inspection

Inspecting Commercial Real Estate

In August of 1999, the American Society for Testing and Materials (ASTM) published a Standard E2018-99, which defined “good commercial and customary practice for conducting a baseline Property Condition Assessment (PCA).” This standard was specifically written for commercial real estate and largely intended for commercial real estate transactions. The Standard was updated in July of 2008 and renamed E2018-08.

Commercial property and building inspections (also known as Property Condition Assessments or PCA’s) are important for clients seeking to know the condition of a property or real estate they may be purchasing, leasing, or simply maintaining.

The PCA has been divided into four steps: Perform document review (drawings, maintenance records, etc.).
Perform a walkthrough survey of the property. Prepare costs for remedies recommended. Document findings and costs in a written report. Few properties are in perfect condition. Like used cars, older properties require maintenance and repair over time. An inspection can clue you in to areas of concern, improve your negotiating position and provide you with an assessment of the current condition of the property for future reference.

Objectives in the development of the ASTM E 2018 Standards are: (1) define good commercial and customary practice for the PCA of primary commercial real estate improvements; (2) facilitate consistent and pertinent content in PCRs; (3) develop practical and reasonable recommendations and expectations for site observations, document reviews and research associated with conducting PCAs and preparing PCRs; (4) establish reasonable expectations for PCRs; (5) assist in developing an industry baseline standard of care for appropriate observations and research; and (6) recommend protocols for consultants for communicating observations, opinions, and recommendations in a manner meaningful to the user.

A Phase II ESA is an assessment of a property conducted in accordance with the regulations by, or under the supervision of, a qualified consultant to determine the location and concentration of contaminants on the property. A Phase II ESA is generally undertaken under the following circumstances: If the property is used, or has ever been used, in whole or in part for an industrial use or any of the following commercial uses: a garage; a bulk liquid dispensing facility, including a gasoline outlet; or for the operation of dry cleaning equipment.

If a potentially contaminating activity is identified on, in or under the property during the Phase One ESA. A Phase II ESA is made up of the following five components: planning the site investigation; conducting the site investigation; interpretation and evaluation of the information gathered; preparation of a written report; and submission of the report to the property owner/client.

The Commercial Building Inspector provides inspection services to most of Southern Ontario. With the experience of inspecting Plaza’s, Industrial Buildings, Warehouses, Offices, Combined Occupancies, strip plaza’s, churches, schools and hospitals, the Commercial Building Inspector can provide the expertise to protect your Commercial Property investment. As a Certified Building Code Official with the Ontario Building Officials Association and an experienced Thermographer in infrared technology your inspection will be detailed and comprehensive.

Looking to find the best deal on Barrie Home Inspections, then visit The Commercail Building Inspector to find the best advice on Commercial Property Inspections for your Real Estate investment protection.

inspection

Maintaining Your Septic System

How Does A Septic System Work

Septic systems consist of 2 main components: the septic tank and the absorption field. Before we jump into the maintenance tips, we need to cover how the system works. When you dishwasher drains, your washer empties, the water softener discharges the brine, you flush your toilets, or run your sinks, the solid and liquid waste run down your sewer line and dump into the septic tank. On average, each person uses about 100 gallons of water per day. As the solids enter the tank, they will settle to the bottom where anaerobic bacteria break it down. That bacteria is naturally found in the solids of human waste. The liquids will flow across the top of the tank and drain out through the laterals into the absorption field. The laterals have aerobic bacteria that help clean the liquids. If the bacteria is kept at equilibrium constantly breaking down the solids and liquids, then the tank should be almost self-sufficient. Septic systems should last a long time if properly maintained.

The Location of Your Septic System

Here are some general rules for the proper location of your septic system: minimum 15′ from the foundation, minimum 10′ from surface water, minimum 10′ from property lines, and minimum 50′ from your well. The absorption field must be a minimum 50′ from surface water, minimum 100′ from your well, minimum 30′ from the foundation. The absorption field consists of a trench that is typically 4′-5′ deep by 100′ long.

Sizing Your Tank

The general rule of thumb is a 2 bedroom home or smaller should have 1,000 gallon septic tank and a 3 bedroom home should have a 1,500 gallon tank.

Things To NOT Put Down The Drain

Using a garbage disposal that’s connected up to a septic system is not a good idea. Most people mistakenly assume that when you shove lettuce, noodles, rice, green beans, potatoes…stuff high in starch or stringy greens…the garbage disposal grinds them up into small pieces that the septic system can take on. In reality, no matter how small those foods are ground up, they float and tend to stick together. When that food reaches the septic tank, it will clog the laterals. You also should avoid flushing condoms, sanitary wipes, and diapers. Chemical cleaners that are not labeled ‘septic safe’ can negatively impact the bacteria levels in your tank leading to sludge and solid buildup. If allowed to continue, this can clog the laterals too. When you choose your toilet paper, it too should be labeled ‘septic safe’. If it’s not, the paper may take too long to biodegrade and clog the laterals.

Keeping Up Your Absorption Field

In the summer, the absorption field evaporates approximately 60% of the water off. This is why it’s crucial to never impede the field’s surface drainage. Do not pour concrete or asphalt over the absorption field. Do not plant trees or shrubs in the absorption field as their roots can clog the laterals. Do not drive your truck, car, or heavy equipment over the field as this can crush or break the laterals. You also want to limit the volume of water discharging into the tank at any given time. If you have too much water discharging into your septic system too fast, this hydraulic overload can lead to solids and sludge churning, in turn, clogging your laterals also. Space your laundry out and turn your water softener off if you have one. When the water softener is discharging the brine, it dumps a large volume of water into the septic tank which can lead to issues.

Septic Tank Pumping

You want to regularly have your septic tank pumped. Solids and sludge will build up over time. The more you misuse it, the more frequently you’ll want to have it pumped. Under normal conditions, you’ll want to have your tank pumped every 2-5 years. If you have lots of family members or ignore the above mentioned tips, you’ll want to have it pumped more often to try to avoid have your laterals become clogged. If the laterals become clogged, the only solution is to dig up your absorption field and install a new one.

Septic System Inspections

A state licensed Septic Inspector is required to perform the inspection in Nebraska and Iowa. When you hire them, they should check the septic tank’s water level and then push 100 gallons of water into the tank. If the water level rises, this indicates partially clogged or clogged laterals. The Inspector should inspect the sidewalls for cracks, make sure the inlet and outlet baffles are OK, check the thickness of the sludge, make sure the access to the tank is in good condition, and probe the laterals with a ‘T’-bar. If the ‘T’-bar comes up wet, that indicates that portion of the absorption field is partially saturated. They should also confirm the tank size by probing the ‘T’-bar around the perimeter of the tank.

I would like to personally thank Jim Sandvold from S&S Pumping in Blair, Nebraska for taking the time out of his busy day to share with our home inspector chapter his wealth of knowledge on the subject. His company pumps the tanks, performs the inspections, and installs the septic systems in the Blair and Omaha area.

To learn more about maintaining your home properly, visit our website atOmaha-Home-Inspection.com. Unique version for reprint here: Maintaining Your Septic System.

inspection

Moisture Problems and Mold In Your Home

When purchasing a new home, buyers ask about the condition of many items such as the electrical, plumbing, roof, HVAC, and the foundation. Many never ask about mold, which is quickly becoming of the major causes of needed home repairs or renovations.

There are a lot of different types of mold that can happen in a house and lead not only to structural problems, but many health concerns as well. Mold is hard to locate in many houses as it develops solely in dark and damp areas that are commonly concealed somewhere in the structural areas of the home like attics, crawl spaces and basements.

If you are already seeing mold in your home, chances are the problem is more extensive and will require major repairs or renovations to remove the mold. At this point the best thing you can do is contact a contractor that is certified in mold removal.

The most likely places for mold to form are anywhere that moisture is improperly vented. Potential problems would also occur if the home became flooded and was not completely or properly cleaned and dried after. Leaky plumbing from kitchens and bathrooms and damp basements are other likely candidates.

When checking for mold, you should consider using a moisture meter or an infrared camera. If moisture levels of 20% or higher are found your home is considered vulnerable to mold growth.

Final Thoughts

If you feel your home is home may have mold, or has had mold in the past, it would be wise to have a certified mold inspector inspect your home once a year. This proactive measure will allow you to save money on by avoiding repair costs and will help keep you family healthy.

Hubert Miles is the founder of Waterfront Houses USA. Get more information on Riverfront House For Sale and River Houses For Sale in the US and Canada.

categories: real estate,property,house,home,land,finance,business,mold,inspection,moisture