Commercial Building Inspection Services

Any building is a rather complex “machine”.  It has many subsystems and interlocking parts, all working as part of one (1) system.  When you purchase any commercial building (non-residential), you need to be sure all parts are working properly and not on the verge of failure or have been improperly installed.  So, the primary purpose your pre-purchase inspection for a commercial building is to protect you from defects or problems that may not be obvious to you or your commercial realtor – at first or second glance.

At Duxbury & Associates-Building Inspection and Consulting Ltd., we have professional inspectors to go through your commercial building, from top to bottom inside and outside and identify potential problems — problems you should know about before you complete the purchase, which could otherwise cost you a LOT of time and money.

As a minimum, we provide a VERY detailed Report on the following:

Roof – from ground level, eaves or rooftop:

  • the roof covering;
  • the presence of any exposed membrane;
  • slopes;
  • evidence of significant ponding;
  • the gutters & the downspouts;
  • the vents, flashings, skylights, chimney and other roof penetrations;
  • the general structure of the roof from the readily accessible panels, doors or stairs (if any); and
  • any obvious need for repairs.

Exterior:

  • the siding, flashing and trim;
  • all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fasciae;
  • any need of repair, any safety issues regarding intermediate balusters, spindles or rails for steps, stairways, balconies and railings;
  • a representative number of windows;
  • the vegetation, surface drainage and retaining walls, likely to adversely affect the structure;
  • the exterior for accessibility barriers;
  • the storm water drainage system (where visible at the surface);
  • the general topography;
  • the parking areas & sidewalks;
  • exterior lighting
  • the landscaping;
  • determine that a 3-foot clear space exists around the circumference of fire hydrants; and
  • describe the exterior wall covering(s).

Wood Decks and Balconies:

  • visually, for deck and balcony members that are noticeably out of level or out of plumb;
  • visible decay, paint-failure and buckling;
  • nail pullout (nail-pops) and fastener rust, iron stain and corrosion;
  • verify that flashing was installed on the deck-side of the ledger board;
  • vertical members (columns) that have exposed end-grains;
  • obvious trip-hazards & non-graspable handrails;
  • guard railings for height less than the clear, 42-inch minimum;
  • guardrails and infill for openings that exceed the 4-inch maximum;
  • open-tread stairs for openings that exceed the 4⅜-inch maximum;
  • the triangular area between guardrails and stairways for openings that exceed the 6-inch maximum;
  • built-up and multi-ply beam spans, for butt-joints;
  • notchesin the middle-third or lower 1/3 of solid-sawn wood spans;
  • large splits longer than the depths of solid-sawn wood members;
  • building-egress blocked, covered or hindered by deck construction; and
  • the possibility of wetting from gutters, downspouts or sprinklers.

Basement, Foundation and Crawl space:

  • visually, the basement /crawl space & the foundation;
  • the visible structural components;
  • the location of under-floor access openings;
  • any present conditions or clear indications of active water penetration observed;
  • wood in contact with or near organic soil;
  • any general indications of foundation movement that are observed, such as, but not limited to: sheetrock cracks, brick cracks, out-of-square door frames, or floor slopes; and
  • any cutting, notching or boring of framing members that may present a structural or safety concern.

Heating and Ventilation:

  • multiple gas meter installations, such as a building with multiple tenant spaces and verify that each meter is clearly and permanently identified with the respective space supplied;
  • the heating systems using normal operating controls and describe the energy source and heating method;
  • any need of repair, as to heating systems that do not operate;
  • if the heating systems are deemed inaccessible and verify a permanent means of access, with permanent ladder(s) and /or catwalk(s) is present for equipment and appliances on roofs higher than 16 feet;
  • verify the presence of level service platforms for appliances on roofs with a slope of 25% or greater;
  • verify that a luminaire(s) and receptacle outlets are provided at or near the appliance;
  • verify that the system piping appears to be sloped, to permit the system to be drained;
  • connectors, tubing and /or piping that might be installed in a way that exposes them to physical damage;
  • wood framing with cutting, notching or boring that might cause a structural or safety issue;
  • pipe penetrations in concrete and masonry building elements to verify that they are properly sleeved;
  • exposed gas piping for identification by a yellow label identifier occurring at intervals of 5 feet or less;
  • determine if any appliances or equipment with ignition sources are located in public, private, repair or parking garages or fuel-dispensing facilities;
  • verify that fuel-fired appliances are not located in or obtain combustion air from sleeping rooms, bathrooms, storage closets or surgical rooms;
  • for the presence of exhaust systems in occupied areas where there is a likelihood of excess heat, odors, fumes, spray, gas, noxious gases and/or smoke;
  • verify that outdoor air-intake openings are located at least 10 feet away from any hazardous or noxious contaminant sources, such as vents, chimneys, plumbing vents, streets, alleys, parking lots or loading docks;
  • outdoor exhaust outlets for the likelihood that they may cause a public nuisance or fire hazard due to smoke, grease, gases, vapors or odors;
  • the potential of flooding or evidence of past flooding that could cause mold in ductwork or plenums; and for condensate drains, at the minimum.

Cooling:

  • multiple air-conditioning compressor installations, such as buildings with multiple tenant spaces; verify that each compressor is clearly and permanently identified with the respective space supplied;
  • the central cooling equipment is using normal operating controls;
  • verify that luminaire and receptacle outlets are provided at or near the appliance;
  • verify that a permanent means of access, with permanent ladders and /or catwalks, is present for equipment and appliances on roofs higher than 16 feet;
  • verify the presence of level service platforms for appliances on roofs with a slope of 25% or greater;
  • wood framing with cutting, notching or boring that might cause a structural or safety issue;
  • pipe penetrations in concrete and masonry building elements to verify that they are sleeved;
  • piping support;
  • connectors, tubing /piping that might be installed in a way that exposes them to physical damage;
  • the potential of flooding or evidence of past flooding that could cause mold in ductwork and plenums; and
  • condensate drains.

Plumbing:

  • verify the presence of and identify the location of the main water shut-off valve to each building;
  • verify the presence of a back-flow prevention device if a cross-connection may occur between the water-distribution system and non-potable water or private source;
  • the water-heating equipment, including combustion air, venting, connections, energy-source supply systems and seismic bracing and verify the presence or absence of temperature-/pressure-relief valves and /or Watts 210 valves;
  • flush a representative number of toilets;
  • water-test a representative number of sinks, tubs and showers for functional drainage;
  • verify that hinged shower doors open outward from the shower and have safety glass-conformance indicators;
  • the interior water supply, including a representative number of fixtures and faucets;
  • the drain, waste and vent systems, including a representative number of fixtures;
  • describe any visible fuel-storage systems;
  • test sump pumps with accessible floats;
  • describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves;
  • determine whether the water supply is public or private;
  • assess the water supply by viewing the functional flow in several fixtures operated simultaneously and report any deficiencies as in need of repair;
  • report as in need of repair deficiencies in installation and identification of hot and cold faucets;
  • report as in need of repair mechanical drain stops missing or do not operate if installed in sinks, lavatories and tubs;
  • report as in need of repair commodes that have cracks, are improperly mounted on the floor, leak, or have tank components that do not operate; and
  • piping support, at the minimum.

Electrical:

  • the service drop /lateral;
  • the meter socket enclosures;
  • the service-entrance conductors and report on any noted deterioration of the conductor insulation or cable sheath;
  • the means for disconnecting the service main;
  • the service-entrance equipment and report on any noted physical damage, overheating or corrosion;
  • determine the rating of the service disconnect amperage, if labeled;
  • panel boards and over-current devices and report on any noted physical damage, overheating, corrosion, or lack of accessibility or working space which would hamper safe operation, maintenance or inspection;
  • any unused circuit-breaker panel openings open & unsafe;
  • absent or poor labeling;
  • the service grounding and bonding;
  • a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be AFCI-protected;
  • any noted missing or damaged faceplates or box covers;
  • any noted open junction boxes or open wiring splices;
  • any noted switches and receptacles that have been painted;
  • test ground-fault circuit interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs using the built-in test button, where possible;
  • the presence of solid-conductor aluminum branch-circuit wiring, if readily visible;
  • any tested GFCI receptacles where power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not installed properly or did not operate properly, any evidence of arcing or excessive heat, or where the receptacle was not grounded or was not secured to the wall;
  • the absence of smoke detectors; and
  • thepresence of flexible cords being improperly used as substitutes for the fixed wiring of a structure or running through walls, ceilings, floors, doorways, windows, or under carpets.

Fireplaces:

  • open and close the damper doors, if readily accessible and operable;
  • review hearth extensions and other permanently installed components; and
  • report if in need of repair deficiencies in the lintel, hearth or material surrounding the fireplace, including clearance from combustible materials.

Attic Ventilation and Insulation:

  • the insulation in unfinished spaces;
  • the ventilation of attic spaces;
  • mechanical ventilation systems; and
  • the general absence or lack of insulation and other issues.

Doors, Windows and Interior:

  • open and close a representative number of doors and windows;
  • inspect walls, ceilings, steps, stairways and railings;
  • inspect garage doors and garage door-openers;
  • inspect interior steps, stairs and railings;
  • review loading docks;
  • ride all elevators and escalators; and
  • report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
Exit door blocked…

Life-Safety:

  • fire access roads and report on any obstructions or overhead wires lower than being safe;
  • the address or street number to determine whether it is visible from the street, with numbers in contrast to their background;
  • determine whether a 3-foot clear space exists around the circumference of fire hydrants;
  • verify that hinged shower doors open outward from the shower and have safety glass-conformance indicators;
  • determine whether the storage of flammable and combustible materials is orderly, separated from heaters by distance or shielding so that ignition cannot occur, and not stored in exits, boiler rooms, mechanical rooms or electrical equipment rooms;
  • determinewhether a “No Smoking” sign is posted in areas where flammable or combustible material is stored, dispensed or used;
  • thepresence of fire alarm systems;
  • alarm panel accessibility;
  • thepresence of portable extinguishers and determine whether they are located in conspicuous and readily available locations immediately available for use and not obstructed or obscured from view;
  • determine whether a portable fire extinguisher is stored within a 30-foot travel distance of commercial-type cooking equipment that uses cooking oil or animal fat;
  • determinewhether manual-actuation devices for commercial cooking appliances exist near the means of egress from the cooking area and is clearly identifying the hazards protected;
  • determine whether the maximum travel distance to a fire extinguisher is within 75 feet;
  • thepresence of sprinkler systems and determine if they were ever painted other than at the factory;
  • thepresence of emergency lighting systems;
  • exit signs, at all exits and inspect for independent power sources, such as batteries;
  • thepresence of directional signs where an exit location is not obvious;
  • thepresence of signs over lockable exit doors;
  • penetrations in any walls or ceilings that separate the exit corridors or stairwells from the rest of the building;
  • fire-separation doors that appear to have been blocked or wedged open, or that do not automatically close and latch;
  • exit stairwell handrails and for exit trip-hazards;
  • thepresence of at least two (2) exits to the outside, or at least one exit has a maximum travel distance of 75 feet;
  • exit doorways to determine that they are less than 32 inches in clear width;
  • determine whether the exit doors were locked from the inside, chained, bolted, barred, latched or otherwise rendered unusable;
  • determine whether the exit doors swing open in the direction of egress travel; and
  • the storage to determine if it is potentially obstructing access to fire hydrants, fire extinguishers, alarm panels or electric panel boards, or if it is obstructing aisles, corridors, stairways or exit doors, or if it is within 18 inches of sprinkler heads, or if it is within 3 feet of heat-generating appliances or electrical panel boards.

Additionally, we also provide:

  • ‘Down-sizing’ Consultations
  • General Real Estate Advice
  • Consumer Advocacy
  • Trouble-shooting /Investigation
  • Contractor Oversight
  • Problem-Solving
  • New Home Warranty-Checks (12 months /15 months /2 and 5-years)
  • Safety Checks
  • Trade & Contractor Liaison (no actual referrals to avoid conflict of interest)
  • Depreciation Reports (specializing in self-managed Stratas)
  • Court Litigation Preparation and Expert Witness Support
  • Consulting services for Homeowners and Strata /Co-Op Administrations
  • Deciphering Depreciation and Engineering Reports
  • Mechanical Insulation Inspections (pipes & ductwork)
  • Lender /Insurer Inspections = Due Diligence
  • Seller Inspections = Preparation & Empowerment
  • Deficiency Inspections – New Construction
  • Condition Inspections – ‘Turnovers’ for Rentals /Leases /Co-op Housing
  • Rental Condition Checks – Be Sure You Know What You’re Moving Into
  • Quality Control Checks – Contract work /Project completions
  • Project-Planning /Feasibility
  • Condo-Purchasing Consulting (experienced, Licensed Strata Property Manager for 12 years)
  • Maintenance Checks and Advice
  • Insurance Claim Assistance /Advocacy
  • “Open House” Inspections
  • Mobile Homes