property condition report...air conditioning systems – there are (36) split-type dx systems...

CPM Real Estate Inspections, Inc., Boca Raton, FL 1

www.real-estate-inspections.com Phone: 561 866 9956 - Boca Raton, Florida

Property Condition Report

Subject Property: 1300 NW 17th Avenue Weather: partly cloudy, 84º F Client: REIT As a routine matter, and in order to avoid possible misunderstanding, nothing in this PCR should be construed directly, or indirectly as guaranteed or warrantee for any portions of the Subject Property. To the best of my knowledge and ability, this report represents an accurate appraisal of the present condition of the Subject Property, based on careful evaluation of observed conditions, to the extent reasonably possible.

Inspector: Craig Milliken, PE # 32779 CPM Real Estate Inspections, Inc.

Subject Property

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Scope of Inspection - A visual inspection of the subject property was performed on Monday, May 9th at 1:30 AM. This Property Condition Report (PCR) addresses general items of interest that were visible to the inspection attendees during this limited inspection. Building and site system components are typically described as good, fair and poor. For the purposes of this PCR, the definitions of these terms are as follows: Good: Satisfactory as is, above average to average for this type and age of the building system. Fair: Satisfactory as is, in general; however, some conditions may demand prompt attention. Poor: Requires prompt repair, replacement, or significant maintenance. CPM Real Estate Inspections, Inc. (CPMREI) certifies that it has no undisclosed interest in the referenced property. CPMREI’s relationship with the Client is at arm’s length, and CPMREI’s employment and compensation are not contingent upon the findings or estimated costs to remedy any deficiencies due to deferred maintenance and any noted component or system replacements. Reasonable effort was made to view all safely accessible areas of the Subject Property. Concealed items cannot normally be inspected without using invasive procedures or special testing equipment that is beyond the scope of this type of general inspection. This Property Condition Report may not address every problem that may exist with this property at the time of this inspection. CPM Real Estate Inspections, Inc. makes no warranty that there are no other defects with this property. This inspection was performed by: Craig Milliken, PE Engineer, CPM Real Estate Inspections, Inc. Subject Property Description – Information provided by the Palm Beach County Tax Appraiser’s office indicates that the subject property consists of (1) two story commercial building containing 41,015 SF. The building was completed in 1988. The information contained in this report is based on our visual inspection.


Foundation and Structure – The building is framed with a steel reinforced cast-in-place concrete super structure. The floors and roof deck are steel reinforced cast-in-place concrete. The concrete tie beams and columns bear on concrete spread footers that are now hidden by backfill. There is no crawl space under the building. There are no signs of stress or damage to the structure; however, some of the building’s structural elements were not readily accessible during our visit since they were covered by interior finishes. Therefore we cannot issue and opinion regarding the condition of these hidden areas. The portions that were accessible and viewed during our visit were observed to be professionally installed, stable and in good condition. Roof – The roof is a flat design with a pitch to drain from the north to south centerline of the building toward internal roof drains and scupper openings in the east and west parapet walls. The roof deck is covered with an asphalt based BUR water proofing assembly with Modified Bitumen cap sheets. The entire roof covering was replaced in 2013 under permit number 13-143707. During our site visit the roof was observed to be professionally installed, water tight and in good condition. No repairs are necessary at this time. With normal maintenance the roof covering should remain reliable for 15 – 20 years.

• Normal maintenance will require a licensed roofer to inspect the roof every 5 years and perform any repairs considered necessary to maintain the reliable condition of the roof. This may include reapplying caulking along metal flashing and repairing gas blisters if they develop.

Building Exterior – The building’s shell walls are coated with painted stucco. Windows and entrance doors are single-glazed tinted glass encased in aluminum frames. There is a 2nd floor walkway surrounding the entire building with painted aluminum guardrails and concrete stairs. The exterior surfaces and elements were observed to be in good condition. Building Interior – The interior of the tenant suites in the building consists of painted drywall partitions, tiled and carpeted floors, acoustical suspended ceilings, wood doors and trim. Common hallways have tiled floors, smoke and fire protected drywall framed hallways and ceilings. There are common area toilet rooms off the 1st and 2nd floor hallways. Interior elements were observed to be in good condition. Electrical System – There are electrical rooms on the 1st and 2nd floors of the building. The building has three-phase, 208/120 VAC service from Florida Power & Light. Each of the tenant suites has one or more distribution panels for lighting, equipment and convenience outlets. Each tenant suite is separately metered. The meter room is on the 2nd floor. The electrical system was observed to be in good condition.

• There is a propane gas fired generator on the north side of the building that is owned and maintained by the laboratory tenant.


Air Conditioning Systems – There are (36) split-type DX systems serving the building. The condensing units for these systems are on steel stands on the roof. The air handlers are located above the ceilings throughout the building. System Manufacturer Size Year of Manufacture 1 Lennox 3 ton 2011 2 Lennox 4 ton 2012 3 Trane 5 ton 2006 4 Goodman 3 ton* 2005* 5 Ruud 3 ton 2011 6 Ruud 3 ton 2011 7 Goodman 3 ton* 2010* 8 Ruud 3 ton 2013 9 Ruud 4 ton 2013 10 Rheem 4 ton 2004 11 Rheem 3 ton 2006 12 Ruud 3 ton 2013 13 Rheem 3 ton* 2005* 14 Rheem 2.5 ton 2004 15 Rheem 3 ton 2013 16 Goodman 4 ton 2005 17 Ruud 3 ton 2014 18 Ruud 2.5 ton 2014 19 Rheem 2 ton 2007 20 Ruud 4 ton 2007 21 Ruud 3 ton 2011 22 Rheem 3 ton* 2005* 23 Rheem 3.5 ton 2007 24 Rheem 3 ton* 2005* 25 Rheem 5 ton 2011 26 Rheem 3 ton* 2005* 27 Rheem 3 ton 2003 28 Rheem 3 ton 2014 29 Ruud 4 ton 2014 30 Ruud 3 ton* 2005* 31 Trane 2.5 ton 2008 32 Rheem 2 ton 2014 33 Goodman 2.5 ton 2006 34 Rheem 3 ton 2011 35 Trane 5 ton 2007 36 Trane 3 ton* 2005* *denotes that the manufacturer’s name plate was not legible and this data is estimated

• Systems of this type and size typically have a reliable service life expectancy of 15 years. It is uncertain if the tenant or landlord is responsible for repairs or replacement of the systems in the tenant spaces. Replacement cost - $ 4,500 - $ 6,500 each. Replacement of any condensing unit will require a crane and operator.


Air Conditioning Systems - continued All systems are running and were observed to be in good condition. We telephone interviewed Norman Urquhart of Airspeed A/C Company (954 746 6674). His company maintains all of the common area systems and some of the tenant systems. He stated that the only problem that has recently occurred is condensate drain lines that become clogged periodically. This is a typical problem in commercial and residential systems. Each air handler has a primary drain line and a drip pan under them with a secondary drain line connected to the drip pan to catch overflows and direct them to outside the building. When someone sees water coming out of one of the secondary drain line they should report this infrequent occurrence to the property manager. Plumbing – The building has PVC sanitary waste lines and copper supply lines. There is no central hot water supply for the common areas toilet rooms. Hot water supply to these common area toilet rooms is not required by building code. Some of the tenant suites have private hot water systems. All fixtures and exposed plumbing connections were observed to be operational and in good condition. Life Safety Issues – There appears to be a sufficient number of emergency light fixtures, fire extinguishers and illuminated exit signs in the building. The building is not protected by a fire sprinkler system (a fire sprinkler system is not required in a building of this type of construction). There is a central fire alarm system in the building maintained by DynaFire, Inc. (407) 830 6500. The central fire alarm panel has a current inspection sticker from that company. We telephone interviewed Mary Galloway of DynaFire. Her company services and tests the system. She stated that the central fire alarm system has a wireless radio connection that is monitored by her company. She stated that there have not been any recent problems and no future expected problems with the system. The life safety equipment was observed to be in fair condition.

• The fire extinguisher in the elevator equipment room does not have a current inspection tag. It is a building owner’s responsibility to have common area extinguishers certified on an annual basis.

• Several common area hallway emergency light fixtures did not illuminate when tested. It

is common for the batteries to need replacement after several years of service. It is a building owner’s responsibility to have common area emergency lighting fixtures tested on an annual basis.

• If major renovations occur in the building the Delray Beach Building Department may require additional smoke detectors to be monitored by the existing panel. The existing panel may not be sufficiently expandable and a new panel with additional wiring to new monitoring points may be necessary.


Elevator – There is one hydraulic-type elevator in the building. The elevator is maintained by Kone Corporation and was functioning properly during our site visit. We telephone interviewed Dan Tyler of that company (954) 275 3505. He stated that there were no required or anticipated major repairs or upgrades of the elevator at this time.

• The elevator was manufactured by Century Elevator and is the original 1987 equipment. It is typical that after 30 – 35 years of use elevators get a major overhaul which includes replacement of the controller, hydraulic equipment, cab wiring and controls. These major overhauls typically cost $ 60,000 - $ 80,000. This should be budgeted within the next 5 - 7 years.

Parking, Drives and Flatwork – There are asphalt paved drives and parking spaces on the east, south and north sides of the building. All parking spaces are striped and have car stops. Nancy Galati of Genet Property Group stated during our site visit that there is cross easement parking between this building and the building to the south of this building. This should be verified by the buyer’s real estate attorney. The drives and parking spaces were observed to be in fair condition.

• There are several potholes in the asphalt pavement that should be repaired at this time. These are tripping hazards to pedestrians.

• All of the asphalt surfaces are worn due to UV radiation and rainwater exposure. It is

recommended that all asphalt surfaces be seal coated and restriped at this time. Cost - $ 12,000 - $ 15,000

Parking spaces around and near the 1300 NW 17th Avenue building were nearly full during our site visit. The 1300 building is approximately 97% occupied. Since it may be allowable for people visiting or working in the building to the south to park in any space near the 1300 building it may become an issue unless reserved parking is implemented for the 1300 building. A real estate attorney should review this potential problem. Topology – Drainage appears adequate around the building. There is no indication of past flooding of the parking lot, drives or structure. Storm drains in the area appear clear of debris and functional. Environmental Concerns – There were no obvious concerns with any environmental issues. This inspection does not include a Phase I Environmental Assessment. Mold – No mildew odor was noted inside the building. There were no visible defects noted during this inspection that would contribute to mold growth. Wood Destroying Organisms – There was no visible evidence of any termite activity in this building.


ADA Accessibility – ADA Accessibility requirements became part of the Florida Building Code in 1992. All existing and new buildings are required to comply with this portion of the code. The toilet room in suite 118-130 is not ADA compliant. It is not required to be ADA compliant since the common area toilet rooms are ADA accessible.

• The ADA accessible parking spaces on the east side of the building need new compliant signs that state the $$$ penalty for violations. Cost - $ 500

• The concrete ramps from the ADA accessible parking spaces do not comply with the

current code and need to be removed and replaced. An architect should be employed to design them properly. Cost - $ 3,500 - $ 4,500

• There is no Van Accessible parking space. One can be marked out when the asphalt is seal coated and restriped.

A tier II: Abbreviated Accessibility Survey of these buildings follows on page 8


Tier II: Abbreviated Accessibility Survey

Item YES NO N/A Comments Section I – Building History 1. Has an ADA survey been previously performed on this property? unknown 2. Have any ADA improvements been made to this property? unknown 3. Does a “Barrier Removal” plan exist for the property? unknown 4. Has the “Barrier Removal” plan been reviewed or approved by

an arms-length third party such as an engineering firm, architectural firm, building department or other agency, etc.?

unknown

5. Has building ownership or building management reported

receiving any ADA related complaints that have not been resolved?

unknown

6. Is any litigation pending related to ADA issues? unknown Section II - Parking 1. Are there sufficient number of accessible spaces in relation to

the total number of spaces as follows: 1 – 25 = 1, 25 – 50 = 2, 51 – 75 = 3, 76 – 100 = 4, 101 – 150 = 5, 151 – 200 = 6, 201 – 300 – 7, 301 – 400 = 8

X

2. Are Accessible Spaces properly sized?

Standard Accessible – 96” W – 60” aisle – 80” H Van Accessible – 96” W – 96” aisle – 98” H Universal Accessible – 132” W – 60” aisle – 98” H

X No Van Accessible parking space

3. Are Accessible Spaces marked with the International Symbol of

Accessibility, with the caption “Parking by Disabled Permit Only” and the penalty for violation posted? Are there signs reading “Van Accessible” at van spaces?

X No penalty posted on signs

4. Is there at least one accessible route provided within the

boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?

X

5. Do curbs on the accessible route have depressed ramped curb

cuts at drives, paths and drop-offs? X

6. Does signage exist directing you to accessible parking and an

accessible building entrance? X

Section III – Ramps - Handrails 1. Is there is a ramp from parking to an accessible building

entrance, does it meet slope requirements? 1:12 slope or less? X Incorrect design and slope

2. Are ramps longer than 6 ft complete with railings on both sides? X 3. Is the width between railings at least 36 inches wide? X 4. Are handrails 34” – 36” high and 1 ½ “clear of walls? X 5. Is there a level landing for every 30 ft horizontal length of ramp,

at the top and at the bottom of ramps and switchbacks? X



Item YES NO N/A Comments Section IV – Building Ingress/Egress 1. Is the accessible entrance doorway at least 32” wide? X 2. If the main entrance is inaccessible, are there alternative

accessible entrances? X

3. Can the alternative accessible entrance be used independently? X 4. Is the doorway hardware easy to operate (lever/push type

hardware, no twisting required, and not higher than 48 inches above the floor?

X

5. Are main entry doors other than revolving doors available? X 6. If there are two main doors in series, is the minimum space

between the doors 48 inches plus the width of any door swing into the space?

X

Section V – Paths of Travel 1. Is the main path of travel free of obstruction and wide enough

for a wheelchair (at least 36 inches wide)? X

2. Does a visual scan of the main path of travel reveal any

obstacles (phones, fountains, etc.) that protrude more than 4 inches into the walkways or corridors?

X

3. Is at least one wheelchair-accessible telephone available? X 4. Are wheelchair-accessible facilities (toilet rooms, exits, etc.)

identified with signage? X

5. Is there a path of travel that does not require the use of stairs? X Section VI - Elevators 1. Do the call buttons have visual signals to indicate when a call is

registered and answered? X

2. Is the “UP” button above the “DOWN” button? X 3. Are there visual and audible floor indicators inside the cab? X 4. Are there standard raised and Braille markings on both jambs of

each hoist way entrance? X

5. Do elevator doors have a reopening device that will stop and

reopen a car door if an object or person obstructs the door? X

6. Do elevator lobbies have visual and audible indicators of car

arrival? X

7. Are elevator controls low enough to be reached from a

wheelchair (48 inches front approach and 54 inches side approach)?

X

8. Are elevator control buttons designated by Braille and by raised

standard alphabet characters (mounted to the left side of the button)?

X

9. If a two-way emergency communication system is provided

within the elevator cab, is it usable without voice communication?

X



Item YES NO N/A Comments Section VII – Toilet Rooms 1. Are common area public toilet rooms located on an accessible

route? X

2. Are door handles push/pull or lever types? X 3. Are there audible and visual fire alarm devices in the toilet

rooms? X

4. Are corridor access doors wheelchair-accessible (at least 32

inches wide)? X

5. Are public toilet rooms large enough to accommodate a

wheelchair turnaround (60 inches turning diameter)? X

6. In unisex toilet rooms are there safety alarms with pull chords? X 7. Are toilet stall doors wheelchair-accessible (at least 32 inches

wide)? X

8. Are grab bars provided in the toilet stalls? X 9. Are counter tops properly dimensioned?

34” AFF maximum height 29” clear under AFF 17” clear depth under counter and sinks 30” Wide and 48” clear in front of counter

X

10. Are towel and soap dispensers 8” maximum clear front

approach and 54” maximum clear side approach

X

11. Are sink handles operable with one hand without grasping, twisting or pinching?

X

12. Are exposed pipes under sinks sufficiently insulated against

contact? X Drain lines need to be wrapped

Section VIII - Guest Rooms 1. Are there sufficient reported accessible sleeping rooms with

respect to the total number of reported guestrooms? 1-25 rooms – 1 26 – 50 rooms – 2 51 – 75 rooms – 3 76 – 100 rooms - 4

X

2. Are there sufficient reported accessible sleeping rooms with roll-

in showers with respect to the total number of reported guestrooms? 1 – 50 rooms – 0 51 – 100 rooms – 1 101 - 200 rooms - 2

X


Summary – Overall the building appears to be well maintained and in good condition. A summary of probable costs of repairs and upgrades follows on page 12 of this report. Additional notes and photos start on page 13. The purpose of this Property Condition Assessment was to identify general items of concern to the client. Information gathered during this limited visual inspection and presented in this report may not address every problem that may exist with the property. CPM Real Estate Inspections, Inc. makes no warranty that all problems have been addressed. If there are any questions concerning this report please contact Craig Milliken, at (561) 866 9956 in Boca Raton, Florida. Thank you for choosing CPM Real Estate Inspections.

Craig Milliken, PE CPM Real Estate Inspections, Inc.


Cost of Repairs and Upgrades ITEM ITEM DESCRIPTION PROBABLE COSTS 1 Repair potholes, seal and restripe parking spaces and drives $ 12,000 - $ 15,000 2 Signs, ramps and markings for ADA Accessible Parking $ 3,000 - $ 4,000 3 Overhaul of elevator in 5 – 7 years $ 60,000 - $ 80,000 The above Probable Costs assume that licensed professional trades perform all work.


Photo # 1 Front (east) side of building

Photo # 2 South side of building


Photo # 3 West side of building

Photo # 4 North side of building


Photo # 5 The emergency generator on the north side of the building is owned and maintained by the laboratory tenant

Photo # 6 The 2nd floor and roof deck are formed with steel reinforced concrete


Photo # 7 Core areas are formed with CMU construction

Photo # 8 The entire roof was recovered in 2013 All elements are in good condition


Photo # 9 There is a roof hatch and ladder to access the roof in the core of the building

Photo # 10 Concrete walkways are in good condition


Photo # 11 Stairs and handrails are in good condition

Photo # 12 Windows and doors are in good condition


Photo # 13 Common area interior elements are in good condition

Photo # 14 Tenant spaces are in good condition


Photo # 15 Common area toilet rooms are in good condition Piping under the sinks should be wrapped with protective insulation as required by the ADA

Photo # 16 Common area toilet rooms have enunciators and strobe lights for the fire alarm system


Photo # 17 Common area toilet rooms and hallways have required emergency lighting fixtures

Photo # 18 Exposed electrical wiring and panel components are in good condition


Photo # 19 A light pole is missing from the NE side of the parking area

Photo # 20 Plumbing fixtures are in good working order


Photo # 21 The elevator cab is in good working condition

Photo # 22 The elevator controller is in good working condition This will be replaced with a programmable solid state device during a major overhaul


Photo # 23 The elevator’s hydraulic system is in good working condition

Photo # 24 Fire extinguishers in the common areas have current inspection stickers


Photo # 25 Signs for ADA accessible parking need to show the $$$ penalty for violations

Photo # 26 There are no ADA Accessible van parking spaces


Photo # 27 The ramps from the ADA accessible parking to the building are not code compliant

Photo # 28 Pot holes in the asphalt drives need repair


Photo # 29 Storm drains are clear and functional

Photo # 30 Asphalt drives and parking spaces should be seal coated and restriped at this time


Photo # 31 Potable water to the building is not separately metered

Photo # 32 The building is protected by a central fire alarm system


Photo # 33 Parking spaces were nearly 100% filled during our site visit The property manager stated that there is cross easement parking with the building to the south This should be verified

Photo # 34 There is an irrigation pump and timer at the south end of the site


Photo # 35 Turf and landscape are in good condition

Photo # 36 Overall the building is cosmetically attractive and structurally sound

property condition report...air conditioning systems – there are (36) split-type dx systems...

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