Portland Oregon Commercial

 Building Condition Inspection Report

 

The standard inspection is a visual inspection on the building. This type of inspection is common that most buyers need before the purchase of a residential or commercial building. We provide high standard ASHI visual inspections for the roof, foundation, structural, electrical attic, framing, termites, mold & plumbing. This also includes ADA, parking, exterior property, negative grade “water drainage” . Included is ICC building codes inspection and any costs for improvements.

A building condition inspection report should include testing to understand if that building operates effectively under normal loads. This will conclude if the building is a sick building, efficient building or a building that will have or has structural, foundation, interior and mechanical issues. We speak a lot in our website, testing, CO, CO2, air quality, building pressures, HVAC air flow balancing for a reason. Health & safety, fire suppression, chemical storage are all in consideration.


Example: If a building has been operating under a negative pressure for years this means outside “un-conditioned air” is being pulled in through the walls, sheet rock, penetrations. This causes water and moisture to be pulled inside the walls. There is a high potential that within the walls mold has occurred. The building under negative pressure will be inefficient with contamination issues.


HVAC: This is the heart of the building costing you the most money for heating and cooling needs. It also provides comfort and air quality. Poor air flow means less comfort and high utility bills. It also means if you need to replace it in the near future it will cost thousands. We measure the flow of air supply out of each register and return air system. We can even tell if the duct system was installed correctly or incorrectly. We measure the temperature out of each duct. We know what temperatures it should be. Incorrect temperatures reduce efficiency and is a sign of issues.


Lighting: How efficient is the lighting? We measure foot candles landing on the floor. We measure and calculate what it will cost to operate HPs “ high pressure sodium” or MHs. We also can provide information on lighting placements to offer better lighting.


Mechanical: Boilers, cooling towers, compressors, refrigeration equipment. All of this equates to money. We test all electrical and gas fired equipment to see how close it operates to its original new condition. Or to see if any health / safety concerns are present. Such as cracked heat exchangers, CO entering the building, leaky gas lines, rusted corroded piping.


Air Quality: Yes we conduct standard CO2, CO and formaldehyde testing. If we suspect there is asbestos we dig deeper.


Ventilation: Depending on the building usage will depend on ventilation. Example: Restaurants utilize vent hoods above the gas fired appliances to vent out the smoke and CO, CO2. By measuring the interior building pressure we can determine if the CO / CO2 is being pulled out. We can also test to see if conditioned air is being pulled out wasting energy.

Large office buildings need to pump in fresh air for its occupants. Old air out and new air in is called make up air. Nearly every commercial building has a code for ventilation. Labs need make up and also need that room under negative pressure. We measure the building pressure when exhaust fans and ventilation is on. On regular buildings such as apartments or motel rooms they have their own ventilation. However the attic space still needs ventilation.


A fire riser is a pipe connected to a sprinkler system usually in a commercial building. In the event of a fire the fire brigade will connect water to this and operate the fire suppression sprinklers on the upper floors. Most of the risers we inspected last year have not been tested in years.


Health & Safety: Your employees and customers entering the building or working need a safe place. Trip & fall areas are a concern. Air quality, climate control, fire safety are all in consideration. We need to see last inspection sheets / permits of fire suppression systems. What was the building last used for. Are there any chemical storage areas. Are these rooms equipped properly.

Buyers what a solid purchase. While the standard inspection is only as good as the knowledge as the inspector, sometimes the end results are not so good.

Once we have completed your Building Condition Report, you will know everything there is to know before you sign the contract.

Our suggestion to anyone that is getting ready to purchase a home or commercial property, always include a building condition report. The report should contain the visual inspection along with the following testing.

  • HVAC system testing

  • Duct system testing

  • Mechanical equipment testing

  • Efficiency testing on HVAC & hot water heater

  • Building pressure testing

  • Air quality testing

  • Health & Safety

  • Repair costs

Below is a chart for building pressures. The chart was designed for commercial buildings

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