BPG Inspection, LLC

BPG Inspection, LLC

Front (E) Side

Right (N) Side

Rear (W) Side

124 South Main StreetSebastopol CA 95472

Client(s): WilsonInspection Date: 3/1/2021

Inspector: David Chiaretta ,

of 35

Inspection Date: 3/1/2021 Client(s): Wilson of 35

Table Of ContentsCover Page ................................................................................................................ 1Table of Contents ....................................................................................................... 3Key Findings Introduction........................................................................................... 4Action Items ............................................................................................................... 5Consideration Items ................................................................................................... 7General Information ..................................................................................................11Opening Comments ..................................................................................................11Structure................................................................................................................... 14Exterior ..................................................................................................................... 16Roofing..................................................................................................................... 19Plumbing .................................................................................................................. 20Electrical................................................................................................................... 23Heating and Cooling................................................................................................. 26Attic/Ventilation/Crawl Space ................................................................................... 28Interior ...................................................................................................................... 30Kitchen ..................................................................................................................... 33Bathrooms................................................................................................................ 34


Thank you for choosing BPG for your property inspection. We value your business and are available should you have anyfollow-up questions regarding your report.

This report represents our professional opinion regarding conditions of the property as they existed on the day of ourinspection. We adhere to the Standards of Practices as outlined in our Inspection Agreement.

Your INSPECTION REPORT includes three sections: 1) Key Findings, 2) Property Information, and 3) InspectionAgreement. It is important to evaluate all three sections in order to fully understand the property and general conditions. Thefollowing definitions may be helpful in reviewing your reports.

Action Items may include:

• Items that are no longer functioning as intended• Conditions that present safety issues• Items or conditions that may require repair, replacement, or further evaluation by a specialist• Items that were inaccessible

Consideration Items may include:

• Conditions that may require repair due to normal wear and the passage of time.• Conditions that have not significantly affected usability or function- but may if left unattended.

SECTION I. KEY FINDINGSThis section is designed to summarize the findings and conditions that may require your immediate attention. Typically, theKey Findings Summary is used to help prioritize issues with other parties involved in the real estate transaction. It isimportant to review carefully all sections of your report and not rely solely on the Key Findings summary.

SECTION II. PROPERTY INFORMATIONThis section contains our detailed findings on all items inspected. Component locations, system types and details,maintenance tips, and other general information about the property will be included as appropriate.

SECTION III. INSPECTION AGREEMENTThis section details the scope of the inspection. BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU AREAGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made availableimmediately after scheduling your inspection and prior to the beginning of your inspection. In addition, a copy is included onour website with your final inspection report.

To retrieve your full PROPERTY INSPECTION REPORT (all 3 sections) from our Web site:

• Point your web browser to http://www.bpginspections.com• Click on View Your Inspection Report• Enter the Report Id and Client Last Name (shown below)

◦ Report Id: 868316◦ Client's Last Name: Wilson

• Follow the instructions to either view the report online or download it to your computer.

Again, thank you for selecting us as your inspection company. Please contact our Customer Service Center at800-285-3001 should you have any questions about your reports or desire additional assistance.

BPG Inspection, LLC SECTION I: KEY FINDINGS


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ExteriorPorches/ Balcony

1. The wood frame stairs and porch at the rear of the building have damage to them. We recommend repairs bemade by licensed general contractor. Due to the age of these stairs, repair of the stairs is likely to trigger codeupgrades in addition to the repairs of damaged components. While we cannot predict what code enforcementupgrades might be required, interested parties should be aware that these improvements could at a considerablecost to repair estimates given.

Estimated cost of repair/replacement - $16,000 - $17,000

2. Crude storage areas have been constructed under the stairs. These are in deteriorated condition. The roofingmaterials over these auxiliaries structures are damaged, missing materials and improperly installed. Werecommend that these be removed or replaced

ElectricalReceptacles & Switches

3. One outlet in the East wall of room #5 was inoperable when tested. The other tested outlets in the room operatedproperly.We recommend review and correction by a licensed electrician.

Cost of correction - Unable to determine.

Attic/Ventilation/Crawl SpaceInsulation - Attic

4. The attic was currently uninsulated. Installing insulation to provide R-30 insulation level or more will noticeablyreduce heating and cooling costs.

Estimated cost of insulating attic - $9130-$10,165

InteriorInterior Safety Systems

5. 1. EXIT lights and Emergency lights were spot tested where possible. Various EXIT lights are dark andvarious Emergency lights did not respond to test button. Have a contactor review all such lights andrepair/replace bulbs/fixtures as necessary.

2. We observed fire extinguishers near the front and rear egress points of the upstairs common area. Werecommend having a licensed specialist review locations and check the charge level of all fireextinguishers and repair/replace/service them as necessary.

BathroomsSink(s)

6. The wood vanity cabinets in the upstairs rear bathrooms are missing faceplates, have loose doors and aremoisture damaged. We recommend these vanities be replaced.

Estimated cost of replacement - $450 to $1095 / vanity


Action Items



Action Items


Opening CommentsDeviations From The Guide (ASTM E2018-15)

7. The inspection was performed per ASTM E2018 - 15 standards and our Proposal and Inspection Agreement. Perour agreement Sections 7 Document Review and Interviews, Section 8.4.8 Vertical Transportation and Section8.4.8.1 Life Safety/Fire Protection of the ASTM property Conditions Assessment (PCA) standards were notperformed. The ASTM suggested outline has not be followed exactly and this report was not pier reviewed. A Pre-survey Questionnaire was NOT sent to the seller or seller's representative prior to the site visit. Any availablepersonnel were questioned/interviewed during the course of the site visit.

Additional Considerations8. The following are several non-scope considerations that you may want to assess in connection with this

commercial real estate. This list is not intended to be all-inclusive and is not sorted by importance: SeismicConsiderations, Design Consideration for Natural Disasters, Insect/Rodent infestation, EnvironmentalConsiderations, ADA (American Disability Act) Requirements, Indoor Air Quality, Property Security Systems.

Tenant Equipment Excluded9. The tenant owned equipment was NOT inspected or tested in any way. A portion this building is a operating

restaurant. Evaluation of this restaurants kitchen refrigeration, dishwashing and cooking equipment is beyond thescope of our commercial property inspection and as such was not operated or reviewed.

Environmental10. This was not an inspection for any environmental issues or concerns. We recommend you have an Environmental

Site Assessment at this time (Phase 1) for disclosure of any concerning environmental conditions.

Municipality Inspections11. Inquire about any municipality inspections that might be required because of this real estate transaction and

update/correct conditions per their requirements.

StructureCrawl Space

12. The floors of the restaurant portion of the building are wood framed. We suspect there is a crawlspace under thisarea but no access was available to enter this subarea. The right dining room area of the restaurant is higher thanthe other portions of the restaurant leading us to suspect that this area may be built over an existing slabfoundation. The building owner believes that steel plate in the kitchen may provide limited access to thecrawlspace area under the kitchen but this could not be opened as it would interfere with ongoing kitchenoperations during the course of our inspection. Buildings of this age typically have a very low crawlspace. Thewood framing under this portion of the building is very likely very close to the soil and vulnerable to decay but noovert signs of any damage to the floors were noticed during the course of our inspection.

ExteriorDoors

13. The exterior door to the kitchen has some damage to the bottom corner of it that has been repaired with expandingfoam. This door may require repair or replacement in the future as this type of repair is usually not a durable fix.

Windows14. Guides are broken or loose on a single-hung window in apartment #10. We suggest maintenance and repairs be

performed.

Estimated cost of repairs- $45 - $160

15. Screen frame is damaged in upstairs room # 5.


Consideration Items


ExteriorPaving | Parking

16. The asphalt drive is sloped to drain and is serviceable with minimal tire tracking or settlement, but the asphaltsurface needs to be sealed soon. Bi-annual patching of cracks and resealing the entire surface extends the servicelife of this material. Maintaining and improving drainage along the edge of the drive is also worthwhile.

PlumbingWater Heater(s)

17. • The unit over the kitchen prep area is a relatively new unit. A metal drain pan is installed under the tank incase of accidental leaking from the tank.

• Earthquake straps were installed around the water heater tank, but were not installed correctly. Werecommend shims be installed between the tank and the wall. At minimum, all water heatersshould be secured in accordance with California building code, or modifications made thereto bylocal city and/or county building departments. As water heater bracing requirements can varyfrom city to city, current requirements can be obtained from the local city or county buildingdepartments. When a kit is used, we suggest strap manufacturer's instructions be referred to forproper performance of these restraints.

• A temperature relief valve with a proper drain is installed as a safety feature. The valve was not operatedas it is intended as an emergency relief and these often continue to leak after being opened.

• The water heater vent above the roof is damaged, we recommend it be replaced.

Estimated cost of installing proper earthquake restraint and replacing vent - $200-$320

18. • The water heater at the rear of the restaurant kitchen is 85 gallon tank with a high-efficiency burner. Thisappliance was manufactured in 2015. Unit was in good condition and operating at the time of ourinspection.


• Earthquake straps were installed around the water heater tank, but were not installed correctly. Werecommend shims be installed between the tank and the wall. At minimum, all water heatersshould be secured in accordance with California building code, or modifications made thereto bylocal city and/or county building departments. As water heater bracing requirements can varyfrom city to city, current requirements can be obtained from the local city or county buildingdepartments. When a kit is used, we suggest strap manufacturer's instructions be referred to forproper performance of these restraints.

◦ Estimated cost of correcting seismic bracing- $122 - $180

ElectricalService Entrance

19. Electrical service to this building is divided into five separate metered systems. Service size varies from in thevarious panels from 50- 200A. All panels have 240v service, though. One service, which we believe is for therestaurant, has three-phase service. We were unable to discern why there are 5 separate services for a buildingthat has three occupant zones. These meters are not labeled and we do not know which service supplies each ofthe individual businesses operating in this building. One of the panels (the 50amp service) was switched to the"Off" position. Determination as to the adequacy of these services for specific building needs is beyond the scopeof our inspection. We suggest interested parties contact a licensed electrician to evaluate electrical system andtrace circuits to determine which main disconnect panel's service the different areas of the building and whichsubpanels circuits go to each part of the building as there appears to be some discrepancy about which panels arewhich part of the building as well.


Consideration Items


ElectricalPanel(s)

20. Sub panel, upstairs hall:

A pointed sheet metal screw has been used to secure one of the dead front covers to the front of the pane. A bluntscrew should be used to prevent the wire insulation from being cut by the screws.

These sub panels lack an isolated ground bar; the neutral and ground bars are connected or shared. Although itwas allowed in older panels, this is now considered improper, the grounding electrode conductor and the neutralwires should now be isolated from each other in a subpanel. We suggest consulting with a licensed electrician forcorrection options.

Fixtures21. One of the light fixtures in the upstairs common area hallway was missing leaving an open junction box. We

recommend this fixture be replaced. A light fixture in the common area closet, upstairs is loose in the ceiling andhanging by its wiring; we recommend corrections be made. We also noticed several light fixtures in the upstairshallways had bulbs the one operating. We recommend replacement bulbs are making repairs as necessary torestore proper working order.

Estimated cost of repairs - $200-$385

Heating and CoolingHeating - Warm Air Distribution

22. The cover is missing over a duct in the left wall of the bar. We recommend this cover be replaced to diffuse airproperly.

Attic/Ventilation/Crawl SpaceVentilation - Attic

23. Two attic fans are installed through the roof membrane. These fans are thermostatically controlled. Neither thesefans was operable at the time of our inspection and the motors appeared to be frozen in place as they cannot beeasily turned by hand. We recommend replacement of these fans by a qualified trade professional to improveairflow through the attic and reduce heat buildup.

Estimated cost of repair- $420-$890

InteriorInteriors

24. A hole approximately 4 inches in diameter was detected under the hall carpeting in front of the upstairs apartmentnumber 11. We recommend this opening be patched. Carpeting would need to be rolled back to perform such arepair.

25. A moisture staining was noted below the skylight over the common lounge area of the upstairs. Staining was alsonoted on the framing and drywall of the skylight well as viewed from the attic. These areas were dry at the time ofour inspection. Based on the observations made at the roof, we believe these are from the previous roof or skylightinstallation. We recommend the stains be painted over with a stain blocking paint and that this area be periodicallymonitored for any renewed signs of leaking.

26. Moisture stains were observed on the ceiling of the upstairs West hallway. This area was dry at the time of ourinspection. BPG cannot warranty against future leaking but based upon our observations of the roof, we believe


Consideration Items


Interiorthese are from a previous roof covering. We recommend the ceiling be re-plastered, painted with a stain blockingpaint and this area be periodically monitor for any reappearance of moisture.

27. Moisture stains were observed on the ceiling of the furnace closet off of the restaurant food prep area. Thesestains were dry at the time of inspection. This is located approximately under the upstairs bathrooms and wesuspect that there was a previous leak at these bathrooms. We recommend the stains be painted over with a stainblocking paint and that this area be periodically checked for any further signs of moisture. We are unable todetermine if damage exists within the wall, ceiling and/or floor. Removal of finished surfaces would be necessary toascertain the extent of damage, if any, within this area. We suggest finish surfaces be removed and interior spacebe inspected by a qualified trade specialist. Any damaged materials should be repaired or replaced, as necessary.

28. There are two walk-in refrigeration units adjoining the restaurant area of the building. Neither these two units arecurrently in operation. The condensers for this equipment are located under the staircase at the rear of thebuilding. They appear to be in deteriorated condition. Evaluation of refrigeration equipment is beyond the scope ofour inspection. If interested in determining the feasibility of restoring these units to operating condition, werecommend equipment be evaluated by a licensed refrigeration specialist.

29. Please be advised that a mold inspection is beyond the scope of this standard building inspection asdefined by ASTM E2018-15 . This inspection did not include an inspection for mold.

BathroomsSink(s)

30. Hot and cold water supplies are reversed on the sink faucet in rear sink of upstairs bathroom. We recommendcorrections be made, as needed.

Bathroom Finishes and Other Comments31. The freestanding cast-iron bathtub sits directly on the subfloor. The tile floor of the bathroom was installed around

the feet of the bathtub. These low areas around the bathtub feet will tend to collect debris and moisture and will beharder to maintain in a sanitary condition.

Prepared Using HomeGauge http://www.homegauge.com : Licensed To BPG Inspection, LLC


Consideration Items


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Date: 3/1/2021 Time: 09:00:00 AM Report ID: 868316Property: 124 South Main Street, Sebastopol, CA 95472 Prepared By: David Chiaretta

General InformationInspection Scope

This inspection is a non-invasive examination of readily accessible systems and components as outlined in the ASTME2018-15. In compliance, our reports are subject to the Definitions, Scope, Limitations, Exceptions, and Exclusions asoutlined in the ASTM E2018-15 Standards of Practice. In general, inspections include a visual examination of readilyaccessible systems and components to help identify material defects - as they exist at the time of the inspection. This is nota technically exhaustive inspection and will not necessarily list all minor maintenance or repair items. Latent, inaccessible, orconcealed defects are excluded from this inspection. Inspectors do not move materials that may limit his/her inspection. Wedo not report on cosmetic or aesthetic issues. Unless otherwise stated, this is not a code inspection. If you are purchasing ina locality that has occupancy inspections, local authorities will usually comment on any code issues of local concern. We didnot test for environmental hazards or the presence of any potentially harmful substance.

Use of Reports

If the inspection is performed in connection with the sale, exchange or transfer of the property, copies of the report may beprovided to the principals in the transaction and their agents. However, the report is for your sole information and benefit. Wedo not intend for anyone but the person(s) listed on this report to benefit, directly or indirectly, from this agreement andinspection report. Our contractual relationship is only to the person(s) purchasing our report/service.

Inspection Agreement

BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTIONAGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection and prior to thebeginning of your inspection. In addition, a copy is included on our website with your final inspection report. You shouldreview the liability limitations and terms of the agreement carefully before accepting your inspection report. Should youdiscover a defect for which we may be liable to you, you must notify us and give us a reasonable opportunity to re-inspectthe property before you repair the defect. We are not responsible for any investigations that are not completed prior to theend of the contingency period.

Report Definitions

The following definitions of comment descriptions represent this inspection report.

· Action Item: The item is not currently functioning as intended or needs repair or further evaluation.

· Consideration Item: The item should be monitored and repair/replacement should be considered within the next 1 – 2years. (Includes definitions, helpful tips, recommended upgrades, conditions requiring repair due to normal wear, andconditions that have not significantly affected usability or function - but may if left unattended).

Client Is Present:Yes

Age Of Building:Over 100 Years

Weather:Clear

Temperature:Between 50 - 60

Rain or snow in last 3 days:No

Building Faces:West

1. Opening Comments

BPG Inspection, LLC SECTION II: PROPERTY INFORMATION


Inspection ItemsInspection Scope

This inspection was completed according to the Standards of Practice of ASTM E2018-15 and BPG. The entireASTM standard was not addressed. Only portions of ASTM E2018-15 were addressed per our inspectionAuthorization and Agreement. The ASTM guidelines define the scope and procedures of the inspection. A copy ofthe ASTM standard is available upon request.

Per your request and in accordance with our proposal, a visual inspection was performed of the property. Thisassessment meets or exceeds the selected areas stated in our proposal of the ASTM E2018-15 standard forProperty Condition Assessments.

The inspection is complete and thorough, but it is a general overview, not technically exhaustive. Specialists ineach field could provide more detailed analysis of the building systems, but at considerably more cost. Our visualand limited operational inspection provides the broadest overview of the property at less cost. This report is limitedto deficiencies present at the time of the inspection.

Only the items specifically addressed in this report were examined. No comment is offered on fire protectionequipment or on fire regulation, building code and building bylaw compliance, or environmental concerns.

Our best efforts were applied but this inspection did not reveal all defects. Additional testing and inspection mightreveal defects that area not noted in this report.

This report is based on the accessible features of the building. We evaluated the current physical condition; we didnot perform a design analysis. We visually reviewed the performance, looking for evidence of distress. It should beunderstood that there are limitations to such an inspection. Throughout any inspection, inferences are often drawnwhich cannot be confirmed by direct observation. Therefore, it should be understood that we can reduce thenumber of unforeseen repairs; however, we cannot eliminate them. Consequently, no guarantee or warranty can beoffered or implied.

BPG is not liable for items that are functioning at the time of the inspection but may not be installed according tospecific technical guidelines, or defects that require specialized technical training or instruments to detect. BPGdoes not insure against defects, nor does it make a warranty, expressed or implied, as to the fitness and conditionof the inspected property. This was not an inspection for building standards compliance (code issues). Also thiswas not an inspection for ADA, fire safety or other types of municipality occupancy requirements. Understand thatmunicipality requirements are separate from this effort and some, if required could be expensive to correct/install.Reference the various municipality inspections for their requirements.

Inspector is not required to move furniture, appliances, storage, or other items to conduct this inspection orotherwise expose concealed or inaccessible conditions. The Inspector does not probe or lift up roofing material.Often hidden defects are discovered during building remodeling, therefore, BPG does not accept responsibility forany defects discovered during remodeling performed after our inspection. The intent of this inspection is todiscover significant defects and it is not possible to discover every minor maintenance or repair item in the courseof a normal inspection. Additionally, most buildings continue to be occupied after our inspections. Based on thepreceding, we do not warrant that this inspection provides 100% discovery of all maintenance or minor repairitems such as drippy faucets, minor plumbing maintenance, isolated minor wood damage, comprehensive lightswitch functionality, etc. Therefore, we do not accept responsibility for repair or minor building maintenance orrepair items discovered after our inspection.

The following are specifically excluded from our inspection: interior of flues or chimneys, heat exchangers,conformance with zoning and building codes, environmental hazards, concealed or underground electric andplumbing (NOTE: A definitive underground sewer lateral evaluation requires a sewer camera, which is not part ofthis inspection), private sewer and septic systems, prediction of future sewer backup and systems which are shutdown or not accessible to the inspector.



Building StandardsWe do not inspect for building standard or occupancy compliance of any type. Compliance consists of multiplejurisdictions with overlapping authority and varying levels of enforcement. Some municipalities require aninspection at a change of ownership and some do not. Some ask for updates to changes in standards for safetyrequirements; others allow the older standards under a "grandfather" provision. Our inspectors have generalknowledge about building standards and can answer many related questions, but they have no legal authority tomandate compliance to the various standards. That task belongs to the appropriate municipal authorities. Thisreport does not attempt to list all possible building standard or occupancy infractions.

Deviations From The Guide (ASTM E2018-15)The inspection was performed per ASTM E2018 - 15 standards and our Proposal and Inspection Agreement. Perour agreement Sections 7 Document Review and Interviews, Section 8.4.8 Vertical Transportation and Section8.4.8.1 Life Safety/Fire Protection of the ASTM property Conditions Assessment (PCA) standards were notperformed. The ASTM suggested outline has not be followed exactly and this report was not pier reviewed. A Pre-survey Questionnaire was NOT sent to the seller or seller's representative prior to the site visit. Any availablepersonnel were questioned/interviewed during the course of the site visit.

Professional OpinionThis report is our professional opinion but not a guarantee or warranty. The inspection is intended to add to yourknowledge of the building and help you understand the risks of owning it. The inspection is not intended to andcannot eliminate all the risks of purchase. We help you assess these risks; we do not assume them for you. TheInspector provides a professional opinion, which may vary among technical experts.

Additional ConsiderationsThe following are several non-scope considerations that you may want to assess in connection with this commercialreal estate. This list is not intended to be all-inclusive and is not sorted by importance: Seismic Considerations,Design Consideration for Natural Disasters, Insect/Rodent infestation, Environmental Considerations, ADA(American Disability Act) Requirements, Indoor Air Quality, Property Security Systems.

Tenant Equipment ExcludedThe tenant owned equipment was NOT inspected or tested in any way. A portion this building is a operatingrestaurant. Evaluation of this restaurants kitchen refrigeration, dishwashing and cooking equipment is beyond thescope of our commercial property inspection and as such was not operated or reviewed.

EnvironmentalThis was not an inspection for any environmental issues or concerns. We recommend you have an EnvironmentalSite Assessment at this time (Phase 1) for disclosure of any concerning environmental conditions.

Municipality InspectionsInquire about any municipality inspections that might be required because of this real estate transaction andupdate/correct conditions per their requirements.

Building DescriptionThis is a freestanding commercial building currently subdivided into three business entities. The left half of thedownstairs houses and ongoing restaurant operation. The right side of the downstairs of the building is vacant but iscurrently configured as a bar. The entire upstairs is being used as multi-tenant residences. The upstairs has 11small bedrooms that are rented individually and three shared bathrooms and a common kitchenette area. Therewas also a central living room or lobby area upstairs. Two of the upstairs units were vacant at the time of ourinspection the rest were occupied.

Opinion Of Probable CostThis report provides recommendations, preliminary cost estimates and priorities for: remedying major deficiencies,updating ageing major components, and undertaking further detailed investigations. The recommendations are forremedial actions that are considered to be beyond the normal maintenance of the building.



The estimated opinions of probable costs are for the suggested remediation of the physical deficiencies ormodernization of outdated systems or components. The cost are based on the consultants resources andexperience. These costs are intended to assist you in developing a general understanding of the physical conditionof the subject property, and should be construed as preliminary numbers ONLY. The cost estimates provide anorder of magnitude; therefore, to attain precise figures professional contractors should be consulted. Costestimates are only provided for those items, or group of items, thought to cost about $1000 or more. Based on theconsultants judgement costs less than $1000 may be included in this report. The estimates could vary by as muchas 10 - 50%.

CredentialsDavid Chiaretta performed the site inspection and prepared this report. David has performed over 9500commercial and residential property inspections. He has worked for BPG Inspections and Consulting since 2014and is the North Bay area manager of BPG . He is American Society of Home Inspectors (ASHI) certified and a fullmember of the California Real Estate Inspection Association (CREIA) and has received training for commercialinspections from Carson-Dunlop training associates. He has certifications in HERS rating and Green Buildingpractices. He has been inspecting professionally for 29 years. He is a fully accredited member of the California RealEstate Inspection Association (CRIEA). He is certified real estate education instructor. He has training in moldinspections and lead risk assessment.

Documentation ReviewedNo documents were available at the inspection for review.

ADA SurveyAn ADA survey was NOT part of this PCA. Generally, Title III of the Americans with Disabilities Act (ADA) prohibitsdiscrimination by entities to access and use of areas of public accommodations and commercial facilities on thebasis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply withthe Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Facilitiesconstructed prior to this date are held to the lesser standard of compliance to the extent allowed by structuralfeasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to thedeficiency must be made.

At a office property with interior common areas, the areas considered as public accommodations are the site itself,parking, the exterior accessible route, the interior accessible route up to the tenant lease lines, and the interiorcommon areas, including the common area restrooms. ADA compliance issues inside tenant spaces are not withinthe scope of the survey.

PhotographsPhotos are inserted throughout the report and are intended to be used to further explain the conditions described.The photographs may not show the entire deficiency or all occurrences of the same deficiency.

2. StructureOur inspection of the structure included a visual examination of the exposed, readily accessible portions of the structure. These items were examined forvisible defects, excessive wear, and general condition. Many structural components are inaccessible because they are buried below grade or are behindfinished surfaces. Therefore, much of the inspection was performed by looking for visible symptoms of movement, damage and deterioration. Where thereare no symptoms, conditions requiring further review or repair may go undetected and identification is not possible without destructive testing. We make norepresentations as to the internal conditions or stability of soils, concrete footings and foundations, except as exhibited by their performance. We cannotpredict when or if foundations or roofs might leak in the future.

Styles & Materials

Foundation Type andMaterial:CMU Masonary Block

Floor Structure:ConcreteExtra Info : Sub flooring and framing under the raised portions of the restaurant were not accessible toview

WallStructure:Full Masonry



Roof Structure:Wood Rafters & Trusses1x Wood Roof Deck

Crawl Space:Not Accessible

Inspection ItemsFoundation

The exterior masonry walls extend down below grade indicating that they probably serve as the foundation of thebuilding as well. The one crawlspace area under the restaurant portion of the building was not accessible for reviewand we were unable to determine what type of footing might be present if any. Exterior walls appear to bereasonably plumb which is an indication that the building is not suffering from any significant settling at this time andwhatever type of foundation is present, seems to be serving as intended purpose.Slab foundations are primarily inspected from the exterior perimeters. Floor coverings limit our review of the slab atthe interior of the structure. The visible foundation is performing as intended. We noted several cracks but these arecommon in concrete slabs, no signs of significant differential movement and they did not appear to be anything outof the ordinary. Forecasting future performance is impossible because heavy rainfall, drought and otherunpredictable soil conditions can produce foundation movement.

Floor StructureThe ground floor has both raised floors and concrete slab. We were unable to access in the subarea that wouldallow us to view the condition of the support system under these raised floors. However, did not note any significantsloping or unevenness that would indicate a deficiency in the support system for these raised floors. Ideally thespace under the floor should be accessible for inspection and servicing of these areas but construction of this typeis typical in buildings of this age. Portions of the floors would need to be cut open to perform a thorough inspectionof the subarea. Performing such inspections beyond the scope of this review.The floor structure under the Bar portion of the building is a poured in place concrete slab. Floor coverings limit ourreview of the slab at the interior of the structure. Some minor settlement and cracks are not unusual. If cracksexpand beyond 3/16" in width, sealing them with caulking or an epoxy filler is recommended to deter moistureintrusion.

Wall StructureThe exterior walls are concrete masonry construction. These walls appear to be in good condition considering theirage and were serving their intended purpose. We did observe that moisture has permeated through the walls attimes. Such evidence was viewed at attic areas throughout the building. No damage has resulted as a result of thispast moisture. We recommend the exterior walls be kept well sealed with paint as part of routine buildingmaintenance. The paint condition at the time of our inspection was a reasonably good condition.

Roof StructureOur review of the attic framing was limited due to access restrictions but where viewed, we saw no visible signs ofcracked or damaged trusses/rafters/bar joists or signs of serious movement. The roof structure appears to beperforming as intended.

Crawl SpaceThe floors of the restaurant portion of the building are wood framed. We suspect there is a crawlspace under thisarea but no access was available to enter this subarea. The right dining room area of the restaurant is higher than



the other portions of the restaurant leading us to suspect that this area may be built over an existing slabfoundation. The building owner believes that steel plate in the kitchen may provide limited access to the crawlspacearea under the kitchen but this could not be opened as it would interfere with ongoing kitchen operations during thecourse of our inspection. Buildings of this age typically have a very low crawlspace. The wood framing under thisportion of the building is very likely very close to the soil and vulnerable to decay but no overt signs of any damageto the floors were noticed during the course of our inspection.

3. ExteriorOur inspection of the building exterior included a visual examination. Items are examined for defects, excessive wear, and general state of repair. Exteriorwood components are randomly probed. We do not probe everywhere. Varying degrees of exterior deterioration could exist in any component. Vegetation,including trees, is examined only to the extent that it is affecting the structure.

Styles & Materials

Wall Coverings:Masonry Block

Doors:A Variety of Door Styles and Materials

Windows:Thermal GlazedVinyl FramesMetal Frames

Drainage:Moderate. : Drains present

Drives/Parking:Asphalt

Walks & Patios:Standard Concrete

Inspection ItemsExterior

The exterior finish materials currently appear in typical condition. Anticipate normal maintenance requirements inthe future with possibly some isolated wood repair/replacement when you paint the exterior.The left exterior the building is in close proximity with the neighboring building and there is no access room to viewthis side of the building. A metal plate has been installed at the front rear of the building to prevent access to thisnarrow space. This significantly limited our review of this side of the building.



DoorsThe exterior door to the kitchen has some damage to the bottom corner of it that has been repaired with expandingfoam. This door may require repair or replacement in the future as this type of repair is usually not a durable fix.

WindowsSeveral door and window openings in the exterior walls have been filled in over the years. The door windowopenings on the north and south sides of the building were deliberately covered in order to comply with fire safetyrequirements due to the close proximity of neighboring buildings. There is a window at the front of the bar side ofthe building that was disclosed by the seller to have been filled in as part of reinforcement of the masonry walls.

Vinyl-framed dual-glazed windows have been retrofitted into the original frames of the second floor windows forenhanced energy efficiency and to insulate against street noise. Quite often, installation of these windows does notinclude re-flashing, which is used to limit moisture intrusion. It is important to keep these frames well sealed withcaulking to deter leaking around the frame perimeters.

No evidence of failed seals was noted at the time of our inspection. Detection of failed seals on multi-pane windowscan sometimes be difficult. Weather conditions, lighting, dirty glass and screens can limit the inspector's ability tocompletely evaluate these windows visually for evidence of condensation between the panes of glass. Because ofthis, per California Real Estate Inspection Association Guidelines (CREIA), we do not guarantee thedetection of all failed seals that might be present nor do we warranty the integrity of dual-glazed windowseals in the future. The seller should be consulted for any history of condensation that may form in thesethermopanes.

Guides are broken or loose on a single-hung window in apartment #10. We suggest maintenance and repairs beperformed.


Screen frame is damaged in upstairs room # 5.

Eaves, Soffits & Fascia [Not Present]

Porches/ Balcony



The wood frame stairs and porch at the rear of the building have damage to them. We recommend repairs be madeby licensed general contractor. Due to the age of these stairs, repair of the stairs is likely to trigger code upgrades inaddition to the repairs of damaged components. While we cannot predict what code enforcement upgrades mightbe required, interested parties should be aware that these improvements could at a considerable cost to repairestimates given.

Estimated cost of repair/replacement - $16,000 - $17,000

Crude storage areas have been constructed under the stairs. These are in deteriorated condition. The roofingmaterials over these auxiliaries structures are damaged, missing materials and improperly installed. Werecommend that these be removed or replaced

Drainage/SoilsGrading on this lot slopes towards to collection drains on the right (north) side of the building. Slope appearssufficient to avoid collection of water next to the foundation. Monitor the perimeter during heavy rains and make anynecessary corrections. Maintain drainage away from the foundation at all points. Include attention to minor details inany future landscaping changes.

It is beyond the scope of this inspection to perform tests on underground drainage systems. Drains should bechecked for debris and cleared of any blockage as part of routine maintenance. We suggest the client obtaininformation for the drain system from the sellers and/or verify this system functions properly.



Paving | ParkingThe parking area is currently configured with 17 marked spaces including one designated disability accessiblespace. This company can offer no determination as to the adequacy of these spaces for this structure.

The asphalt drive is sloped to drain and is serviceable with minimal tire tracking or settlement, but the asphaltsurface needs to be sealed soon. Bi-annual patching of cracks and resealing the entire surface extends the servicelife of this material. Maintaining and improving drainage along the edge of the drive is also worthwhile.

Landscaping [Not Present]

Walks | Patios | Terraces | BalconiesThe concrete walks have no significant cracks or uplifts but monitor for future tripping hazards.

4. RoofingOur inspection of the readily accessible roof system included a visual examination to determine damage or material deterioration. We walk on the roof onlywhen is it safe to do so and is not likely to damage the roof materials. We look for evidence of roof system leaks and damage. We cannot predict when or ifa roof might leak in the future.

Styles & Materials

Pitch:Low pitch

Materials:Thermoplastic PVC or TPOAge Is Reported To BeBetween 10 & 15 Years Old

Drains:Roof Drains

Inspection ItemsRoofing

The installed TPO roofing material is serviceable with normal signs of wear for its age and type. We estimate thisroof to be 10 to 13 years old. This type of roofing material, typically used on low-pitched roofs, has an expectedservice of 20-30 years. Specific prediction of future performance or the occurrence of isolated leaks is not possible.We recommend annual review and maintenance by licensed roofing contractor to ensure this roof meets its targetlife expectancy.

Flashings



Roof flashing details appeared to be in serviceable condition at the time of our inspection. Interested parties shouldbe aware that the metal flashing over the top of the parapet walls will occasionally require application masticpatching at the seams of the metal as part of routine building maintenance. We recommend annual review of roofand flashing details to to identify maintenance needs and protect against leaks.

Gutters/Roof DrainsRoof is designed to slope to the rear of the building. Two roof drains are present at the rear parapet wall to allow theroof to drain into downspouts. The roof does not have secondary drains but the size of the openings of theseprimary drains is larger than normal. It is good practice to inspect the roof during the fall before winter rains toensure that the roof and drains are clear of any debris to prevent water buildup on the roof.

SkylightsEvidence of past leaking was observed below the skylight at the center of the common lobby of the upstairsresidences. Staining was also observed on the framing of this same skylight as viewed from the attic. Based uponour visual review at the time of our inspection, we believe these leaks occurred prior to the installation of this roof asthe skylight details appear to be in good order with no obvious defects visible that would account for such leaking.However this is not a guarantee against future leaks and we suggest that the skylights be periodically check for anyfurther signs of leaking. Skylights should be regularly inspected and may require caulking as part of normalmaintenance.

5. Plumbing



Our inspection of the plumbing system included a visual examination to determine defects, excessive wear, leakage, and general state of repair. Plumbingleaks can be present but not evident in the course of a normal inspection. A sewer lateral test to determine the condition of the underground sewer lines isbeyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or privatewater supply systems, water quality, off site community water supply systems or private (septic) waste disposal systems unless specifically noted.

Styles & Materials

Water Piping:PublicDistribution Piping Is CopperThe Interior Shut Off(s) Not Located

Waste Piping:Cast Iron

Fuel Piping:Black Iron. : CSST

Water Heater:Two Water Heaters40-Gallon80-GallonGas

Inspection ItemsPlumbing

The building has a public water supply with copper service pipe and copper interior distribution pipe.

A water pressure reading could not be taken as there was no available hosebib to connect our gauge to. Basedupon our visual assessment of the water flow from the fixtures in the house, the pressure appeared to be adequateand within industry standards.

During the inspection the water was left running for about 5 minutes and all toilets were flushed at least three times.Not every section of the water piping and valves were accessible for inspection.

Shut-off valves and angle stops under kitchen or bathroom sinks and toilets are not turned on or off during theinspection. Inactivity can cause the seals in these valves to harden and crack over time, leading to the possibility ofleaking when turned. These valves sometimes drip when used after long periods of inactivity. We suggest all shut-off valves be turned regularly to ensure free movement in case of an emergency. Angle stops that are shut off arenot opened as they may be sealing an active plumbing leak. Further information about the operational status of anyfixture noted to have a supply valve shut-off should be obtained from the seller of the property.

Verification of the presence and condition of waste line clean-outs outside the footprint of this building is beyond thescope of this inspection. As waste lines are buried and inaccessible, determination of waste disposal system or thecondition of lines underground is not part of this inspection. Detection of broken or clogged buried waste lines canrarely be made from a visual review. Because of this, we recommend client consider having this property’s wastelines inspected by video camera by a qualified technician.

Judging the sufficiency of water flow in plumbing is a subjective evaluation. Determination of poor or serviceableconditions is judged based on your inspector's experience. We urge you to personally test the plumbing fixtures foryour own evaluation.

Waste PipeSome of the plumbing waste stacks are enclosed in the basement walls or other walls or blocked by storagepreventing an inspection of the stack(s).

This inspection does not guarantee that all items meet current building standards. When repairs are made bylicensed plumbers or other licensed trades expect the possibility that upgrading to current standards will be requiredincreasing the cost of the repairs.

It was not possible to confirm that all plumbing has proper plumbing vents. If you open areas or do other workupdating the plumbing venting to meet current standards might be required and can be expensive.Floor drains were not tested.



Fuel PipeWhere visible, gas lines were in serviceable condition. Not every section of the gas piping was accessible forinspection.

Water Heater(s)We found two water heaters for this building's hot water supply. One located in the kitchen of the restaurant andone located in the attic loft area above the restaurant kitchen prep area. These water heaters looked typical for theirage and were in good operating condition at the inspection. The water heater off the restaurant kitchen is an 85gallon tank and is a high-efficiency unit and has a manufacture date of 2015. The water heater in the loft over thefood prep area of the restaurant is a 40 gallon tank and has a manufacture date of 2019. We were unable todetermine which parts of the building's plumbing's are served by each of these two water heaters but they appear tooperate independently of each other.

• The unit over the kitchen prep area is a relatively new unit. A metal drain pan is installed under the tank incase of accidental leaking from the tank.

• Earthquake straps were installed around the water heater tank, but were not installed correctly. Werecommend shims be installed between the tank and the wall. At minimum, all water heatersshould be secured in accordance with California building code, or modifications made thereto bylocal city and/or county building departments. As water heater bracing requirements can vary fromcity to city, current requirements can be obtained from the local city or county buildingdepartments. When a kit is used, we suggest strap manufacturer's instructions be referred to forproper performance of these restraints.


• The water heater vent above the roof is damaged, we recommend it be replaced.

Estimated cost of installing proper earthquake restraint and replacing vent - $200-$320

• The water heater at the rear of the restaurant kitchen is 85 gallon tank with a high-efficiency burner. Thisappliance was manufactured in 2015. Unit was in good condition and operating at the time of ourinspection.


• Earthquake straps were installed around the water heater tank, but were not installed correctly. Werecommend shims be installed between the tank and the wall. At minimum, all water heatersshould be secured in accordance with California building code, or modifications made thereto bylocal city and/or county building departments. As water heater bracing requirements can vary fromcity to city, current requirements can be obtained from the local city or county buildingdepartments. When a kit is used, we suggest strap manufacturer's instructions be referred to for



proper performance of these restraints.

◦ Estimated cost of correcting seismic bracing- $122 - $180

Hose Connections [Not Present]6. Electrical

Our inspection of the electrical system included a visual examination of readily accessible components including a random sampling of electrical devices todetermine adverse conditions and improper wiring methods, grounding and overcurrent protection. Performing voltage tests, load calculations ordetermining the adequacy of the electrical system for future usage is outside the scope of this inspection. Telephone, video, audio, security system,landscape lighting, and other low voltage wiring was not included in this inspection unless specifically noted.

A Public Works Official approves an original electrical system and all additions at the time of the installation. This signed approval supersedes any, and all,written electrical codes. It is relatively impossible to ascertain what portions of this system a Building Official, has approved, and it is beyond the scope of anelectrical inspection to research these documents. This report is the result of a visual inspection that does not include identification or load testing ofindividual circuits. It is not a guarantee or warrantee toward the longevity of the life of this electrical system or equipment, nor is it a guarantee the buildingand electrical system will pass an inspection by a Public Works Official. This report does include an opinion of the condition of the electrical equipmentbased on acceptable standards and practices and also includes a non-binding cost estimate of repairs.

Styles & Materials

Service Entrance:UndergroundMeters Located: Outside BuildingMultiple Sub-PanelsSingle PhaseAndThree Phase

Panel:A Combination Of Breakers & FusesExtra Info : Five separate main service disconnect panels with meters

Receptacles & Switches:Three-slot DesignToggle Style

Wiring:Copper

Grounding:CopperUnable to verify grounding method

Inspection ItemsService Entrance

Service components are securely attached to the building and otherwise in good repair.Electrical service to this building is divided into five separate metered systems. Service size varies from in thevarious panels from 50- 200A. All panels have 240v service, though. One service, which we believe is for therestaurant, has three-phase service. We were unable to discern why there are 5 separate services for a buildingthat has three occupant zones. These meters are not labeled and we do not know which service supplies each ofthe individual businesses operating in this building. One of the panels (the 50amp service) was switched to the "Off"position. Determination as to the adequacy of these services for specific building needs is beyond the scope of ourinspection. We suggest interested parties contact a licensed electrician to evaluate electrical system and tracecircuits to determine which main disconnect panel's service the different areas of the building and which subpanels



circuits go to each part of the building as there appears to be some discrepancy about which panels are which partof the building as well.

Panel(s)We located six subpanels throughout the building:

• Two in the upstairs common area hallway in front of unit 11• One in the kitchen prep area of the restaurant• Two in the hallway between the restaurant and the bar• One in the restaurant kitchen

Sub panel, upstairs hall:

A pointed sheet metal screw has been used to secure one of the dead front covers to the front of the pane. A bluntscrew should be used to prevent the wire insulation from being cut by the screws.

These sub panels lack an isolated ground bar; the neutral and ground bars are connected or shared. Although itwas allowed in older panels, this is now considered improper, the grounding electrode conductor and the neutralwires should now be isolated from each other in a subpanel. We suggest consulting with a licensed electrician forcorrection options.

Sub panel, Bar hallway:

Wiring and breakers were visually reviewed and found to be in serviceable condition.



Restaurant subpanels:

Wiring and breakers were visually reviewed and found to be in serviceable condition.

One of these panels has three-phase circuitry.

WiringThe visible wiring appeared in good typical condition. Based upon labeling in the article panels, dedicated circuitshave been created for use with wall heaters in each of the apartment rooms. Calculating whether these areadequately sized for this purpose is beyond the scope of our inspection.Knob into wiring was observed in the attic space. No voltage was detected in this wiring were tested at samplelocations indicating that this wiring appears to be no longer in use. These findings in addition to the presence ofgrounding at all electrical outlets (which knob into wiring cannot provide) and no signs of old wiring at the newerpanels would lead us to believe that the knob into wiring has all been replaced. Knob into wiring in itself is notnecessarily dangerous. Should interested parties have concerns regarding the presence of active knob into wiring,we recommend this building's wiring be further evaluated by licensed electrician.

GroundingGrounding was detected at all tested outlets. We did not verify the grounding method or trace the groundingelectrode's throughout the building.

Receptacles & SwitchesWe do not check all outlets throughout the building but but do test a representative sample were accessible in allrooms. The tested outlets were in good condition except as noted below. Outlets behind equipment or otherwiseinaccessible were not checked.One outlet in the East wall of room #5 was inoperable when tested. The other tested outlets in the room operatedproperly.We recommend review and correction by a licensed electrician.



Cost of correction - Unable to determine.

FixturesNone of the exterior lighting was inspected or tested. Ask seller to confirm that the light fixtures work; repair/replaceexterior light fixtures as/if necessary.One of the light fixtures in the upstairs common area hallway was missing leaving an open junction box. Werecommend this fixture be replaced. A light fixture in the common area closet, upstairs is loose in the ceiling andhanging by its wiring; we recommend corrections be made. We also noticed several light fixtures in the upstairshallways had bulbs the one operating. We recommend replacement bulbs are making repairs as necessary torestore proper working order.

Estimated cost of repairs - $200-$385

Ceiling fans noted. Ceiling fans should be braced between ceiling joists. This is not always done which can allowthe fixture to work loose. Fan bracing could not be verified due to limited access and insulation in the attic. Werecommend these fans be periodically checked for looseness.

7. Heating and CoolingOur inspection of the heating and cooling system included a visual examination of the system's major components to determine defects, excessive wear,and general state of repair. Weather permitting, our inspection of a heating or cooling system includes activating it via the thermostat and checking forappropriate temperature response. Our inspection does not include disassembly of the furnace; therefore heat exchangers are not included in the scope ofthis inspection. Ceiling fans are not typically inspected as they are not within the scope of the inspection.

Styles & Materials

Number of Furnances:2

Warm Air Furnance:Natural gasForced AirElectronic IgniterThermostat(s): Standard Heat/Cool

Vent:Class "B" Vent(s)PVC



Warm Air Distribution:Blower FanDuctwork: Standard GalvanizedDisposable/Washable Filter

Number of Cooling Systems:1

Cooling System:Split System

Inspection ItemsHeating/Cooling Equipment

An 80% efficiency forced furnace is located in a closet off of the food prep area. This furnace serves the bardownstairs and the upstairs common lounge area. A high-efficiency 90%+ forced air furnace is located in the loftarea over the food prep room. This system serves the restaurant dining areas. Both units were manufactured in2017. Both gas fired forced air furnace responded to the thermostat and operated normally. We recommend annualreview and servicing by licensed HVAC contractor.

Furnace for upstairs andbar

Restaurant furnace

Heating - VentThe furnace for the upstairs and bar has standard class "B" galvanized metal venting. The high-efficiency furnacefor the restaurant has PVC pipe for venting material. Venting appear to be proper and in serviceable condition forboth units.

Heating - Warm Air DistributionThe duct distribution systems for both furnaces are divided into two zones by a dampers controlled by separatethermostats. Thermostats are located in the downstairs bar and upstairs common lounge area for the furnacesystem located in the closet off of the food prep area. There is a thermostat in each of the dining rooms for therestaurant to control airflow from the forced air system in the loft above the restaurant prep area. can be kept atdifferent temperatures. Thermostats responded to basic controls. The accuracy of their temperature control was notevaluated as part of our basic home inspection.

Damper control units



The cover is missing over a duct in the left wall of the bar. We recommend this cover be replaced to diffuse airproperly.

Cooling - Central SystemThe HVAC system for the restaurant also has air-conditioning. The condenser for this system is located at the rearexterior of the restaurant. This unit was manufactured in 2017. The air conditioner was operated during the courseof our inspection to check the function of the motor and compressor. The system appeared to run properly;however, no determination could be made of its efficiency with the cooler temperatures present on the day of ourinspection. As a detailed evaluation of the cooling capacity of this unit is beyond the scope of this report, we makeno warranty as to the system's adequacy to cool the interior space of this home. Interested parties should have thesystem inspected and serviced by a licensed HVAC contractor at the beginning of the cooling season.

Cooling - DistributionThe air distribution for the cooling system is identical to the heating system. Refer to the Heating Distributionsection above.

Cooling - Wall/Window UnitsAn evaporative ("swamp") cooler is present at the rear of the restaurant kitchen. This is used to cool the restaurantkitchen area. This unit appears to be only a few years old and was operable.

8. Attic/Ventilation/Crawl Space



This access was open and allowed a walk through inspection of the insulation and other attic conditions. Areas that were not visible from this vantage pointwere not examined. The inspector was not required to disturb insulation or vapor retarders or determine indoor air quality. BPG looks for evidence of pestactivity in the attic and building but it is not possible to determine if evidence is currently active or will become active in the future.

Styles & Materials

Attic Insulation:Extra Info : None present

Wall Insulation:Masonary

Attic Ventilation:Power Vent

Inspection ItemsInsulation - Attic [Not Present]

The attic was currently uninsulated. Installing insulation to provide R-30 insulation level or more will noticeablyreduce heating and cooling costs.

Estimated cost of insulating attic - $9130-$10,165

Insulation - Wall [Not Present]Masonry walls have high thermal mass, but no significant insulation value except that provided by air cavities in theconstruction. Unless significant remodeling is planned, it is very expensive to increase the insulation values of solidmasonry wall construction.

Ventilation - AtticTwo attic fans are installed through the roof membrane. These fans are thermostatically controlled. Neither thesefans was operable at the time of our inspection and the motors appeared to be frozen in place as they cannot beeasily turned by hand. We recommend replacement of these fans by a qualified trade professional to improveairflow through the attic and reduce heat buildup.

Estimated cost of repair- $420-$890

Ventilation - FansBathroom exhaust fans were operational when tested. We were unable to verify that all fans run to an exteriorlocation but where ducting from these fans was visible they did vent out of the building.



The restaurant has its own dedicated exhaust fan for the kitchen mounted on the exterior wall of the building thatwas operating at the time of our inspection.A number of the residential rooms had ceiling fans installed. Ceiling fans should be braced between ceiling joists.This is not always done which can allow the fixture to work loose. Fan bracing could not be verified due to limitedaccess and insulation in the attic. We recommend these fans be periodically checked for looseness.

9. InteriorOur inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only a representative sample ofaccessible components was inspected.

Styles & Materials

Walls and Ceilings:Drywall & PlasterMasonry

Floors:Variety of MaterialsCarpet & VinylConcreteLaminate

Inspection ItemsInteriors

A hole approximately 4 inches in diameter was detected under the hall carpeting in front of the upstairs apartmentnumber 11. We recommend this opening be patched. Carpeting would need to be rolled back to perform such arepair.

Interior walls are are finished with a combination of drywall and lathe and plaster. Cracking was observed in the wallfinishes throughout the building but most noticeably in the upstairs rooms. This is common with older buildings,especially those with lath and plaster. These types of cracks are usually cosmetic in nature. Old plaster walls andceilings lose their elasticity, becomes powdery and fragile, and often breaks its "key" connection to the supportinglath. Under such conditions you can expect plaster repair of some significance when wallpaper is removed or otherdecorating work undertaken. When plaster ceilings have a number of cracks, it is often simplest to drywall over thelath and plaster for a smooth finish and secure ceiling.

A moisture staining was noted below the skylight over the common lounge area of the upstairs. Staining was alsonoted on the framing and drywall of the skylight well as viewed from the attic. These areas were dry at the time ofour inspection. Based on the observations made at the roof, we believe these are from the previous roof or skylight



installation. We recommend the stains be painted over with a stain blocking paint and that this area be periodicallymonitored for any renewed signs of leaking.

NOTE: There was a white, powdery material observed on portions of the of the concrete exterior walls of the atticareas. This is known as efflorescence, and it occurs as a result of moisture being absorbed into the masonry, andthen evaporating out if it. Efflorescence typically occurs when Moisture permeates the walls from the exterior.There are several possible causes for such occurrences, including but not limited to, past roof leaks at theperimeter walls or from rain water soaking through the concrete after periods of extended rainfall. This condition isgenerally a cosmetic consideration and no damage has occurred as a result of this condition to this point. Asmentioned elsewhere in this report, we recommend that the exterior walls be maintained in them well sealedmanner as practical as part of routine building maintenance.Moisture stains were observed on the ceiling of the upstairs West hallway. This area was dry at the time of ourinspection. BPG cannot warranty against future leaking but based upon our observations of the roof, we believethese are from a previous roof covering. We recommend the ceiling be re-plastered, painted with a stain blockingpaint and this area be periodically monitor for any reappearance of moisture.

Moisture stains were observed on the ceiling of the furnace closet off of the restaurant food prep area. These stainswere dry at the time of inspection. This is located approximately under the upstairs bathrooms and we suspect thatthere was a previous leak at these bathrooms. We recommend the stains be painted over with a stain blockingpaint and that this area be periodically checked for any further signs of moisture. We are unable to determine ifdamage exists within the wall, ceiling and/or floor. Removal of finished surfaces would be necessary to ascertainthe extent of damage, if any, within this area. We suggest finish surfaces be removed and interior space beinspected by a qualified trade specialist. Any damaged materials should be repaired or replaced, as necessary.



Walls in the overhead loft areas above the ceilings of the ground floor showed signs of past moisture intrusion.Walls were discolored and the wall finishes were deteriorated. Some corrosion was noted to the metal ledgersattached to these walls but this corrosion is not significant enough to warrant any repairs to them at this time. Seecomments regarding exterior walls at other locations throughout the report regarding this condition. We recommendthe drywall on these surfaces be removed replacement of this drywall is optional at client's discretion.

There are two walk-in refrigeration units adjoining the restaurant area of the building. Neither these two units arecurrently in operation. The condensers for this equipment are located under the staircase at the rear of the building.They appear to be in deteriorated condition. Evaluation of refrigeration equipment is beyond the scope of ourinspection. If interested in determining the feasibility of restoring these units to operating condition, we recommendequipment be evaluated by a licensed refrigeration specialist.

Please be advised that a mold inspection is beyond the scope of this standard building inspection asdefined by ASTM E2018-15 . This inspection did not include an inspection for mold.

Interior Safety Systems1. EXIT lights and Emergency lights were spot tested where possible. Various EXIT lights are dark and

various Emergency lights did not respond to test button. Have a contactor review all such lights andrepair/replace bulbs/fixtures as necessary.

2. We observed fire extinguishers near the front and rear egress points of the upstairs common area. Werecommend having a licensed specialist review locations and check the charge level of all fireextinguishers and repair/replace/service them as necessary.



This structure has a smoke and fire alarm system installed throughout the building. This is a monitored system. Wedid not attempt to test any the components of this system. We suggest obtaining operational details from thebuilding owner.

NOTE: Any fire suppression equipment for the restaurant kitchen was not evaluated as part of ourinspection.

Common Stairs, Halls and ExitsStaircase handrail lacks a proper return. Ends of the railing should return to the wall or a newel post to preventclothing or accessories from catching on railing. We recommend consulting with a licensed general contractor orqualified carpenter for suggestions modifying this railing to make it safer.We verified that the stairs have proper lighting.

10. KitchenOur inspection of the kitchen included a visual examination of the readily accessible components to determine defects, excessive wear, and general state ofrepair. We tested basic, major built-in appliances using normal operating controls. Accuracy and/or function of clocks, timers, temperature controls and selfcleaning functions on ovens is beyond the scope of our testing procedure. Refrigerators or other appliances were not tested or inspected unless specificallynoted.

Styles & Materials

Kitchen Appliances:One SinkResturant Kitchens Not Evaluated



Inspection ItemsKitchen

The sink in the common kitchenette area at the upstairs rooms was tested and found to be in serviceable condition.There are permanent no cooking appliances installed.

11. BathroomsOur inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls,proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequatewater pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report.

Styles & Materials

Tubs & Showers:

Inspection ItemsSink(s)

Hot and cold water supplies are reversed on the sink faucet in rear sink of upstairs bathroom. We recommendcorrections be made, as needed.The wood vanity cabinets in the upstairs rear bathrooms are missing faceplates, have loose doors and are moisturedamaged. We recommend these vanities be replaced.

Estimated cost of replacement - $450 to $1095 / vanity

Toilet(s)Serviceable, toilets labeled as a low-flow toilet.

Bath(s)There is a single free-standing cast iron bathtub in one of the common upstairs bathrooms. This bathtub was inserviceable condition.

Bathroom Finishes and Other CommentsThe veneer of one of the upstairs bathroom doors has been damaged. We recommend replacement of the door.




Voids were noted in the tile grout of the bathroom with a bathtub. We recommend tile be regrouted as part ofroutine building maintenance.

Discoloration and unevenness noted to the floor coverings adjacent the toilets and shower of the upstairsbathrooms This is an indication that moisture infiltrated under the floor covering and might indicate moisturedamage to the flooring and underlayment. We recommend replacement of the floor coverings and any underlyingdamaged materials and that correction of moisture source be verified.

Estimated cost of repairs- $870 - $1350 per bathroom

The downstairs bathroom floors and walls consist of smooth, hard, non-absorbent surfaces as required. Exposedplumbing in the downstairs bathrooms is adequately insulated.

The adequacy of the bathroom facilities for particular business uses is beyond the scope of our evaluation.The freestanding cast-iron bathtub sits directly on the subfloor. The tile floor of the bathroom was installed aroundthe feet of the bathtub. These low areas around the bathtub feet will tend to collect debris and moisture and will beharder to maintain in a sanitary condition.

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