Commercial 1 Page 1 of 9

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Understanding this Report

NOTE: This inspection is governed and limited by the terms, and conditions, exclusions and limitations of the inspection agreement
(contract). This report is not a "stand alone" report and can only be used and interpreted when combined with the accompanying
agreement and stated standards. Observations followed by (FAQ-Heading) refer to additional information available on that topic in the
Technical/FAQ section of our web site GREATINSPECTOR.com
"Restricted inspection", items in these areas were less visible/accessible than the rest of the property, conditions/ problems may exist that
were not identified by the inspector.

General Information

Property Address 585 West Dixie

City Dayton
State Ohio
Selling Contact Commercial Realty
Agent Dan Bryant
Client Details

Client Name Our Client

Client Address 354 Fairfield Ave
City Fairborn
State Ohio
Phone 555-345-1222
Inspection Company

Inspector Name David Roche

Company Name Buyers Inspection Service
Standards: NAHI National Association of Home Inspectors
Conditions

Inspection Date 05/04/2010

Start Time 8-25
End/Print Time 11-45 Building Type Commercial
Temperature Between 70 & 80 deg. approx Approximate Age: 32/36 years
Weather Conditions Sunny Occupied No
Soil Conditions Dry Furnished No
Parties Present

Client Present Did not attend

With/For Client Manager
Buyers Agent Present Start only
Others on Property Termite Insp
Utilities

Water Source City

Sewage Disposal City
Electric On Yes No N/A
Gas/Oil On Yes No N/A
Water On Yes No N/A
NOTE: In regards to additions or modifications that have been made, determining if these additions or modifications meet
standard building practices, is beyond the scope of this inspection. The inspection does not include any check or verification
of records to establish if building permits have been issued for any work or alterations on or to the property.

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When Reading this Report

As you read this report it should be understood that the report contains information that relates to maintenance as well as
major problems or issues that need to be addressed. One drawback to the computer ranking system is that there is only one
option for all the comments relating to each line item. This means that in a list of IMMEDIATE repair/replace items there may
only be one item needing "immediate" attention and the other comments should be considered Repair/Replace, you will have
to use some judgment when reading or interpreting the inspectors findings in this report.

In many cases the inspector RECOMMENDS that work be undertaken, this is a suggestion only, it is mentioned because it
would be beneficial for the property and could save you from having problems in the future.

Item brand names and/or descriptions should not be used as the basis to make your purchase decision without (client)
confirming type/product.
Descriptions using right or left are looking at the property from the front, unless otherwise noted.

COMMENTS about consequences of a particular problem are noted to give you the "worst-case scenario" of what could
happen as a result of a particular problem. In many cases the noted item may not be as bad as it appears on paper. It was
for this reason that you were encouraged to attend the inspection. You should use your own judgment as well as the written
report when prioritizing what work to undertake first.

Definitions

PF Performing Intended Function Functioning with no obvious or visible signs of defect.

NP Not Present Item not present or not found.
NI Not Inspected For safety, inaccessible, no power or disconnected.
R Repair Not fully functional, repair or replace at earliest convenience.
IR Immediate Repair Not functional, needs immediate repair or replacement.

Interior
NOTE: Carpet, furniture, stored items are not moved by the inspector. It is impossible to determine/ observe the hidden
components. Small or hairline cracks in the walls or ceilings are not noted on the report. Shelving, cabinets, mirrors etc. are
not included in the inspection. Electrical - fixtures/ fan (operation) are not commented on - electrical supply is checked.
Condition of floor covering is not commented on. Door and window glass type (safety/ regular) throughout the property is
not determined.

PF NP NI R IR
Front Interior
Ceiling: Suspended ceiling Water stains dry - appear old and inactive
(faded color) - recommend monitoring
Walls: Painted Water stains and bubbling paint (dry at this time)
probably caused by a missing or overflowing gutter in past, Crack(s)
appear not to affect structural integrity - recommend monitoring - may
need repair in future
Floor: Carpet
Windows: Aluminum Frame
Electrical Service: Outlets & Lighting Outlet(x2) reversed polarity (hot/
neutral wires reversed)(tester cannot check grounding), Lights 50% not
operational - no voltage detected
HVAC Source: Forced air Air flow - reduced
Rear Interior
Ceiling: Suspended ceiling Water stains - damp/wet
Walls: Block Office wall paint peeling - flashing on roof not sealed,
Crack(s) appear not to affect structural integrity - recommend
monitoring - may need repair in future, Water stains dry - appear old
and inactive (faded color) - recommend monitoring
Floor: Concrete
Electrical Service: Outlets & Lighting Light not operational - no voltage
detected

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Interior (Continued)
Electrical Components: Components Wiring (loose) not secured to structure
exiting breaker panel
HVAC Source: Forced air

Bathroom
NOTE: Pipes leaking slowly or water damage behind tiles, in walls or floors may not be apparent during the inspection,
which is non invasive in scope. Normal or reasonable water flow to bath, shower or sink is considered to be performing
intended function, water pressure is not tested. Determining the water tightness of shower trays is beyond the scope this
inspection. Shelving, cabinets, mirrors etc. are not included in the inspection.

PF NP NI R IR
Rear Bathroom
Plumbing/Fixtures: Standard type
Sink/Basin: Single bowl
Toilet: Porcelain type
Electrical Service: Outlets & Lighting Outlet no power - inoperative
Electrical Components: Components
Ventilation: Electric fan

Attic
NOTE: Insulation, stored items, etc are not moved during the inspection. It is not always possible to determine if water
stains are active roof leaks, unless it has been raining for a period of time up to the time of the inspection and water is
found. In many cases where it appears that water stains are old or inactive the inspector will not identify the issue. For
animal, pest or rodent inspections contact a pest control specialist. Insulation is not checked for flammability.

Note: When re roofing a complete tear off will be required including the wood shake mentioned under "sheathing". New
decking will be required, increasing replacement cost.

PF NP NI R IR
Complete Attic
Method of Inspection: In the attic
Access: Ceiling hatch
Sheathing/ Decking: Metal Wet area front area left side @ approximately
6, 36, 66 ft from front & above corner of partition wall & Rear area
along seem parallel to front overhead door rail & behind air return &
at plumbing stack, Daylight visible rear right corner
Roof Framing: Steel
Floored Area: Yes
Insulation: Batting (FAQ-Attic)
Vapor Barrier: Paper
Insulation Depth: 10" approx
Animals/ Pests: None visible
Electrical Components: Components Wire splice(s) exposed (not enclosed in
junction box(s) above front cubicle wall, Junction/ mounting box
missing cover plate above side service door& office
Bathroom Fan Venting: Vented out Vent pipe disconnected/ not venting out
- rejoin sections

Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.

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Plumbing
NOTE: Interior drains cannot be guaranteed to be free of defects or obstructions (water is run down all drains where
possible). Water stains on piping not commented on if the pipe is dry (not leaking) at the time of the inspection. Electric
water heaters, it is not within the scope of this inspection to determine if both heating elements and thermostats are
operating as intended. The interior of flue pipes/ chimney and clean-out not inspected. Water pressure not checked.

Galvanized / cast iron drains are older and there is a potential for deterioration and leaks. This type of plumbing may be
reaching the end of its functional life (depends on time of instillation). Condition is as noted in the report, budget for
repairs and replacement.

PF NP NI R IR
Service Line: Copper
Main Water Shutoff: Front corner
Water Lines: Copper
Drain Pipes: Galvanized & Cast iron
Vent Pipes: Cast Iron
Bathroom Water Heater
Manufacturer: A.O. Smith
Type: Natural gas Capacity: 30 Gal.
Approximate Age: 9/10 years Area Served: Whole building
Operation: Operating (FAQ-Home Safety)
Flue Pipe: Single to double wall Clearance between single wall pipe and
combustible materials inadequate (normal installation requirement is 6"
clearance)
TPRV /Drain Tube: Valve & Pipe

Electrical
NOTE: No determination is made as to the load bearing capabilities of the circuits or the load demands of the property
verses panel size. Only accessible fixtures and fittings are inspected. The inspection does not establish what outlets or
circuits are GFCI protected. GFCI's need to be tested regularly by pressing the test button.

FEDERAL PACIFIC (FPE) breaker panel(s) have a history of breakers not tripping (especially 15/ 20amp) when needed.
Breakers tend to become loose which could pose a hazard. These panels may be a safety concern, despite whatever
comments we have made concerning the condition of these panels you (client) is advised to consult a qualified electrician
for guidance and a course of action.

PF NP NI R IR
Service Size Amps: 400 (2 panels)
Volts: 220 VAC
Service: Attached to side of structure
Ground: Plumbing & rod in ground
Conductor Type: Romex, Sheathed & Knob and Tube
Aluminum Wiring: 12 & 14 Gauge Circuits
Emergency Lighting: Wall mounted Did not operate when test button was
operated
GFCI Protection: Selected outlets
Right Electric Panel
Manufacturer: Square D Wire clamp not used on wire(x1) entering box
Maximum Rated Capacity: 200 Amps
Neutral/ Ground Wiring: Common
Bonding: Undetermined
Circuits Identified: Yes
Main Disconnect: 200 Amps
Breakers: Switch type
Left Electric Panel

Manufacturer: Federal Pacific Fed Pacific Note

Maximum Rated Capacity: 200 Amps

Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.

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Electrical (Continued)
Neutral/ Ground Wiring: Common
Bonding: Yes
Circuits Identified: Yes
Main Disconnect: 200 Amps
Breakers: Switch type

Exterior Surface & Components

NOTE: The condition is as noted. There is no determination or representation made as to the structural soundness of, or
integrity of the structure by these observations even when noted "PF". The inspector cannot always determine if water is
penetrating, or is trapped behind the exterior surface. Door or window glass type is not determined. Lighting with sensors
not checked except for apparent damage. Frost proof type hose bibs - we cannot inspect inside wall for leaks.

PF NP NI R IR
Complete structure Exterior Surface
Type: Block (concrete) Mortar joints deteriorated on parapit on right
side caused by failing cap and roof flashing, Cracks with little or no
movement - recommend monitoring & sealing - budget for possible future
repairs
Type: Brick (FAQ-Exterior)
Entry Door: Metal with glass
Rear Door: Metal
Windows: Aluminum Frame
Lighting: Surface mount
Outlets: 110 volt
Hose Bibs: Frost proof type Handle/ knob missing (not operated)

Structure
NOTE: This is a visual inspection of the components and is not a substitute for a structural engineers evaluation and report.
The inspector is not a structural expert or engineer. These comments apply to all sections of the report where structural
matters are of concern.

PF NP NI R IR
Structure Type: Single story
Foundation: Concrete Block
Beams: Steel I-Beam
Bearing Walls: Block
Piers/Posts: Steel Post(s) not secured to beam/ floor
Floor/Slab: Poured slab

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Grounds & Grading

NOTE: The condition and draining capabilities of exterior drain(s) cannot be determined. The report is based on the visible
portion of the drain(s).

PF NP NI R IR
Driveway: Asphalt(FAQ-Sealants)
Walks: Concrete(FAQ-Sealants)
Steps: Concrete(FAQ-Sealants)
Grading: Areas need attention Grading has negative slope and water is
pooling against the foundation on right side - potential for damp
problems in structure and premature foundation failure - drainage
should keep area alongside structure dry
Swale: Adequate slope and depth for drainage
Vegetation: Bushes Bushes too close to structure (should be trimmed back
to allow access and exterior to dry out after rain), Planted too near
the structure roots may cause damage to the structure
Land Drain: Surface type

Limitations to This Inspection

CLIENT IS ADVISED TO READ AND UNDERSTAND THE CONTENT OF THIS SECTION BEFORE USING THIS
INSPECTION REPORT. THE INFORMATION IN THIS SECTION PLACES LIMITS ON THE DEPTH AND SCOPE OF THIS
INSPECTION, AND PLACES LIMITATIONS ON LIABILITY.

This inspection is NOT DEFINITIVE in its scope or findings, in many cases furniture, boxes, stored items or personal
property (not noted in the report) may have concealed a defect or problem from view during the inspection. While every
effort has been made to give you the information you seek about this property, it is possible additional problems will come
to light over time. In many cases damage to an inspected item, or failure of an inspected component occurs after this
inspection has taken place.

This inspection was a LIMITED VISUAL INSPECTION including only those systems and components specifically identified in
this report. Any area not exposed to view, concealed, or inaccessible for any reason, or those areas/items which are
excluded by the attached inspection standards, or by agreement is/are not included in this inspection. No destructive
testing or dismantling was done.

Any mention (in the report) of repairs or evaluations being performed by professionals is given as a suggestion only.
Buyer's Inspection Service (hereafter referred to as the Company) is not responsible for any expenses incurred, advice they
give or repairs they perform. We recommend that all tradesman used are licensed or certified if that criteria is available.

THE FOLLOWING areas/ items, systems and components WERE NOT INSPECTED: system or component installation,
-adequacy or efficiency of any system or component or any determination as to their life expectancy, - termites or other
wood destroying insect infestation or damage by these insects, rodents or other pests/animals, dry rot or fungus; or damage
from or relating to the preceding, - latent or concealed defects, - asbestos, radon, lead paint, chemicals, toxins, water or
air quality, environmental health hazards, underground or other storage tanks, - thermostatic or time clock controls, radio
control devices, intercom systems - furnace heat exchanger, gas room heaters, gas piping, gas leaks, odors or noise,
security or fire safety systems/ equipment.

IF INSPECTION IS DESIRED of any excluded item, system or component listed above or in the report, you (client) should
further contract with the appropriate professionals.

This inspection and the inspection report DO NOT in any way constitute a/an 1)guarantee, 2)warranty of merchantability or
3)fitness for a particular purpose or 4) insurance policy.
Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.
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Limitations to This Inspection (Continued)

This inspection report does not necessarily quantify the severity of the problems reported as needing attention. Items noted
in the report as a problem, in need of replacement, immediate replacement or repair" should be considered as needing
further attention, inspection or repair. Any verbal discussion concerning any of these items should be considered as off the
record and be aware that it does not form a part of the report.

The Company and its inspector, may at it's discretion decide to exceed the standards of practice of the National
Association of Home Inspectors, WITHOUT PREJUDICE if the inspector decides that it "may or could be" to clients benefit.
Should the Company do so, client should not presume that the "exceeded standard" was applied to any area or item other
than the area or item that the exceeded standard applied to at the time of the inspection. The use of any probe, meter
or gauge exceeds the standards, client should draw no conclusion or presumption that this/ these probes, meters or gauges
were used in any area or on any item other than where it is noted in the report. If any probes, meters or gauges have
been used, client understands that they were used only to help the inspector with his "limited visual non invasive"
inspection. Client further understands and agrees that their use offers no further guarantee or higher level of inspection than
a "limited visual non invasive inspection" would give. Client AGREES AND ACCEPTS NOT TO HOLD the Company liable
for the use of, or any determination based on, results, readings or measurements of any probe, meter or gauge.

IF YOU ARE CONCERNED about any portion of the inspection, the contract or its exclusions or limitations, please
CONTACT YOUR ATTORNEY and/or the Company, for clarification BEFORE YOU USE THE CONTENT OF THIS REPORT.
You (client) should understand and BE FULLY AWARE that you are bound by the terms and conditions of this contract
and report with ALL its limitations if YOU USE or rely upon THE REPORT. BY USING THIS REPORT you are agreeing
to accept and abide by the conditions of the agreement (contract), and understand that the inspection is governed by those
terms and conditions as well as the limitations as noted in this report, and the standards of practice. A copy of these
standards is included with this inspection for your guidance. CLIENT IS ADVISED TO READ THE ATTACHED STANDARDS
FULLY TO UNDERSTAND WHAT THE INSPECTION ENCOMAPSSED.

This report is only for the client named contract/agreement, and whose name appears on the bottom of (some or all) of
the report pages. No third party is to rely on, or make decisions based on the contents of this report. Ownership of this
report is NOT TRANSFERABLE. Anyone other than our client using this report understands and agrees that they are using
this report at their own risk and further agree that Buyer's Inspection Service is released from any and all liability for its
content and use.

Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.

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Repair Summary

Interior
1. Rear Interior Electrical Components: Components Wiring (loose) not secured to
structure exiting breaker panel
Attic
2. Complete Attic Bathroom Fan Venting: Vented out Vent pipe disconnected/ not venting
out - rejoin sections
Electrical
3. Right Electric Panel Manufacturer: Square D Wire clamp not used on wire(x1) entering
box
Exterior Surface & Components
4. Complete structure Exterior Surface Type: Block (concrete) Mortar joints deteriorated
on parapit on right side caused by failing cap and roof flashing, Cracks with
little or no movement - recommend monitoring & sealing - budget for possible
future repairs
Grounds & Grading
5. Grading: Areas need attention Grading has negative slope and water is pooling
against the foundation on right side - potential for damp problems in structure
and premature foundation failure - drainage should keep area alongside structure
dry
6. Vegetation: Bushes Bushes too close to structure (should be trimmed back to allow
access and exterior to dry out after rain), Planted too near the structure roots
may cause damage to the structure

Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.

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Immediate Repair Summary

Interior
1. Front Interior Electrical Service: Outlets & Lighting Outlet(x2) reversed polarity (hot/
neutral wires reversed)(tester cannot check grounding), Lights 50% not
operational - no voltage detected
2. Front Interior HVAC Source: Forced air Air flow - reduced
3. Rear Interior Ceiling: Suspended ceiling Water stains - damp/wet
4. Rear Interior Walls: Block Office wall paint peeling - flashing on roof not sealed,
Crack(s) appear not to affect structural integrity - recommend monitoring - may
need repair in future, Water stains dry - appear old and inactive (faded color) -
recommend monitoring
5. Rear Interior Electrical Service: Outlets & Lighting Light not operational - no voltage
detected
Bathroom
6. Rear Bathroom Electrical Service: Outlets & Lighting Outlet no power - inoperative
Attic
7. Complete Attic Sheathing/ Decking: Metal Wet area front area left side @
approximately 6, 36, 66 ft from front & above corner of partition wall & Rear
area along seem parallel to front overhead door rail & behind air return & at
plumbing stack, Daylight visible rear right corner
8. Complete Attic Electrical Components: Components Wire splice(s) exposed (not enclosed
in junction box(s) above front cubicle wall, Junction/ mounting box missing cover
plate above side service door& office
Plumbing
9. Bathroom Water Heater Flue Pipe: Single to double wall Clearance between single wall
pipe and combustible materials inadequate (normal installation requirement is 6"
clearance)
Electrical
10. Emergency Lighting: Wall mounted Did not operate when test button was operated
Structure
11. Piers/Posts: Steel Post(s) not secured to beam/ floor

Palm-Tech Inspector, Copyright © 1998-2010, PDmB, Inc.