CLIENT. Inspection Report. 271 Front St. Alert Bay, B.C. Island Building Inspections V ANCOUVER I SLAND B. C.

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1 CLIENT Inspection Report 271 Front St. Alert Bay, B.C. Island Building Inspections 2013 V ANCOUVER I SLAND B. C.

2 Elevation Photos For the Property at 271 Front Street Alert Bay, BC ELEVATION PICTURES Front West Elevation Commercial Inspection example, 2013 Page 2

3 South Elevation Commercial Inspection example, 2013 Page 3

4 Rear East Elevation Commercial Inspection example, 2013 Page 4

5 North Elevation Commercial Inspection example, 2013 Page 5

6 THE BOTTOM LINE The building requires new roofs as soon as possible, as roofs were leaking at the time of inspection. The building gutters and downspouts will require replacement to protect the building envelop. The rear man door should be repaired as the building is not secure (south end of east side). The electrical deficiencies should be corrected as soon as possible. ROOFING SLOPED ROOFING/ASHPHALT Condition: Leaking The roofing materials should be replaced as soon as possible. The shed roof covering east side of building is leaking severely. The roofs over man doors are leaking. Main roof shingles are past service life. The main gable roof is a 4-12 pitch 82 feet long and 22 feet up on each side. The shed style roof is a 3-12 pitch 82 feet long and 16 feet wide. The two small gable roofs over doors were approx. 20sp.ft. Implications: Chance of water damage to contents, finishes and or structure. Location: East Task: Replace Cost: Major SLOPED ROOF FLASHINGS/Roof/sidewall flashings Condition: Leaking Where roofs connect walls over man doors and along east side (shed roof) flashings require replacement. Implications: Chance of water damage to contents, finishes and/or structure Location: Various Task: Repair Cost: Major Commercial Inspection example, 2013 Page 6

7 EXTERIOR Roof Drainage/Gutters Condition: Discharging onto the roof. Gutters on main structure discharging onto shed roof. This has caused this roof to fail Implications: Material deterioration Location: East Task: Repair Cost: Major Exterior Glass/Exterior Trim Condition: Paint or stain needed The wood frames and sills around windows require attention as paint has failed and woods is starting to rot. Implication: Chance of water damage to contents, finishes and /or structure/material deterioration Location: Throughout Task: Repair or replace Time: Less than 3 years Commercial Inspection example, 2013 Page 7

8 ELECTRICAL SERVICE ENTERANCE Condition: No drip loop Service entrance attached on the north east corner does not have a drip loop. Implication: Electrical shock, fire. Location: Main distribution box. Task: Correct DISTRIBUTION SYSTEM/Wiring-damaged or exposed Condition: Exposed on walls or ceilings There was unprotected wire through-out building poor connections and exposed wire in outlet boxes and switches. Implications: Electric shock Location: Various Task: Correct INTERIOR Doors/Doors and frames Condition: Damaged The man door on east side south end was kicked in breaking the door jamb. Requires immediate repair as cannot secure building. Implications: Building open to weather, animals, unauthorized personnel. Location: Southeast Task: Correct Cost: Minor Commercial Inspection example, 2013 Page 8

9 ROOFING DESCRIPTION Sloped roofing material: Asphalt shingles Probability of leakage: The roofs over man doors and shed roof on back of building a were leaking at time of inspection LIMITATIONS: Roof inspection limited/prevented by: Lack of access (too slippers/fragile) Inspection preformed: By walking on roof RECOMMENDATIONS: SLOPED ROOFING /Asphalt Condition: Leaking The roofing materials should be replaced as soon as possible. The shed roof covering east side of building is leaking severely. The roofs over man doors are leaking. Main roof shingles are past service life. The main gable roof is a 4-12 pitch 82 feet long and 22 feet up on each side. The shed style roof is a 3-12 itch 82 feet long and 16 feet wide. The two small gable roofs over doors were approx. 20sq.ft. Implication: Chance of water damage to contents, finished and /or structure. Location: East Task: Replace Cost: Major 1. Door roofs 2. Damaged shingles Commercial Inspection example, 2013 Page 9

10 3.Water draining across shed roof SLOPED ROOF FLASHINGS/Roof/sidewall flashings Conditions: Leaking Where roofs connect to walls over man doors and along east side flashings require replacement. Implications: Chance of water damage to contents, finishes and/or structure. Location: Various Task: Repair Cost: Major Commercial Inspection example, 2013 Page 10

11 EXTERIOR DESCRIPTION General: At the rear of the building there were 8-45gallon drums filled with purged water as per label dated The barrels appear to be rusting and tilting - removal is recommended. There was also a piece of sheet metal sticking out of the ground it was imbedded in the ground. It is a tripping hazard, it is pointed and its edges are sharp. 4. Drums at rear 5. Metal imbedded in ground Gutter & Downspout Material: Aluminum Gutter & Downspout Type: Eave mounted Gutter & Downspout discharge: Below grade and above grade Lot slope: Flat Wall surfaces: Stucco, Fiber cement shingles Driveway: Gravel Walkway: Concrete covered with moss condition was difficult to determine appeared serviceable. LIMITATIONS: Upper floors inspected from: Ground level Commercial Inspection example, 2013 Page 11

12 RECOMMENDATIONS: ROOF DRAINAGE/Gutters Condition: The gutters on the east side of the building are clogged, damaged and draining onto the roof. Gutters on west side (front elevation) - MISSING Implications: Chance of water damage to contents, finishes and /or structure Condition: Discharging onto roof 6. Gutters damaged Gutter on main structure discharging onto shed roof. This has caused this roof to fail Implication: Material deterioration Location: East Task: Repair Cost: Major Commercial Inspection example, 2013 Page 12

13 7. Gutter discharging onto shed roof Condition: Discharging onto roof Implications: Material deterioration Locations: East Task: Further evaluation Remodel 8. Clogged gutters vegetation growing in gutters WALLS / Soffits and fascia Condition: Damage There are numerous holes in exterior that require repair. Implications: The damaged building envelop leads to water damage and /or structure damage. Location: Various Exterior Wall Commercial Inspection example, 2013 Page 13

14 Task: Repair 9. Damaged wall northwest corner Condition: Paint or stain needed Implications: Cosmetic defects / Chance of water damage to contents, finishes, and /or structure/ shortened life expectancy of material Location: Throughout Task: Improve Time: Less than 2 years EXTERIOR GLASS / Glass (glazing) Condition: Broken There were six broken windows on the west side of building, the windows and the door on the south side were boarded up and on the east side two windows boarded up. Implication: Change of water entering building/ Chance of pests entering building/ Increased heating and cooling costs Location: Various Task: Repair EXTERIOR GLASS/ Exterior trim Condition: Paint or stain needed The wood frames and sills around window require attention as paint has failed and wood is starting to rot Implication: Chance of water damage to contents, finishes and /or structure/ Material deterioration Commercial Inspection example, 2013 Page 14

15 Location: Throughout Task: Repair or replace Time: Less than 2 years 10.Window sill deteriorating boarded up window LANDSCAPING/ Lot grading Condition: Various locations around building the grad is too high which will result in rot. There are fish nets on east wall that have vegetation growing from the netting. Location: Various Task: Correct Time: Less than 1 year. 11.Grade too high Commercial Inspection example, 2013 Page 15

16 STRUCTURE DESCRIPTION There is a steel inner frame (80 feetx46 feet) with supports the framed roof structure. Outside the steel frame 2x6 walls frame rises to the bottom of the wood rafters. There was an addition running along the length of the east side, which was 80 feet by 14 feet. The building is fundamentally sound, although there have been repairs to the rear wall base of the studs and the sil plates as the result of water damage. Configuration: Slab on grade Foundation material: Poured concrete Exterior wall Construction: wood frame steel frame Roof and ceiling framing: Rafters/roof joists, Steel framing, Skip sheathing LIMITATIONS: Unable to inspect 28 feet from the north east corner of the addition (interior) as it was locked off. Commercial Inspection example, 2013 Page 16

17 ELECTRICAL DESCRIPTION: Service entrance cable and location: Overhead copper Service size: 100 Amps (240Volts) Main disconnect/service box rating: 100 Amps System grounding material and type: Copper water pipe & ground rod Distribution panel type and location: Breakers first floor Auxiliary panel (subpanel - type and location: There was a second meter on the north east side of the building. Suspect that there is distribution system in locked of section. Circuit interrupters: Ground Fault (GFCI) & Arc Falut (AFCI): None Smoke detectors: None noted LIMITATIONS: There was no access to the panel were the service entered on the north east corner RECOMMENDATIONS: SERVICE DROP AND SERVICE ENTRANCE/ Service drop Condition: The service entrance on north east side does not have drip loop Implications: water may drain into main service box Location: Northeast Task: Correct Commercial Inspection example, 2013 Page 17

18 12. No drip loop DISTRIBUTION SYSTEM/Wiring damaged or exposed Condition: Exposed on walls or ceilings There was unprotected wire throughout building poor connections and exposed wired in outlet boxes and switches. Implications: Electric shock Location: Various Task: Correct 13. wire exposed poor connection at box 14. Exposed wires at ceiling outlet Commercial Inspection example, 2013 Page 18

19 DISTRIBUTION SYSTEM / Cover plates Condition: Missing Cover plates missing various locations Implications: Electric Shock Location: Various Task: Correct 15. No cover plate - typical Commercial Inspection example, 2013 Page 19

20 HEATING DESCRIPTION: General: There was no heat supply in the structure INSULATION AND VENTILATION DESCRIPTION General: Only area with insulation was walls in small room on south west corner Attic/roof ventilation: None found Commercial Inspection example, 2013 Page 20

21 PLUMBING DESCRIPTION General: The bath room was not service able requires complete new bathroom toilet sink and hot water tank. Water supply source: Public Service piping into building: Plastic Supply piping in building: Plastic, Galvanized steel, Polybutylene (PB) LIMITATIONS: Inspection limited/prevented by Water supply turned off RECOMMENDATIONS: General The water was not on at time of inspection. Bathroom was non-functional. Toilet and sink seemed operational. Commercial Inspection example, 2013 Page 21

22 INTERIOR DESCRIPTION Major floor finishes: Concrete Concrete floor in generally good condition 16. Main room floor The floor in the addition had trenches in the concrete which were covered with wood. Major wall and ceiling finishes: Walls and ceiling require replacement 17. Wall damage 18. Wall and ceiling damage Commercial Inspection example, 2013 Page 22

23 Windows: Casement The windows are non-functional and 5 boarded-up, approximately 6 window panes were broken and covered with plywood. Glazing: Single Doors: Exterior doors type/material: Hinged Wood Garage door wood Garage door metal Metal garage door on north side damaged 19. North elevation garage doors 20. Metal door damage north elevation RECOMMENDATIONS DOORS/ Doors and frames Condition: Damage The man door on east side south end was kicked in breaking the door jamb. Requires immediate repair as cannot secure building Implications: Building open to weather, animals and unauthorized personnel. Location: Southeast Task: Correct Commercial Inspection example, 2013 Page 23

24 Cost: Minor 21. Damaged door frame east side south end. END OF REPORT For information on correcting deficiencies please see maintenance portion of your report. Commercial Inspection example, 2013 Page 24

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