Property Address:
Jim Difranco and Roger Day
P.O. Box 14222
Springfield, MO 65814
417-288-5103 www.BetterSolutionsGroup.com

Better Inspections Bush Ramlow & Shore PC
Cover Page .................................................................1
Table of Contents ........................................................2
Intro Page ...................................................................3
1 Exterior Property ......................................................5
2 Exterior Building.....................................................10
3 Interior Building ......................................................19
4 Electrical System ...................................................20
5 Plumbing ................................................................23
6 Heating, Ventilating, and Air Conditioning..............26
7 Life-Safety..............................................................28
3854 South Ave

Better Inspections
Date:
Property:
Time:
Customer:
Bush Ramlow & Shore PC
Report ID:
Real Estate Professional:
It has been a pleasure to provide this inspection service and report for you according to InterNACHI's Commercial Standards
Of Practice. This report highlights items of note or concern discovered during our inspection. Of course, as a visual nondestructive inspection, limited to a reasonable period of time, there may be latent defects that were not discovered.
Remember we do have your best interests in mind and we are happy to answer any questions that you might have about the inspection.
Inspectors:
Jim Difranco
Roger Day
InterNACHI Commercial Inspection Report
This commercial inspection was performed in accordance with InterNACHI's Commercial Standards Of Practice www.nachi.org/comsop.htm
.
This standard is designed as a baseline from which the inspector and client can develop and agree to a scope of work that may deviate from this standard depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk tolerance of the client. The level of due diligence should be set where the cost, in time and money, of acquiring information about the subject property will not likely exceed the value of that information. Therefore an inspection performed in accordance with this standard will not be technically exhaustive. In recognizing that the client likely has the goal of acquiring information about the subject property at a cost, in time and money, that does not exceed the value of that information, representative observations are not just permitted by this standard, but recommended as well.
The client should understand that no inspection report is completely accurate. A report is only the written communication of the observations made and research conducted by the inspector. The report contains those items which in the inspector's opinion are likely to be of interest to his/her client. The client should understand that the inspection report is, to a large degree, the subjective opinions of the inspector based on his/her observations and research within the limits of access, time, and budget and without the aid of special equipment or meters and without dismantling, probing, testing, or troubleshooting and without detailed knowledge of the commercial property, its components or its systems. The inspection report is not much more than a subjective professional opinion. An inspector performing a commercial inspection in accordance with this standard is not practicing architecture or engineering. This inspection is not a warranty and the inspection report is merely the written communication of the inspector's subjective opinion on the condition of the subject property.
The level of accuracy of information varies depending on its source. The inspector may rely on information obtained to the extent that the information appears to be accurate and complete. This standard does not require the inspector to independently verify the accuracy of the documents reviewed by the inspector or included in the report nor the statements made by those interviewed by the inspector. The inspector is not a fraud investigator and this standard does not require the inspector to look for intentionally hidden deficiencies in the subject property. The inspection report is supplementary to the seller's disclosures.
3854 South Ave

Better Inspections Bush Ramlow & Shore PC
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this building. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI) = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this building or building.
Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
Type of building:
Office
Approximate age of building:
11 Years
Building Faces:
West
Temperature:
90-95
Weather:
Clear
Ground/Soil surface condition:
Dry
Rain in last 3 days:
No
Radon Test:
No
Water Test:
No
3854 South Ave

Better Inspections Bush Ramlow & Shore PC
1.1 GENERAL TOPOGRAPHY, PARKING AREAS AND SIDEWALKS
1.2 EXTERIOR LIGHTING AND LANDSCAPING
1.3 FENCING
IN NI NP RR
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IN NI NP RR
Styles & Materials
Driveway:
Asphalt
Parking lot
General Topography:
Flat
Number of parking spaces:
28
Access Roads:
City Street
1.4 SIGNAGE
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
1.0
(1) The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Recommend trimming maple tree foliage to six feet away from the building. This is permissible when a tree that is growing on an adjacent property extends past the property line. This will reduce the volume of leaves reaching the roof.
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1.0 (1) Tree limbs
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1.1
(1) Asphalt pavement displays cracks. Grass and weed growth is present in some of the cracks. This includes gaps between the pavement and concrete curbing. To forestall continued deterioration, fill larger cracks and gaps with compatible sealant, and re-seal asphalt surfaces. Recommend sealer with 50% coal tar emulsion (more often available from asphalt company than a retail store). Optionally, add 25% by volume sharp silica sand to fill smaller voids in pavement surface.
1.1 (1) Cracks in asphalt
1.1 (1) Cracks in asphalt 1.1 (1) Cracks in asphalt
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(2) The minimal height of the curb at the stoop of the north exterior door on the east side is a potential tripping hazard. A step of 4 or more inches is more likely to be noticed. Recommend painting this lowered section with yellow paint as a warning.
3854 South Ave
1.1 (2) Trip hazard
1.1 (2) Trip hazard

Better Inspections Bush Ramlow & Shore PC
(3) No compressible expansion material was observed between the exterior paving and the building. In turn, the likelihood of crack development is greater, despite the presence of control joints. Some such cracks are present.
1.1 (3) No compressible expansion material
(4) The back of curbing is exposed in several locations, revealing honeycomb. Best practice is to parge with mortar any honeycomb after curb installation. Recommend parging honeycomb on back sides of curbs to forestall deterioration from moisture and freezing effects.
1.1 (4) Honeycombed concrete 1.1 (4) Honeycombed concrete
(5) Rust stains on front walk have resulted from water dripping from the corroding steel lintel above.
1.1 (5) Rust stains
3854 South Ave

Better Inspections Bush Ramlow & Shore PC
(6) Crack in curb, possibly due to subsurface movement. Recommend exterior sealant to forestall spalling and growth of the crack. The ideal remediation is to cut out a section of the curb containing the crack, and replace with new curb. Dowel the new section to the existing sections, filling joints between new and existing with compressible expansion material and exterior sealant.
Also, large gap between concrete curb and asphalt paving, filling with debris. Recommend spraying out debris and filling with exterior sealant, as mentioned in other comment concerning cracks in asphalt pavement.
1.1 (6) Crack in curb
1.1 (6) Large gap
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1.2
(1) During the day, one of the two flag pole lighting fixtures was on, despite wiring to a photo cell which would typically not turn lights on until dusk. The photocell may be defective and the bulb in one light fixture may be bad.
1.2 (1) Flag pole lights
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Better Inspections Bush Ramlow & Shore PC
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1.3
(1) The screening fence for the dumpster shows signs of aging. Pieces are missing from some boards.
1.3 (1) Missing pieces of fencing
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1.4
(1) Accessible parking signs are installed with the distance from the pavement to the bottom of the main sign at 51 inches, short of the 60 inch minimum dimension required by accessibility standards. Recommend installing pre-cast concrete wheel-stops for the two accessible parking spaces to prevent contact between vehicles and sign posts. Alternately, new sign posts with signs at proper height could be installed in the walk, 30 inches behind the curb.
1.4 (1) Accessible parking signs 1.4 (1) Accessible parking signs 1.4 (1) Accessible parking signs
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(2) Sign near street with building street address and listing of tenants.
1.4
3854 South Ave

Better Inspections Bush Ramlow & Shore PC
2.0 ROOF COVERINGS
2.1 ROOF FLASHINGS
2.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
2.3 ROOF DRAINAGE SYSTEMS
2.4 EAVES, SOFFITS AND FASCIAS
IN NI NP RR
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Styles & Materials
Siding Style:
Brick
Siding Material:
Full brick
Exterior Entry Doors:
Insulated glass
Viewed roof covering from:
Walked roof
Roof-Type:
Flat (less than 3/12 pitch)
Roof Covering:
Galvalume metal
2.5 SIDING, FLASHING, AND TRIM
2.6 DOORS (Exterior and check against accessibility barriers)
2.7 WINDOWS (a representative number)
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2.8 OTHER
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
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IN NI NP RR
2.0
(1) The roof exhibits several minor defects and efforts to patch problems. Some miscellaneous debris is present along with leaf debris. Leaves should be removed from roof surfaces. Decaying leaves are acidic and can adversely affect the panel finish. Recommend attention to defects and removal of debris, followed by periodic monitoring of roof conditions.
Where additional waterproofing is required, recommend brush-on Inland Coatings RC-2200 rubber seam compound, and urethane sealant as appropriate. (Do not use silicone sealant.) Where fasteners must be replaced, use a larger fastener with neoprene and metal washers.
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3854 South Ave
2.0 (1) Minor defects and debris 2.0 (1) Leaf debris

Better Inspections Bush Ramlow & Shore PC
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(2) Some of the standard stitch screws in roof panels have had sealant applied to them where they are near to the gutter. It is understood that a past ice damming problem occurred along the gutter.
2.0 (2) Sealant on screws
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(3) Gas piping has not been maintained in a painted or covered condition, and has in turn corroded. This corrosion has in turn caused corrosion stains on the galvalume roof panels due to galvanic action (dissimilar metals). This is a result of gas piping corrosion (iron oxide) being transferred to the aluminum coated roof panel by the effects of precipitation. Recommend painting or covering gas piping. Recommend removal of corrosion stains from roof panels. For light stains, an abrasive cleanser can be effective.
2.0 (3) Metal roof stains 2.0 (3) Pipe corrosion
3854 South Ave

Better Inspections Bush Ramlow & Shore PC
(4) The PVC condensate line for one of the rooftop units appears to have been both lengthened and shifted from the panel pan where it had apparently been previously located. Corrosion on the roof panel is evident. This can occur when dissolved copper ions in the condensate leaving the rooftop unit cause galvanic corrosion. Recommend extending all condensate lines to the gutter.
2.0 (4) PVC condensate line
(5) Treated wood blocks were used to support the gas piping, and should never be used on any roof, especially a metal roof.
These interfere with the flow of water. The wood becomes moist, creating corrosion beneath them. Treated wood preservatives include various salts and copper sulfate which enhance the process of corrosion, as is the case on this roof.
Recommend removal of wood blocks and installation of a pipe support system compatible with the roof. Recommend removal of corrosion and either painting of affected areas or application of brush-on Inland Coatings RC-2200 rubber seam compound. For severe corrosion, wire brushing or power sanding may be employed to completely remove it. Insure surface areas to be coated are completely clean and thoroughly rinsed with water.
2.0 (5) Pressure treated wood 2.0 (5) Corrosion on roof
2.0 (5) Corrosion on roof
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2.1
(1) It is not the best practice to attach metal parapet caps with surface applied fasteners. Fasteners used include metal washers, and some have unsurprisingly worked loose. Recommend replacement with larger screws with both metal and neoprene washers.
2.1 (1) Loose screws 2.1 (1) Loose screw
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(2) Sealant has been applied over some screws and at joints between parapet cap sections. This sealant is now brittle.
Recommend new screws per previous comment, and removal and replacement of sealant between parapet cap sections.
3854 South Ave
2.1 (2) Old sealant
2.1 (2) Old sealant

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(3) The deflectors for rooftop units are so low that they are unlikely to perform their function of directing water around the unit during intense rainfall. On a metal roof with a slight slope, water deepens when the volume of rain exceeds the speed at which it can flow off of the roof. Recommend 6 inch tall rain deflectors for the two units toward the east side.
2.1 (3) Curb deflector 2.1 (3) Curb deflector
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2.3
(1) The gutter on the east side is mounted too high, which can be a major factor in ice damming, since it prevents ice from sliding off of the roof. I understand that the heat tape was installed in the gutter to help solve ice damming. Optionally, the gutter could be lowered with the use of different brackets, such that the outer top edge of the gutter is one inch below the top of the roof panel pans.
3854 South Ave
2.3 (1) Gutter too high

Better Inspections Bush Ramlow & Shore PC
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(2) Downspouts discharge close to building, not extending past the curb. Recommend replacing bottom elbows with a longer ones which extend to the middle of the curb, so that water reaches the paved area, and does not accumulate next to the building foundation.
2.3 (2) Downspout 2.3 (2) Downspout 2.3 (2) Broken splashblock
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2.5
(1) Masonry is not waterproof. Sealing it with a clear breathable water-repellent coating product can extend its service life, while also increasing protection from the effects of moisture migrating through the masonry. Note that coatings for sealing masonry typically slightly darken the color tone of the masonry. Recoating is typically required every 10 years.
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(2) Crack observed at east end of south parapet. Recommend application of masonry sealant.
2.5 (2) Crack
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(3) The lower portion of masonry on the north side is dirty from splatter during rains. Recommend cleaning, and consider application of water-repellent coating to reduce effects of moisture on the masonry.
2.5 (3) Dirty masonry
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2.6
(1) Exterior steel doors display corrosion. Remove door; clean corrosion, oil, and dirt from surfaces; and repaint.
3854 South Ave
2.6 (1) Corrosion on doors 2.6 (1) Corrosion on doors

Better Inspections Bush Ramlow & Shore PC
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(2) The east steel exit door from the lease space is slightly warped, but does latch. Recommend application of weatherstripping to overcome the failure to close tightly to the frame. Replacement is another option.
2.6 (2) Slightly warped door 2.6 (2) Slightly warped door 2.6 (2) Slightly warped door
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(3) Exterior doors do not feature a 10 inch tall bottom rail, as required by current accessibility standards. The purpose for the taller rail is to prevent the footrests of wheelchairs from getting caught on the vertical rails of the door.
3854 South Ave
2.6 (3) Bottom rail 2.6 (3) Bottom rail

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2.7
(1) Brick is not a robust choice for window sills. In addition, brick sills are not sloped to shed precipitation. Caulking between brick sills and aluminum window sill receptors blocks any weep holes or other weep configuration provided in sill receptors. As a result, condensation, which frequently occurs inside of aluminum frames, may find its way into the wall.
Recommend removal of brick and caulking; application of treated blocking and waterproof membrane as appropriate: addition of sill end dams as appropriate; and installation of aluminum or color-matched break metal sills. Additionally, if an inappropriate type of extrusion was used as a sill receptor, replace same.
2.7 (1) Brick window sill 2.7 (1) Brick window sill
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(2) Discoloration is apparent on some of the anodized aluminum window frames of the building. This appears to be similar to when acid wash used on masonry gets on the frame. If so, it can not be fully removed, but a Scotch Brite pad with water may be able to remove some of the discoloration.
2.7 (2) Discoloration
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2.8
(1) Steel lintels supporting the west canopy and window and door openings show notable corrosion. Recommend removal of corrosion and application of exterior paint in desired color.
2.8 (1) Rusty steel lintel 2.8 (1) Rusty steel lintel
2.8 (1) Rusty steel lintel
3.0 CEILINGS
3.1 WALLS
3.2 FLOORS
3.3 DOORS (REPRESENTATIVE NUMBER)
3.4 WINDOWS (REPRESENTATIVE NUMBER)
3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
IN NI NP RR
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Styles & Materials
Ceiling Material:
Suspended ceiling panels
Wall Material:
Gypsum board
Floor Covering(s):
Carpet
Tile
Interior Doors:
Wood
Window Types:
Sliders
3.6 GARAGE DOOR (s) LOADING DOCK (s)
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
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IN NI NP RR
3.5
(1) The easternmost upper cabinet door of the kitchenette along the hallway in the lease space has loose hinges.
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3.6
(1) The sensors are in place for garage door and will reverse the door.
Bush Ramlow & Shore PC
3.6 (1) Garage door 3.6 (1) Garage door opener
4.0 ELECTRIC TRANSFORMER
4.1 SERVICE DROP/LATERAL AND ENTRANCE CONDUCTORS
4.3 SERVICE MAIN AND DISTRIBUTION PANELS (location and means to disconnect)
4.4 PANEL BOARDS, CIRCUIT BREAKERS AMPERAGE AND VOLTAGE
4.6 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
4.7 SMOKE DETECTORS
4.8 TELEPHONE AND COMMUNICATIONS
4.9 SECURITY SYSTEM
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
IN NI NP RR
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IN NI NP RR
Styles & Materials
Electrical Service
Conductors:
Below ground
220 volts - 400 AMPS
Panel capacity:
(3) 200 AMP service panels
Panel Type:
Circuit breakers
Electric Panel
Manufacturer:
SQUARE D
Branch wire 15 and 20
AMP:
Copper
Wiring Methods:
Conduit
Metal Clad Cable (Type
MC)
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4.0
(1) The electric transformer is sunken in relation to the surrounding grade. This could be problematic in the instance of temporary flooding from heavy rain, or during melting after heavy snow and ice accumulation. Recommend consulting City
Utilities for any remediation they might believe is in order.
4.0 (1) Electric transformer
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4.3
(1) The easternmost electrical panel for the main portion of the building does not list the use of the lowest right side circuit breaker in its directory.
4.3 (1) Missing label
4.3 (1) Missing label
4.5
(1) We did spot check a number of electric outlets for open grounds and reversed polarity. They all checked out OK.
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(2) Power cords for the sprinkler system and the heat tape in the gutter are apparently manually plugged into the exterior duplex outlet when needed. Recommend a more permanent routing of power for the heat tape in the gutter, which could optionally be controlled by a temperature sensor.
4.5 (2) Outlet used for sprinkler system and heat tape 4.5 (2) Outlet used for sprinkler system and heat tape
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(3) Broken acrylic lens in fluorescent fixture in conference room of leased space. Another office has a lens with a warped area.
4.5 (3) Broken acrylic lens 4.5 (3) Warped lens
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4.8
(1) View of telephone and communications room.
Bush Ramlow & Shore PC
4.8 (1) Telephone and communications
5.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
5.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
5.2 WATER HEATING SYSTEMS, CONTROLS, AND VENTS
5.3 MAIN WATER SHUT-OFF DEVICE
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
IN NI NP RR
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IN NI NP RR
Styles & Materials
Water Source:
Public
Plumbing Water Supply
(into building):
Not visible
Plumbing Water
Distribution (inside building):
Copper
Washer Drain Size:
Not visible
Sanitary Sewer:
Public sewer system
Plumbing Waste:
PVC
Number of Water Heaters:
Two
Water heater
Manufacturer:
STATE
UNKNOWN
Comments:
5.0
(1) We ran the water in all of the fixtures to check for adequate water pressure and proper drainage.
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5.1
(1) Codes typically require that one plumbing fixture of each type in a restroom be accessible to the disabled. In turn, the lack of proper grab bars for the shower could be cited in any ADA complaint filed by a disabled employee seeking to use the shower.
5.1 (1) Missing grab bar
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(2) Restrooms in the main portion of the building provide 48 inches of clear width for water closets, less than the 60 inches of width required by accessibility codes. This shorter width could be cited in any ADA complaint filed by a disabled employee or visitor seeking to use either water closet.
5.1 (2) Narrow accessability - Men's 5.1 (2) Narrow accessability - Women's
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5.2
(1) The water heater for the main portion of the building is above the ceiling over the mop sink in a closet off of the garage. It was not possible to access the water heater from within the closet, as a recessed light fixture is located in the ceiling tile directly above the mop sink. Raising ceiling tiles in the adjacent men's room did not afford a view or access to the water heater. A PVC and copper line emerges from the wall over the mop sink, which may be the line from the drain pan and the T&P (Temperature and Pressure) relief valve of the water heater.
5.2 (1) T&P relief valve extension pipe?
5.2 (1) T&P relief valve extension pipe?
(2) The water heater for the leased space is located above the ceiling in a closet off of the kitchenette. The T&P
(Temperature and Pressure) valve on the water heater needs a 3/4 threaded pipe to extend to within 6 inches of the floor with an air gap to a drain or mop sink for safety. (PVC is not approved for hot water use, CPVC is OK). I recommend repair by a qualified person.
5.2 (2) No pipe extension
5.3
(1) I could not locate the main shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install one.
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6.0 PACKAGED ROOFTOP UNIT
6.1 PRESENCE OF SUPPLY SOURCE IN EACH ROOM
6.3 GAS METER (s) (labeled to identify unit or bldg)
6.4 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
IN NI NP RR
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IN NI NP RR
Styles & Materials
Heating / Cooling
Equipment Type:
Packaged Rooftop Unit
(Forced Air)
Number of Packaged
Rooftop Units:
Four
Packaged Rooftop Unit
Brand:
RHEEM
Heating Energy Source:
Natural gas
Ductwork:
Insulated
Filter Type:
Disposable
Cooling Energy Source:
Electricity
Comments:
6.0
(1) I did not check the heating mode of the four rooftop units due to the very hot ambient temperatures on the roof (about
106 degrees F). However, the tubular heat exchangers were all checked and inspected for cracks and looked fine. I would recommend having a maintenance check by a licensed HVAC contractor on the units at the beginning of the heating season to check for proper operation of the burners and controls, clean the flame sensors, and to change the air filters.
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6.0 (1) Flame sensor 6.0 (1) Heat exchanger
6.0 (1) Heat section
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(2) I did check the operation of the air conditioning system on each of the four rooftop units, the high and low pressures, and the total running amperage. These results compared favorably to performance benchmarks. Details are on a separate attachment.
6.0 (2) Checking A/C 6.0 (2) Checking A/C
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6.2
(1) Filter location (see photo). Each rooftop unit uses (2)16x25x1 disposable pleated air filters. The filters are getting dirty and I would recommend changing them at the beginning of this heating season.
6.2 (1) Filter location
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6.3
(1) The two main gas shut-offs, one for each occupancy, are at the gas meters outside on the west wall side of the building. Also, Gas piping is in need of painting. City Utilities could be asked to paint portions upstream of the gas meters.
6.3 (1) Gas shut-offs
7.0 ACCESS ROADS (for emergency vehicle use)
7.1 PORTABLE FIRE EXTINGUISHERS (in readily available locations)
7.2 EXIT SIGNS, EMERGENCY LIGHTING AND BATTERY BACK UP
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
7.0
(1) Access to the entrance of the building appears unimpeded for fire emergency vehicles.
IN NI NP RR
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IN NI NP RR
7.2
(1) This building is equipped with exit signs at the doors with battery back up and emergency lighting. They were all tested and found to be working.
3854 South Ave