace has an expected service life estimated between 20 and 30 years. The amount of use,quality of components and maintenance received will greatly determine the actual service life of this furnace.Some furnaces will last over 40 years or more while others will fail in less than 15 years. For moreinformation recommend that this unit be further evaluated and serviced by a qualified HVAC contractor.

• The identification plate for the furnace or heater was not visible or is damage and not legible. Noinformation regarding age, capacity or manufacturer was able to be fully determined. For more informationwe recommend asking the seller for more information and or further evaluations by a qualified HVACcontractor.

Heating & Cooling DistributionDescription: Metal ductsCondition: Generally worn

Filter(s)Description: Condition: Unknown - no access

FlueFlue Type: Metal B type double wall


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Cooling SystemDescription: Bryant brand

Date of AC: Approx.2002

At the East side

General Condition of Cooling System:• The A/C system appears moderately worn and is the second half of its service life. These systems typicallyhave an expected service life of about 20-25 years. It is particularly important that older units receive regularservicing to assure maximum efficiency.

Observations:• The installation of the AC sub panel(s) appears to have been completed by qualified personnel. Acomprehensive analysis of the electrical system is a specialized and lengthy process that exceeds the scope ofa standard general building inspection. If further examination of the system is desired, the reader is referred tothe services of a certified electrician or electrical engineer.


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Interior

Walls and CeilingsDescription: Type of interior walls: DrywallObservations:• There are holes in the interior walls at many places that need to be repaired. We recommend furtherevaluations and repairs by a qualified contractor.

Floor SurfacesMaterials: Carpeting, Concrete, Engineered hardwood, The floors in this building are in generally poorcondition.Observations:• There are minor floor blemishes throughout the building that are of no real significance to this inspection.We only report on individual conditions that are significant and that indicate underlying defects of a moreserious nature, such as settling, structural inadequacies, water intrusion, rot or insect damage.

• The floors of this building are uneven at several places. The floors are as much as 2.5 inches out of level ina 4ft run. This is likely the result of foundation settlement / failure. It appears that some floors in this buildinghave been "leveled" by adding a layer of concrete to the finish floors (southeast quarter). If furtherinformation is desired and if a complete survey of all floors is needed, a flooring/ specialty contractor shouldbe retained.

• The floors in this building are generally worn and in poor condition at many places including hallways,stage, kitchen, offices etc. There are stains, missing sections of finish flooring, cracks, wear, stains and looseflooring. The gymnasium floor has been covered with vynil tiles of some sort that may be covering damagedflooring. We recommend further evaluations and repairs by a qualified contractor.

Interior DoorsMaterials: Wood panel, Solid wood, Condition: Appear generally worn

Observations:• There are door frames in this building that are out of square or not level and plumb. Out of square doorframes can be the result of a settling foundation or supporting pier systems. Your inspector has providedmore information about settling and foundation condition in the Structural section elsewhere in this report.

• Several doors rub on the jamb. An improperly functioning door can be a hazard in the event of anemergency. This door would benefit from being properly adjusted and or repaired. by a qualifiedhandyperson or carpenter.

• There are many damaged interior door(s) in this building. We recommend checking all doors and repair orreplacement of all damaged doors by a qualified carpenter.


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Stairways and RailingsObservations:• The interior stairs/landing at the hallway do not have a railing or handrail and at the stage. Any stairs with 4or more steps or decks and landings that are higher than 30 inches above grade should have handrails andperimeter railings. This is a potential hazard to persons using these stairs. We recommend installing a proper/approved handrail system. Note: The handrail should be installed at a height of no less than 34 inches and nohigher than 38 inches and should be easily gripped - a 2 by four flat or on edge is not conforming. Thehandrail should be continuous with no gaps and should return to the wall so clothing will not catch and causea fall.

• At least one stair tread is damaged/ missing at the left side of stage. This is a significant trip/ fall hazardnow. We recommend immediately having a qualified carpenter or contractor provide further evaluations andeffect repairs.

• The interior stairs/landing do not have a handrail at several places including but not limited to the stage,central hallway, adjacent storage area. This is a significant fall hazard now. We recommend installing aproper/ approved handrail system where missing. We recommend a qualified contractor perform furtherevaluations and install handrails to meet all current codes for this occupancy type.


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Kitchen

Microwave/RefrigMaterials: The refrigerator was not tested or inspected as this is outside the scope of our inspection. Noobvious dampness was seen on the floor at the time of the inspection. We do not open the refrigerator. We dono move the refrigerator but we attempt to look behind it when possible. We recommend asking the ownerabout the history and function of this appliance and/or testing the refrigerator during the inspection phase ofthe purchase process. We recommend checking below this unit regularly as a part of this building's routingmaintenance - the water lines and evaporative pans can leak causing significant damage to the floors/framing.

CountertopsMaterials: Type(s) of Countertop:

Formica

Observations:• The kitchen countertops are damaged and should be repaired or replaced. Consult a professionalcabinetmaker to discuss options and cost.

• There are several aspects of the kitchen that are generally worn, damaged or in generally poor condition. Itis beyond the scope of this inspection to itemize each aspect of this kitchen that is in need of repair orreplacement. We recommend having a qualified general contractor provide further evaluation and a costestimate for repairs. Note: Please read structural section carefully.

Ranges, Ovens and CooktopsDescription: Condition of oven: Generally wornObservations:• The range is generally worn and likely at or near the end of its service life. This unit may need replacementsoon.

• The oven and range were tested and functioned normally. It is beyond our scope of inspection to test fortemperature accuracy or other functions such as self-cleaning, convection fans, timers, etc.

Hood/Exhaust FanObservations:• The kitchen exhaust fan is generally worn, not functional or damaged, we recommend replacing this unit.

Garbage DisposalObservations:• No garbage disposal installed in the kitchen

Cabinets and DrawersObservations:• There are one or more kitchen cabinets that are broken or coming apart and need to be repaired. Werecommend consulting a professional cabinetmaker to discuss repair options and cost.


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dining area


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Bathrooms

BathtubObservations:• There are several aspects of the bathrooms in this building that are generally worn, damaged or in generallypoor condition. It is beyond the scope of this inspection to itemize each aspect that is in need of repair orreplacement. We recommend having a qualified general contractor provide further evaluation and a costestimate for repairs in these bathrooms.

SinksObservations:• The sinks in the bathrooms are generally worn and nearing or at the end of its service life (s). Werecommend further evaluation and repairs by a qualified plumbing contractor.

Toilet(s)Observations:• The toilets in the handicapped girls bathroom and at least one toilet in the boys bathroom is loose at thefloor. Loose toilet pedestals can ruin the wax seal between the pedestal and the soil pipe, resulting in leaksand often rotting flooring beneath the toilet. We recommend further evaluations and repairs by a qualifiedplumbing contractor.

• The water was shut off in this building. This inspector may not have been able to fully determine thefunctionality of some toilets and the adequacy of the water volume to various fixtures. We recommendfurther evaluations by a qualified plumber or inspection firm.

loose toilets

AccessoriesObservations:• There are one or more doors missing from the stalls in the the girls bathroom. We recommend replacing alldamaged or missing stall walls or doors.

Bath FansObservations:• At least one bathroom does not have an exhaust fan. Modern building codes require that bathroom have anadequate exhaust fan to increase air circulation and reduce odors.


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Fireplace & Chimney

Chimney ObservationsMaterials: Masonry

Observations:• Adequate inspection of the crown and flue of the chimney could not be conducted because of the presenceof a spark arrestor, the stack was simply too high or existing weather or chimney conditions made conductingsuch an inspection dangerous. This chimney is therefore excluded from the scope of this inspection. TheNational Fire Prevention Association (NFPA) recommends that a Level II inspection, with fiber-optic videocamera, be conducted prior to buying/selling a home. It is recommended that the client(s) have this done priorto closing by a sweep certified by the Chimney Safety Institute of America (CSIA) or equivalentorganization.

• This chimney does not have a screen (spark arrester) or cap. The screens prevent hot ashes from flying outand potentially starting a fire. These screens also prevent birds from entering/nesting in the chimney. The capprevents water entry and premature deterioration of various internal components. Not having a screen is apotential fire hazard to this building and adjacent properties. We recommend installing a proper screen andcap before using this fireplace.

• There is a tall masonry chimney at the southwest quarter of the building "boiler room". Masonrychimneystacks are generally not steel reinforced and are susceptible to earthquake damage. There is at leastone visible crack just above the roof line - a possible indication of earthquake damage. The chimney servesno function and is a significant hazard in the event of an earthquake. We recommend to consider having thischimney removed. We recommend further evaluations by a qualified structural engineer.

Masonry chimney - recommend removal Possible crack at base of chimney


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Primary RecomendationsPrimary Recomendations

ExteriorPage 6 Exterior Doors • This building does not meet modern emergency egress codes with

regard to exiting in the event of an emergency or fire. Performing asurvey of exits and evaluating compliance is outside the scope ofthis standard inspection. We strongly recommend having this facilityreviewed by a specialist and consulting with the local firedepartment, code enforcement agencies.

• There are exterior doors, thresholds and door jambs that aremoisture / fungus damaged doors at several places including but notlimited to to the North, West and South sides of this building. Werecommend further evaluations and repairs by a licensed class threestructural pest control firm.

Page 9 Exterior Cladding • The siding is moisture and/or fungus damaged at many placesaround the building at the North, West, South and East sides of thisbuilding. The siding and or trim is loose or has gaps at many placesbut most apparent where 'Stuccato board" was used to cover existing/ original siding. It is likely there is significant damage that is notvisible where the original wood siding was covered. Werecommend further evaluations by a licensed Class Three StructuralPest firm in conjunction with a qualified contractor. To fullydetermine the extent of damage destructive testing will likely berequired.

• One or more of the post (or post bases) at the North exterior ofthis building has some moisture / fungus damage. We recommendremoval of the affected portion of the posts and or replacement ofthe affected posts with new posts. We recommend furtherevaluations and repairs by a qualified class three structural pestcontrol firm.

• The panel siding ("repairs") at several places (mostly North, andWest sides)have not been properly flashed where panels have beeninstalled one above the other. In its present configuration, water isable to soak into ends of the panels and cause deterioration. TheEngineered Wood Association recommends that strips of metal,flashings known as Z-flashings, be used at top and bottom of thesepanels where they abut one another. The flashings have a long backleg that extends up behind an upper panel between the framing orwall sheathing and the weather resistant membrane (felt) usedbehind the siding. The flashing is supposed to be installed so that itslopes slightly downward, leaving a 1/8 inch gap between theflashing and the panel above it. This enables water to drain awayand the bottom of the panels to dry out. We recommend furtherevaluations and repairs by a qualified siding contractor.


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Page 12 Eaves, Soffits, Fasciaand Trim

• The wood trim is moisture/ fungus damaged at several placesaround this building. This damage can spread to areas adjacent tothe damaged trim. We recommend further evaluations and repairs bya licensed Class Three Structural Pest firm.

• There is moisture/ fungus damaged eave sheathing several placesaround this building. The exact cause of the damage is unknown butthis type of damage is often caused by a roof leak (s). Werecommend further evaluations and repairs by a qualified class threestructural pest firm. Note: Please read roofing section carefully.

• There is moisture/ fungus damaged on the fascia/ barge board atseveral places around this building. We recommend furtherinvestigation by a licensed pest firm and replacement as necessary.

• There are moisture/fungus damaged fascia and/or rafter tails atseveral places around this building. Besides being unsightly, thistype of damage may eventually lead to further deterioration of thefascia, rafters or roof decking. We recommend further inspection bya licensed pest control firm.

Page 14 Window Frames andTrim

• This building has metal screens on many windows around thisproperty. There is non conforming pedestrian egress from severalrooms. It is critical that all teaching or assembly rooms haveconforming ways to leave the room in the event of fire or otheremergency. It is beyond the scope of this general inspection toperform a specialized evaluations of fire / emergency egresscompliance of this structure. We strongly recommend consultingwith the local fire department and building department to obtain thelatest requirements for the intended occupancy use of this building.

• There are several moisture/fungus damaged exterior windowframes or sills around this building. The rot can eventually (and hasat some places) move into the window casing and underlyingframing and threaten the structural integrity of the building. Thereare several windows around this building that are leaking now -causing further deterioration of framing components. Werecommend all windows be evaluated by a qualified glazingcontractor and replaced with conforming units where needed. Note:There was only limited access to windows due to protective metalscreens.

• This building has several broken windows . Broken windows are asafety hazard. We recommend checking all windows for cracks/damage and having damaged windows replaced by a qualifiedglazier.

• There is conventional glazing at all windows that are not treated ortempered glass. There is non-safety glass at many potentiallyhazardous locations including but not limited to upper gymnasiumwindows and classroom windows. This is a significant hazard now.Safety glazing might not have been available or even required at thetime this building was built, so there was nothing mandating itsinstallation. We recommend having a qualified glazing contractorevaluate all glass in this building to assure compliance with modernstandards.


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Page 16 Trees and Wildlife • There is a bees nest on this property at the roofline, southeastquarter of the building. Bees and other insects can cause significantdamage to structures and can be very difficult to remove. Werecommend having a qualified bee keeper perform furtherevaluations and make the necessary repairs/ removal.

EnvironmentPage 23 Observations: • There is loose/ flaking paint in this building at several places

including but not limited to the windows, siding, interior walls,bathrooms. This is a potential hazard as this paint may contain lead.We recommend having a qualified environmental firm performfurther evaluations and remove and or encapsulate all contaminatedsurfaces.

• We found evidence of vermin in the building at many placesincluding but not limited to the kitchen, bathrooms, dining area,classrooms and offices. This is an active infestation. Vermin couldhave gained access by tunneling beneath the foundation wall,through a poorly fitted hatch, damaged vent screens or by othermeans. We recommend further investigation by a qualifiedexterminator to identify and seal all points of entry and eliminateany vermin present.

RoofingPage 25 Roof Covering

Observations• The roof on the various sections of this building are at the end oftheir service life. There are indications at many places in thebuilding and eaves. This roof need replacement. We recommendfurther evaluations by a qualified roofer and obtaining bids forreplacement.

Page 26 Flashings • There is at least two missing or damaged flue caps on this roof.These caps prevent water from entering the flues and applianceswithin the building. We recommend having all missing or damagedcaps replaced.

• The flashings are badly deteriorated from rust/corrosion and willneed to be repaired or replaced by a qualified/professional roofer.

Page 28 Roof DrainageSystem

• This building does not have gutters at several places. A properlyinstalled gutter and downspout system is a key component to controlwater around commercial structures. We recommend that a qualifiedcontractor install gutters and downspouts where they are missing.

• The gutters at the front and rear of the building are generally wornand at or near the end of their service life. Other sections of guttersare generally worn, not properly fastened or missing. Consultationwith several gutter installers to discuss various options anddetermine replacement cost is recommended. Note: The most costeffective time to replace gutters is when replacing this roof.

Framing


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Page 30 Attic Framing • There appears to have been sub-standard modifications made tothe framing roof framing at the south east classroom areas. Othershave made changes to the roof/ attic support system that are not inkeeping with normally accepted construction standards (i.e.:Uniform Building Code). Specifically others have added a large 4 by14 wood girder without adequate bracing. The posts that support thisgirder do not appear to rest upon reinforced piers but rather restingon the original slab floor. This section of roof/ ceiling could failunder some extreme conditions. We recommend having this areareviewed by a qualified structural engineer.

FoundationPage 34 Foundation • Cracking and signs foundation settlement were noted at most

places in and around this building. The foundation is in a failuremode at several places. The foundation is in generally worncondition and is at or nearing the end of its service life now.Observations include but are not limited to: sloped floors, out ofplumb walls, doors out of square, large cracks in the concretefoundation, plaster walls and cracked masonry walls. It is likely thatmany sections will at the least need reinforcement, augmentation orremoval and replacement. We strongly recommend furtherevaluations by qualified structural engineer specializing infoundations.

• There is at least one section of this building (southwest quarter,"boiler room") that has walls that appear to be unreinforced masonryor concrete. The walls and foundation are in a failure mode now.There are large cracks, displacement and loose masonry visible. Thisarea could experience sudden failure of walls at any time. Werecommend that this area and areas immediately adjacent to beproperly secured to prevent any unauthorized entry. We recommenda qualified contractor with structural engineer oversight remove thisportion of the building.

ElectricalPage 36 Service Drop • The service drop at the rear exterior of the structure is poorly

anchored to the structure itself and in danger of being pulled loose.If it pulls loose the strain on the drop could loosen or detach theneutral cable, causing the voltage to be unstable. Essentially allcircuits in the building could become 240volt circuits, burning outsome appliances or convenience items and posing a substantialhazard. We recommend having the drop attachment immediatelyrepaired and evaluated by a qualified electrician (likely inconjunction with the local utility provider).

• The overhead service conductors from the utility pole to thebuilding are too low above the rear walkway. Service conductorspose a significant electrocution hazard. The electrical code (NEC230-24b) prohibits heights of less than 10ft. above walkways notaccessible to vehicles or at the connection to the building, 12ft.above driveways and 18ft. above roadways. The code allows amunicipality to cede jurisdiction of this issue to the utility provider,so local rules may be more or less restrictive. Since this is alife/safety issue, we recommend contacting the utility provider tohave these conductors raised to proper height as necessary.


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Page 37 Service Grounding • The building's plumbing functions as the grounding electrode, butthe clamp is missing, loose and or disconnected and not providing aproper ground (right rear near main panel). This is a potential fireand safety hazard now. We recommend further evaluations andcorrections by a qualified electrician.

Page 43 Distribution Wiring • This building has a mixture of old and newer wiring. There aremany aspects of this building's wiring that are incomplete, improperand in some cases, unsafe. Please read the entire electrical sectioncarefully. It is beyond a basic home inspection to identify and eachand every deficiency beyond a general overview of problem typesfound. A complete survey of the electrical system is consideredtechnically exhaustive and well beyond the scope of a standardinspection. We recommend our client retain the services of aqualified electrician to provide further review and make repairs.

• There is some electrical conduit at many places around and insidethe building that are loose and/ or disconnected. Improperlyconnected conduit improperly exposes wires that can be damaged orallow water, insect or debris to enter the conduit. This condition thiscan pose a safety and/ or significant fire hazard. We recommend allconduits be checked by a qualified electrician and the appropriaterepairs made.

• Portions of this building are still wired with "knob-and-tube"wiring. This type of wiring has no ground conductor and is installedwith separated hot and neutral conductors secured to porcelainknobs, or threaded through porcelain tubes, to insulate them fromframing members. K & T wiring is considered obsolete and the clothand rubber insulation is frequently deteriorated and fragile. Evidenceof this wiring was found in the attic and near stage area - likelyexists at other inaccessible areas. This wiring is a fire and safetyhazard. We strongly recommend all knob and tube wiring beremoved and replaced with modern wiring by a qualified electrician.

Page 46 Lighting, Fixtures,Switches, Outlets

• There is no power to many outlets inside this building. The causeof this is unknown, but due at least in part due to abandoned wiringand damaged wiring noted elsewhere in this report. We recommendfurther evaluations and repairs by a qualified electrician.

• There is at least one scorched outlet in the study hall closet. Thiscould be an indication of faulty wiring or outlet. This condition is apotential fire/ safety hazard and should be immediately evaluatedand replaced by a qualified electrician.

• One or more exterior light fixtures at the south side of the buildingare loose or poorly secured. This light fixture(s) is a significanthazard to anyone below it. We recommend further evaluations andrepairs by a qualified electrician.

PlumbingPage 49 Distribution piping • There are straight sections and or fittings of galvanized pipe that

have mineral deposits and/or rust staining that are clear evidence ofpossibly occluded or heavily-rusted pipes that may needreplacement now or in the near term. Most steel pipe has anexpected service life of about 50 to 70 years before it becomes sooccluded by rust that replacement is necessary. This plumbing maybe at that point. We recommend further investigation andcorrections or replacement as necessary.


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Page 50 Waste/ VentObservations:

• There are large trees on this lot and the building has an olderwaste line system. There were no obvious blockages at the time ofthis inspection. We recommend asking the owner if there has beenany history of waste line stoppage or slow draining pipes. Ourstandard recommendation is to consider having the waste lineschecked with a video camera for breakage, roots or deterioration.Note: There are several plumbing companies who specialize inwaste line video inspections.

Page 51 Water HeaterObservations

• Several aspects of the water heater and/ or its installation areimproper. Please read the entire plumbing section for moreinformation. The gas for the water heater was disconnected at thetime of this inspection. This is likely an indication of a serious issuefound by others (possibly local utility provider or a plumber). It islikely this water heater will need replacement/ relocation. Werecommend further evaluations and repairs by a qualified plumbingcontractor.

• The water heater is missing seismic restraints. We recommendinstalling approved restraints on this water heater. Note: TheCalifornia State Architect is the determiner for minimum standardsfor Department of Real Estate (DRE) requirements. About seismicrestraints: The best braces are rigid and support the water heaterboth top and bottom; plumber's tape, aluminum straps, inlet/outletsupports and other non-approved restraints are no longer consideredadequate restraint according to the guidelines of the CaliforniaSeismic Safety Commission and the California State ArchitectGuidelines.

Page 52 Water Heater VentPiping

• The water heater flue is disconnected in the "boiler room". Thiscondition is allowing hot and deadly gases to enter the structure - animmediate fire and health hazard. Deadly carbon monoxide gasescan enter the building. We recommend having a qualified plumberimmediately perform further evaluation and repairs.

InteriorPage 58 Floor Surfaces • The floors of this building are uneven at several places. The floors

are as much as 2.5 inches out of level in a 4ft run. This is likely theresult of foundation settlement / failure. It appears that some floorsin this building have been "leveled" by adding a layer of concrete tothe finish floors (southeast quarter). If further information is desiredand if a complete survey of all floors is needed, a flooring/ specialtycontractor should be retained.

• The floors in this building are generally worn and in poorcondition at many places including hallways, stage, kitchen, officesetc. There are stains, missing sections of finish flooring, cracks,wear, stains and loose flooring. The gymnasium floor has beencovered with vynil tiles of some sort that may be covering damagedflooring. We recommend further evaluations and repairs by aqualified contractor.


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Page 59 Stairways andRailings

• At least one stair tread is damaged/ missing at the left side ofstage. This is a significant trip/ fall hazard now. We recommendimmediately having a qualified carpenter or contractor providefurther evaluations and effect repairs.

• The interior stairs/landing do not have a handrail at several placesincluding but not limited to the stage, central hallway, adjacentstorage area. This is a significant fall hazard now. We recommendinstalling a proper/ approved handrail system where missing. Werecommend a qualified contractor perform further evaluations andinstall handrails to meet all current codes for this occupancy type.

KitchenPage 60 Countertops • There are several aspects of the kitchen that are generally worn,

damaged or in generally poor condition. It is beyond the scope ofthis inspection to itemize each aspect of this kitchen that is in needof repair or replacement. We recommend having a qualified generalcontractor provide further evaluation and a cost estimate for repairs.Note: Please read structural section carefully.

Page 60 Hood/Exhaust Fan • The kitchen exhaust fan is generally worn, not functional ordamaged, we recommend replacing this unit.

BathroomsPage 62 Bathtub • There are several aspects of the bathrooms in this building that are

generally worn, damaged or in generally poor condition. It is beyondthe scope of this inspection to itemize each aspect that is in need ofrepair or replacement. We recommend having a qualified generalcontractor provide further evaluation and a cost estimate for repairsin these bathrooms.

Fireplace & ChimneyPage 63 Chimney

Observations• There is a tall masonry chimney at the southwest quarter of thebuilding "boiler room". Masonry chimneystacks are generally notsteel reinforced and are susceptible to earthquake damage. There isat least one visible crack just above the roof line - a possibleindication of earthquake damage. The chimney serves no functionand is a significant hazard in the event of an earthquake. Werecommend to consider having this chimney removed. Werecommend further evaluations by a qualified structural engineer.

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