STAR INSPECTION GROUP

1433 Leimert Boulevard, Oakland, CA 94602 510/482-8016 Fax: 510/482-8485

www.stargroup.com

This report is CONFIDENTIAL.

It was prepared for the below-named
and is not intended for use by any other person.

Address
City _____, California
Date _____
Report Number ______
This Report Prepared for
Clients Name

Inspected by _____

If you are not named above and wish to use this report, we strongly urge that you retain Star
Inspection Group or another qualified inspection firm for an on-site review of this building and
report.
This inspection was performed and this report produced according to the limitations and
exclusions specified in our contractual agreement. In this contract our liability is limited to twice
the cost of the inspection. Star Inspection Group will, upon request, perform an inspection without
this limit on liability for an additional fee.
This report does not provide substitute disclosure for any party. This report is copyrighted by Star
Inspection Group. No part may be used or reproduced in any form or by any means without prior
consent of Star Inspection Group. Areas obscured by furnishings were not accessible to
inspection. These areas should be examined after the furnishings have been removed.
The terms not accessible and inaccessible when used in this report indicate uninspected
components that may have hidden defects not observed or noted in this report. These areas are
beyond the scope of this inspection and should be inspected after access is provided.

Sample Due Diligence Report

Star Inspection Group

Page 1

CONTENTS

Introduction ......................................................................................... 3
Exteriors .............................................................................................. 5
Roofing ................................................................................................ 7
Structure.............................................................................................. 9
Electrical............................................................................................ 10
Plumbing ........................................................................................... 12
Water Heating ................................................................................... 15
Heating and Cooling .......................................................................... 16
Interiors ............................................................................................. 18
Restrooms ......................................................................................... 21
Environmental ................................................................................... 21
Primary Recommendations ............................................................... 22
Photos ............................................................................................... 24
Enclosure .......................................................................................... 26

Sample Due Diligence Report

Star Inspection Group

Page 2

INTRODUCTION
Property Description
We inspected the two-story, steel- and wood-framed structure at _____ in _____, California on
_____, 2011. This report describes the building as viewed from the front door. The building site
appears relatively level. The sky was clear at the time of our inspection.
We were informed that the building was constructed in 1982. Various modifications have been
made to the building since its original construction. We recommend a permit history be obtained
from the local building department to determine if modifications to the building were made with
proper permits. We recommend the building plans and other relative documents be obtained and
saved for future reference.
The building is currently used as office spaces. A determination as to whether the building or its
anticipated use are in compliance with occupancy requirements, or whether original construction
or subsequent modifications are code compliant as specified by the local jurisdiction, is beyond
the scope of this inspection.
The building interiors were mostly furnished at the time of our inspection. Areas obscured by
furnishings were not accessible to our inspection.
General Comments
This report lists the apparent conditions of items subject to wear from normal use. We typically
use five terms to report these conditions: new or relatively new, minor wear, moderate wear,
generally worn, and poor.
A new or relatively new item usually shows no signs of wear. An item reported as showing
moderate wear appears to be in the mid-range of its anticipated lifespan. The term poor condition
indicates a system or component that is at, or near, the end of its useful life span. Between these
three basic levels we add two intermediate conditions: minor wear, which is not quite new; and
generally worn, indicating a component nearing the end of its useful life.
This report is a general overview of the structural components and major systems. It is not
intended to be technically exhaustive in any one field. If further information is desired, specialists
in the relevant fields should be retained to perform additional inspections.
A determination as to the presence of animal pests, rodents, termites, decay, or other wood
destroying organisms is beyond the scope of this inspection. A qualified pest control firm should
be contacted with any questions concerning the presence or treatment of these organisms. We are
not qualified in these fields. Periodic examinations should be made by a licensed pest control firm
as part of routine property maintenance.
We may make recommendations or suggestions in this report that differ from requirements by the
local building department. For determinations as to what is permitted in this jurisdiction, the local
building department should be consulted.
This report includes only those areas that are visually accessible and not areas that are made
inaccessible by walls, concrete, earth, or any other obstacle to physical access or visual
inspection, such as furniture or stored items. Defects in mechanical equipment not disclosed by
our functional operation or visual inspection are not included. Items or conditions not mentioned
in this report are not within the scope of this inspection. An examination of every window, door,
light switch, outlet, water valve, etc., was not made.

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Star Inspection Group

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INTRODUCTION (continued)
At the end of this report we will list the recommendations we believe to be the most important.
These recommendations should not be considered the only significant items. You should establish
your own priorities after thoroughly studying this report, reviewing all the recommendations in
the report, and consulting experts or specialists as desired.

Sample Due Diligence Report

Star Inspection Group

Page 4

EXTERIORS
Stucco Siding
The building has stucco siding. There is stucco cracking in several places. Periodic repair of
stucco cracking should be expected as part of routine maintenance.
There are stains and indications of moisture entry behind the stucco in several places. We
recommend periodic monitoring and repair by a qualified contractor if necessary.
Stucco consists of cement and sand plaster, reinforced with wire mesh, and installed over a waterresistant membrane. New stucco is typically pigmented rather than painted, and the surface may
show absorption of moisture from rains. Stucco cracking is common and may be caused by
movement in the wall framing, foundation settling, seismic activity, or stucco shrinkage. Minor
cracks usually do not need repair and are normally filled when the stucco is painted. Cracks large
enough to allow water entry should be caulked or patched. In relatively new construction, the
bottom of the stucco typically has a metal edge called a weep screed. The soil surface should be
maintained below this edge to prevent moisture and unseen termite entry behind the stucco.
Wood Siding
There is horizontal wood siding in several places. Several siding boards at the rear are cracked and
damaged from exposure to the weather. We recommend the wood siding be reviewed by a
qualified contractor and repaired or replaced as needed.
Windows
The window system consists of fixed glass panes. The windows show moderate wear.
Walking Surfaces
There are several large cracks in the walkways and we recommend the cracks be repaired to
prevent water flow beneath the surface, which can cause additional cracking and damage.
Parking Surfaces
There are asphalt-surfaced driveways and approximately 31,000 to 35,000 square feet of paved
parking areas at the front and sides. We counted approximately 93 parking spaces, including six
parking spaces designated for handicap use. The ADA parking paint for the right rear ADA spaces
is missing and we recommend they be repainted. The parking spaces have concrete curbs.
The parking surfaces show moderate wear. There are several large cracks. We recommend the
driveway and parking areas be examined, repaired, and resealed by a qualified contractor. The
asphalt surfaces will require periodic sealing of cracks to prevent water entry and damage to the
base rock below the asphalt.
Several area drains apparently lead to a subsurface drainage system. We recommend the drains be
checked periodically to be sure they function properly.
Drains can be effective in reducing ponding and controlling surface water around the building.
Drains can be clogged with debris, and care should be taken to prevent obstruction of the drain
openings. All surface drains should be tested periodically by using a garden hose and observing
the drain discharge location. Testing drainage systems is beyond the scope of this inspection.
The parking lot has two electronic gates that we did not operate.

Sample Due Diligence Report

Star Inspection Group

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EXTERIORS (continued)
Landscaping
There are several large trees at the left rear of this property and we recommend they be examined
by a qualified arborist. Regular care can extend the life of a tree and can reduce the potential for
falling branches.

Sample Due Diligence Report

Star Inspection Group

Page 6

ROOFING
Roof Access
We inspected the roof from its surface after obtaining access by way of a hatch door. The hatch
opening is not provided with fall protection. Guardrails have been recently stipulated by many
building departments to be installed around roof access hatch openings, and may be required at
roof surface replacement. We recommend proper safety barriers be added at the roof access hatch
and other areas as required for safety.
Roof
This building has a single-ply roof, which shows moderate wear. This roofing material is a
manufactured product. A determination as to whether the manufacturers installation
specifications were followed is beyond the scope of this inspection. We can return and perform a
specification compliance inspection for an additional fee upon request.
Roof Flashings
There are parapet walls at the roof perimeter.
Parapets are short walls that extend above the roof. Horizontal surfaces at the tops of the
parapets may not shed water adequately and can allow water entry at cracks or connections.
Sheet metal caps are typically used in commercial construction to prevent water entry. These
areas can also be protected by applying a roofing material or by sealing with a waterproof
coating.
Skylights
There is one skylight with several lenses. One of the lenses is cracked and we recommend this area
be monitored for leaks and the lens be replaced as needed.
We observed caulking in several places, indicating possible previous leakage. We recommend a
history of previous leakage be obtained and the skylights be monitored for leaks in wet weather.
Roof Drainage
Drainage is provided by several surface-mounted roof drains. Several of the roof drains are
obstructed by debris and we recommend they be cleared. The drains have overflows in the
adjacent roof surface to prevent deep flooding if the primary drains become clogged.
Overflow or secondary drains have two purposes. (1) They prevent deep flooding should the
primary roof drains become clogged. (2) They should also alert the building maintenance persons
that the primary drains are clogged. The overflows drains should be clearly visible from the
building exterior. Any water seen flowing from these drains indicates substantial roof flooding and
the need for immediate maintenance or repair.
We observed indications of previous ponding or standing water in several places. Ponding can
lead to premature wear and increases the potential for roof leakage. These areas should be
monitored periodically for excessive wear by a qualified roofer. Low slope roofs should be
designed to drain freely. No water should remain on the surface after 48 hours.
Downspouts
The downspouts are concealed inside the building walls. The primary downspouts appear to have
subsurface piping while the surface overflow drains empty near the foundation.

Sample Due Diligence Report

Star Inspection Group

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ROOFING (continued)
Roof drainage downspouts are sometimes connected to underground drainage systems to prevent
water from ponding adjacent to the foundation where it could adversely affect the soils supporting
the building. Catch basins or surface-mounted drains may also be connected to this piping.
Subsurface drain piping can become clogged with debris and should be checked periodically in
rainy weather or by using water from a garden hose to ensure that the drains are free flowing.
Roofing General
Roof surfaces, rain gutters, downspouts, and subsurface drain lines should be checked regularly.
Leaves and other debris should be removed as needed. Gutter joints and connections may need
periodic caulking or sealing. Screens can be installed at downspout gutter connections to keep
debris from blocking the downspouts. We recommend periodic inspections be performed to be
sure the roof drainage systems function properly. Observing roof and foundation areas during or
shortly after heavy rains is a good way to find deficiencies in the roof and area drainage systems.
This inspection addresses only the apparent visual condition of roofing materials, and does not
include invasive testing or guarantee against present or future leakage. Annual examinations
should be made by a qualified roofer for needed periodic maintenance and repair.

Sample Due Diligence Report

Star Inspection Group

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STRUCTURE
Building Structure
The building foundation is concrete slab-on-grade. The building structure appears to consist of
wood and steel support framing. The roof is wood-framed with plywood over 2x joists and
wooden support beams.
We observed several stains on the roof framing from previous roof leakage.
The roof-to-wall and ceiling-to-wall connections in this building appear outdated and do not likely
meet modern seismic requirements. A determination of appropriate corrective measures is beyond
the scope of this inspection.
The standard requirements for seismic reinforcements are periodically increased as new
information becomes available concerning building performance in earthquakes. The 1991
Uniform Building Code outlines special roof-to-wall anchoring requirements in Sections 2310,
2336, and 2337. The standard retrofit calls for adding hold-down brackets and bolts to reinforce
the beam-to-wall connections. Engineers may specify steel girders and moment frames in multiple
story buildings. We are enclosing several pages from The Commercial Property Owners Guide to
Earthquake Safety at the end of this report. We recommend the complete guide, published by the
State of California Seismic Safety Commission, be obtained and reviewed for additional
information. Engineering requirements for buildings of this type are periodically upgraded by
building code authorities and may vary by jurisdiction.
Large window areas in the lower portion of the building are open and may not provide sufficient
resistance to seismic movement according to modern standards. A common bracing technique in
buildings of this kind is to install diagonal steel members, often referred to as a moment frame.
We are not aware of any requirements to provide such additional bracing at this time.
We recommend the building be examined by a qualified engineer to determine what upgrades are
needed for the structure to provide adequate seismic resistance in a major earthquake.

Sample Due Diligence Report

Star Inspection Group

Page 9

ELECTRICAL
Electrical Service
The main service wires run underground to the main panels.
The electrical transformer is located at the rear exterior. This equipment is typically owned and
maintained by the local utility company. The electrical transformer is not sufficiently protected
from vehicle impact according to modern standards. Concrete-filled steel pipes (bollards) or other
barriers are often used for this purpose. We recommend a proper barrier be installed to provide
adequate protection for the transformer and related equipment.
Main Meters and Panels
The meters and main electrical panels for the building are in a first-floor utility closet. There are
two places or sockets where meters can be installed, with only one meter in place, leaving one
empty meter location.
The service capacity of this system is rated at 600-amps, three-phase, 277/480 volts. We suggest a
service and load analysis be performed by a qualified electrician to determine whether electrical
system modifications or upgrades will be needed to meet anticipated needs.
Breaker Subpanels
There are circuit breaker panels in several locations throughout the building. An examination of
the wiring inside electrical panels was not included in this inspection.
Three-Phase Transformers
There are several three-phase transformers. These transformers appear properly installed.
Standby Generator
There is a diesel-powered generator in a gated enclosure at the rear of the building. The transfer
switching equipment that reroutes the buildings power source from the local utility to the backup
generator is located in a closet next to the main electrical closet on the first floor. The motor and
control access panels to the generator were locked at the time of our inspection. A sticker on the
transfer switch indicates that this equipment may have been serviced by Cummins West, Inc.
(800/595-5050). It is typical for load tests to be performed twice a year along with engine
maintenance to ensure proper operation of this equipment in the event of a city-wide power
outage.
Wiring
The wiring system is primarily rigid and flexible conduit. The rooftop electrical conduit is rusty in
several places and we recommend the conduit be replaced as needed.
The inside plastic shock protection covers are missing from inside several timer panels located
throughout the building We recommend proper covers be installed to keep persons from accidental
contact with potentially hazardous exposed electrical terminals.
Light Fixtures
The representative light fixtures we observed functioned properly and appeared properly installed.
Receptacles and Switches
The receptacles are primarily the grounded three-hole type.
There are several GFCI-protected outlets in the restrooms and break rooms. These outlets should
be tested periodically by pressing the test and reset buttons on the outlet faces to ensure proper
functioning.
Sample Due Diligence Report

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ELECTRICAL (continued)
Ground fault circuit interrupters are breakers or receptacle outlets designed to protect against
electrical shocks. In recent years most jurisdictions have required ground fault protection for
outlets in restrooms, at building exteriors, basements, and garages (except those in a designated
appliance location - such as for laundry equipment). Recent regulations require GFCI protection
at all breakroom countertop and wet bar receptacles. A single GFCI receptacle may be used to
protect other outlets downstream from it on the same circuit. GFCI outlets and breakers have test
buttons that should be operated periodically to ensure that the devices are functioning properly.

Sample Due Diligence Report

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PLUMBING
Main Water Supply
The main shutoff valve for the water supply is at the rear exterior. The supply piping leading to the
main valve is 1-inch copper. The supply piping reduces to 1-inch copper after the main valve.
We measured the water pressure at 60 pounds (PSI). Pressures between 40 and 80 pounds are
considered to be in the normal range.
The water supply system is provided with a reduced pressure zone (RPZ) backflow valve located
at the rear near the sidewalk. These valves typically consist of two check valves separated by a
zone of low pressure that has a spring-differential pressure relief valve. RPZ valves are installed to
prevent backflow contamination of public water systems and the two valves serve to prevent a
backflow even if both valves become fouled or clogged with debris. The relief valve may leak
water with system pressure changes and this is normal. Most jurisdictions require annual testing of
RPZ valves utilizing pressure differential gauges. We recommend the maintenance and test
records for this equipment be obtained and reviewed.
The RPZ backflow valve is not protected from vehicle damage. Vehicle impact could result in the
contamination of public water systems. We recommend an adequate barrier be installed to protect
the RPZ backflow valve from vehicle impact. Concrete-filled steel pipes (bollards) or other
barriers are often used for this purpose.
Interior Water Piping
The water supply piping is copper. Copper piping is considered superior to galvanized steel, as it
is less susceptible to the accumulation of mineral deposits, which can reduce water flow. The flow
at the building water supply fixtures appears adequate.
The interior water supply and waste piping systems were mostly inaccessible to our inspection.
We observed no leaks in the accessible portions of the water supply piping system.
The angle stop valves we observed functioned properly.
Exterior Piping
The hose faucets are not equipped with anti-siphon valves as is required in new construction. We
suggest anti-siphon devices be installed to prevent the accidental flow of wastewater into the water
supply piping.
The PVC plastic piping used in the HVAC system is exposed to sunlight at the roof. Plastic piping
breaks down from exposure to sunlight, and should be wrapped or painted for protection.
Waste Piping System
The waste piping system has cast iron and copper piping.
Concrete has been poured directly against the exposed water supply and waste piping at the trash
bin. Movement in the concrete can damage piping unless the piping was wrapped with a flexible
material before the concrete was poured. These areas should be checked periodically for
movement or leaks, and the concrete should be removed if necessary to prevent damage to the
piping.
We were unable to determine the purpose of the vent piping at the trash-bin enclosure. We
recommend any plans on the plumbing system be obtained concerning this area.

Sample Due Diligence Report

Star Inspection Group

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PLUMBING (continued)
Plumbing vent pipes allow sewer gases to escape and air to enter the waste piping system. Air is
necessary to allow water to flow freely through the pipes. Improper venting can cause siphonage,
which draws the water out of fixture traps. Vent piping should be installed near every fixture. The
vent pipes should terminate at least six inches above the roof surface and away from any operable
windows or other building openings. A new kind of vent device called an air admittance valve is
now permitted in many jurisdictions and will allow vents to terminate under the sink, in an attic,
and at other interior locations.
There are floor-mounted drains in the restrooms. There may be trap primers to protect the below
floor traps in areas that we did not locate.
Floor drains in buildings of this kind are typically provided with trap primers to keep the traps (Ushaped drain piping) filled with water. Floor drain traps prevent sewer gas (combustible and
odorous methane) entry into the building. While trap primers typically require little maintenance,
they can become clogged by mineral deposits and maintenance personnel should check floor traps
periodically to be sure they contain water.
We did not locate an accessible full-size sewer lateral cleanout for the waste piping system. We
recommend a sewer lateral cleanout be located or, if there is none, one be installed.
The underground waste piping that runs from the building to the main sewer may be original, and
piping of this age is often worn or damaged in the underground portions. Old sewer piping is often
blocked or damaged by roots and other obstructions. We recommend a history of any previous
drain blockages be obtained. We recommend the sewer laterals be examined for defects by a
qualified plumber using special video equipment designed for this purpose.
Gas
The gas meter is at the right rear exterior. We did not locate an automatic seismic gas shutoff
valve near the meter. These valves are now required by many local jurisdictions and some
insurance companies. Several kinds of valves are available. Some are triggered by movement and
others by variations in gas flow. The local building department should be consulted to determine
the appropriate type for each installation. We recommend an automatic seismic shutoff valve be
installed as a safety upgrade.
Plumbing General
Angle stops are shutoff valves normally found beneath sinks and toilets in modern construction.
They provide a convenient disconnect in case of leakage and facilitate repairs. These shutoff
valves are rarely used, and may freeze in place or leak when operated. Angle stops should be
operated periodically to keep the valves functional. We do not normally turn these valves during
an inspection as this may cause them to leak.
Waste piping should be cleaned out periodically to remove any accumulation of grease, hair, or
dirt, and to help prevent future debris blockage and subsequent drainage failure. We do not
inspect buried, or otherwise inaccessible, supply or waste piping.
The gas and water piping was not fully accessible and an examination of each connection was not
made. The standard test for gas leakage is to have the piping pressure tested. This is sometimes
required before the gas can be turned on after it has been disconnected. With testing and a close
examination of all the piping, leaking or other defects may be found.
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PLUMBING (continued)
We recommend storing a large wrench near the main gas valve so the gas can be shut off quickly
in an emergency. To shut off the gas, turn the valve 90 degrees so the handle is at a right angle to
the pipe. Gas valves are often difficult to turn and the small earthquake wrenches sold at
hardware stores may be too small to operate these valves easily. We recommend testing the valve
periodically by turning it slightly to see if it moves. A plumber or the local utility company could
adjust or lubricate this valve if necessary to allow for easy operation.
Plant watering and irrigation systems are not included in this inspection.

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WATER HEATING
Electric Water Heater
A 40-gallon, electric water heater is located on a platform next to the roof access ladder. The water
heater is in poor condition and we recommend it be replaced. There are rusty fittings above the
water heater, apparently from previous leakage.
The water heater has a temperature and pressure relief (TPR) valve. The discharge pipe terminates
at a laundry tub, which is potentially hazardous. We recommend proper TPR discharge piping be
installed.
A temperature and pressure relief (TPR) valve is a safety valve that releases excess pressure from
the water heater in the event the regulator fails. It is an important safety device that can prevent a
dangerous explosion. Hot water may occasionally drip or spray from the valve discharge pipe,
triggered by changes in water pressure. Leaky valves may fail from encrusted mineral residue,
and should be replaced. Most TPR valve manufacturers recommend the valve be tested once a
year.
The catch pan does not have drain piping and we recommend proper drain piping to the exterior be
installed by a qualified contractor.
The stand-off blocks or supports are missing and we recommend supports be installed at each
support to hold the water heater in place vertically when the straps are tightened.
Adequate water heater strapping or bracing can significantly reduce damage that can occur from
water heater movement. The best braces are rigid and support the water heater at both the top
and bottom. Plumbers tape alone is no longer considered an adequate restraint according to
the guidelines of the California Seismic Safety Commission. As of January 1, 1997, sellers in
California are required to certify that their water heater complies with current guidelines upon
transfer of the property.
Water Heater Maintenance
It is important to avoid storing combustible items near water heaters and other gas-fired
appliances.
The life of a water heater may be extended by periodically removing the sediment that builds up in
the tank. Attach a garden hose to the drain valve at the bottom and open the valve until the water
runs clear. Drain valves commonly drip, and can be repaired by installing a plastic cap. The
temperature adjustment control should be kept in the middle range; the water temperature should
never be set hot enough to scald someone accidentally. The life of a water heater may also be
extended by replacement of the sacrificial anode. These are generally designed to last only five
years. Replacement anodes can be obtained at plumbing supply stores.

Sample Due Diligence Report

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Page 15

HEATING AND COOLING

Introduction
The building is served by one packaged electric cooling/gas heating unit, one split system, two
small and two large cooling-only units, and a hot water boiler. The large cooling-only units and
the hot water boiler serve the main portion of the building through a variable air volume (VAV)
system with hot hater reheat. All of the equipment dates from the last six years and is in good
condition. The equipment is curb-mounted with the supply and return ducting under the units and
no exposed ductwork. Our inspection was observational only.
The two large cooling-only units are mounted on adapter curbs, which is a normal installation
method when original equipment is replaced. However, these units do not appear to be seismically
secured as required by code. This is particularly important with equipment that is sitting on
adapter curbs because of the increased height of the equipment and the effect on horizontal sway
in a seismic event.
There are materials, pipe fittings, and construction debris left over from a previous project on the
rooftop and we recommend these materials be removed.
Equipment Detail
AC 1. Manufacturer Trane. Model #TCD480A40R2B7MC4. Serial #C05G06273. 48-ton cooling
capacity. Manufactured August 2005. As noted above, this unit does not appear to be seismically
secured to the adapter curb. The condensate trap and drain line are in PVC, which is not to code.
The drain line is separated as it runs across the roof, causing the condensate to run over the roof to
the nearest drain. Because this equipment has not operated for a period of time, we recommend a
full service and startup of the unit be performed by a Trane-certified technician before bringing the
system back on line. With an ongoing maintenance program, the unit should provide several years
of reliable service
AC 2. Manufacturer Trane. Model #TCD36A40R2B7MC4. Serial #C05G06272. 36-ton cooling
capacity. Manufactured August 2005. As noted above, this unit does not appear to be seismically
secured to the adapter curb. The condensate trap and drain line are in PVC, which is not to code.
The drain line does not extend to the nearest roof drain, draining directly onto the roof. Because
this equipment has not operated for a period of time, we recommend a full service and startup of
the unit be performed by a Trane-certified technician before bringing the system back on line.
With an ongoing maintenance program, the unit should provide several years of reliable service
AC 3. Manufacturer Trane. Model #YCH048A4RLA003G. Serial #NKHM132198. 4-ton cooling
capacity. Manufactured November 2006. This is the high efficiency model for this product line.
We bump-started this unit at the compressor contactor; it functioned normally. With a full
servicing prior to operation and an ongoing maintenance program, the unit should provide several
years of reliable service.
AC 4. Trane Model #THC0924A4R0AOOAA. Serial #647101423L. 7.5-ton cooling capacity.
This is the high efficiency model for this product line. We bump-started this unit at the compressor
contactor; it functioned normally. Additionally, this unit cycled under building control while we
were at the site. There is a one-inch diameter area where the condenser coil fins are missing,
exposing the refrigerant tube sheet. With a complete service prior to building occupancy and an
ongoing maintenance program, this unit should provide several years of reliable service.

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HEATING AND COOLING (continued)

AC 5. There is no AC 5. The area where it would be expected to be placed has a capped curb.
AC 6. Trane Model #THC0924A4R0AOOAA. Serial #647100282L. 7.5-ton cooling capacity.
This is the high efficiency model for this product line. We bump-started this unit at the compressor
contactor; it functioned normally. Additionally, while on site, the unit cycled under building
control. There is a small one-inch diameter area where the condenser coil fins are missing,
exposing the refrigerant tube sheet. With a complete service prior to building occupancy and an
ongoing maintenance program, the unit should provide several years of reliable service.
SS 1. Trane Model #TWB3024A1000AAA Serial #6343KFA3F. 2.5-ton cooling capacity. We
bump-started this unit at the compressor contactor; it is in good operating condition. With a
complete service prior to building occupancy and an ongoing maintenance program, this unit
should provide several years of reliable service.
Boiler. Raypack Model #H1-0624. Serial #0611257896. Heating input capacity 624k BTUs. The
burner compartment is in good condition and the burner orifices are clean. With a complete
service prior to building occupancy and an ongoing maintenance program, this unit should provide
several years of reliable service.
HWP 1. FloFab 2X281F 2 HP hot water pump. The pump was running at the time of our
inspection, but is noisy with a loose marble sound. We recommend the pump be inspected at to
determine the cause of the noise.
HWP 2. FloFab 2X281F 2 HP hot water pump.
EF 1. Exhaust fan. Carnes Model #VEBK15L1A1N20SPC1. Serial #316651.00. The fan was
operating at the time of our inspection.
Recommendations and Budgets
We recommend ACs 1 and 2 be seismically secured.

$1,070

We recommend the existing PVC drain lines at ACs 1 and 2 be repaired.

$250

We recommend full service of all equipment, including startup.

$2,040

We recommend trouble shooting HWP 1.

$250

Optional: We suggest replacement of PVC condensate at ACs 1 and 2 with

copper per code.

Sample Due Diligence Report

Star Inspection Group

$1,250

Page 17

INTERIORS
Walls, Ceilings, and Floors
The offices and public areas have sheet rock-, or gypsum board-, surfaced walls. We did not
observe any cracks in the interior surfaces. Surface cracking is common and periodic repair should
be expected as part of routine maintenance.
We observed damage to several of the interior surfaces, which is typical in buildings of this type
and age.
The office areas have acoustic tile in suspended, metal-framed, T-bar ceilings.
We were unable to determine the type or amount of insulation used in this building, as the roof
framing is mostly covered with sheetrock above the drop-down ceilings. It may be necessary in the
future to add insulation in order to comply with the California Energy Code (Title 24).
The California Energy Code, or Title 24, Part 6 of the California Code of Regulations, also titled
The Energy Efficiency Standards for Residential and Nonresidential Buildings were established in
1978 in response to a legislative mandate to reduce California's energy consumption. The
standards are updated periodically to allow consideration and possible incorporation of new
energy efficiency technologies and methods.
The slab is covered with carpeting and vinyl tile in the office spaces. We observed no unusual
sloping in the building floors.
Windows
The building has aluminum-framed, fixed-glass windows.
Doors
The doors we operated functioned properly.
Employee Rooms
There is an employee break room on each floor. The fixtures and surfaces in these rooms show
moderate wear.
This sinks are equipped with disposers. There are several GFCI-protected receptacles in the break
rooms, which is a good safety feature.
The break rooms have vinyl tile flooring, which is damaged in several places.
Elevator
This is a hydroelectric elevator with a 3,000-lb. listed capacity. The elevator permit card has
expired and we recommend it be determined if there is a more current elevator permit on file and
the permit be updated if necessary.
The elevator equipment room is near the main electrical panel. We observed leaking hydraulic
fluid on the floor around the elevator equipment. We recommend service and repair by a qualified
contractor.

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INTERIORS (continued)
Fire Safety
Several modifications have been made to the building since its original construction. As buildings
are modified by adding rooms, walls, partitions, and other components, the original routes
designed to provide emergency escape or egress can become restricted or modified so as to be
out of compliance with modern fire-safety requirements. These rules vary according to local city,
county, or state code and are changed periodically. Any determination as to the adequacy of
existing fire safety systems or components is beyond the scope of this report.
Exit signage is generally required at exit doorways. When the exits serve an occupant load of 50
or more persons, exit signage is also required in other areas to clearly indicate the direction of
egress. When approved by the local fire marshal, egress signage is typically not required at
obvious or clearly identifiable main exterior exits. Exit pathways should be illuminated whenever
the building is occupied. Exit signs should be illuminated by at least two electric lamps or be an
approved self-luminous type. The color and design of letters and symbols on exit signs should be
in high contrast with their backgrounds. Words on signs should be in block letters at least six
inches high.
Draft stops, or flame barriers, are typically required to slow the spread of smoke and flame. Draft
stops are usually one-half-inch thick sheetrock. Draft stopping is generally required in concealed
spaces over 1000 square feet in residential structures and over 3000 square feet in commercial
structures. The allowable spaces without draft stopping may be tripled in size when fire sprinklers
are also provided. Any calculations as to requirements for or adequacy of these systems are
beyond the scope of this inspection.
Stairways that will be used for exiting during a fire or other emergency have many modern firesafety requirements, which typically stipulate fire-exit stairways be at least 36 inches wide, with
landings at the top and bottom of each staircase as long and wide as the stairway width. The top
and bottom treads should have contrasting colored finishes at the leading edges, consistent riser
heights, proper handrails, guardrails, and over-head clearances, fire resistant and fire-stopped
framing, and light fixtures with three way switches located at the top and bottom of each stairway
and battery powered emergency lighting. The stairways appear to meet these requirements.
The building has a fire sprinkler system. We recommend the system manuals and maintenance and
testing schedules be reviewed. A tag indicates this equipment was last inspected in August of 2007
by Beacon Fire and Safety at (510) 351-6101.
There is a dry stand pipe at the left rear gate and a fire hydrant at the left rear public sidewalk. The
stand pipe and fire hydrant are not protected from vehicle impact. Concrete-filled steel pipes
(bollards) or other barriers are often used for this purpose. We recommend proper barriers be
installed to provide adequate protection to the fire hydrant and dry standpipe.
The dry stand pipe is missing a cover and we recommend a proper cover be installed to prevent
pedestrians from inserting debris or trash.
There are several fire extinguishers throughout the building. Several of the tags have expired and
we recommend the fire extinguishers be recertified or replaced.
The building also has an FM-200 waterless fire suppression system installed in the upper level
computer room. This fire suppression system uses the gas Heptafluoropropane to suppress fires
rather than water, in order to minimize damage to valuable equipment.
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INTERIORS (continued)
FM-200, chemically known as heptafluoropropane, is a replacement for the ozone depleting
Halon fire suppression systems that were used extensively before 1994.
The exit signage may not be in compliance with modern codes for fire safety. We recommend a
review of fire safety egress requirements be made and additional signs and other improvements be
made as needed to meet modern fire safety requirements.
We recommend the local fire marshal be consulted to determine the adequacy of fire safety
devices and systems in the building. This determination is beyond the scope of our inspection.
Disability Access
Many of the accessibility features in the building have been designed to provide for access to the
disabled. We did not perform an accessibility or ADA inspection.
California State Building Standards Code Title 24 accessibility regulations have been adopted by
the Division of the State Architect (DSA) and, in California, the DSA is considered to be the most
reliable source for information for ADA and Title 24 regulations. These regulations change
periodically and vary in enforcement by jurisdiction. National ADA standards are developed and
adopted by the U. S. Architectural and Transportation Barriers Compliance Board (ATBCB). The
toll-free telephone number for questions on ATBCB standards is 1-800-USA-ABLE (1-800-8722253).
There are typically no requirements for existing buildings to adopt ADA-required improvements
unless those buildings are substantially altered or modified. The extent of alterations, structural
repairs, or additions necessary to trigger ADA requirements is set to a dollar amount that is
adjusted annually by the local enforcing agency. This amount is typically in the $90,000 range.
There are several exceptions to ADA requirements related to the concept of reasonable hardship,
when the cost of alterations necessary to make the building fully accessible is disproportionate.
The cost to make ADA-related improvements may be partially offset by tax incentives and we
recommend a qualified tax expert or accountant be consulted. The typical accessibility items can
be prioritized as follows: accessible entrance, restrooms, telephones, drinking fountains, additional
elements, parking, storage, etc.
Interiors General
We operated a representative sampling of the doors. All windows were not checked for proper
functioning, cracked or broken glass, or for the presence or condition of screens. This inspection
does not include areas that are obscured by furniture, carpets, coverings, or any other items.We
do not perform a survey of the floors for slope or uniform elevation as part of our standard
inspection.

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Star Inspection Group

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RESTROOMS
Restrooms
There are four restrooms in the building: two on each floor. The restrooms on the first floor have
showers. The fixtures and surfaces in the restrooms show moderate wear.
The restrooms have toilets in steel compartments. The restrooms are in the ADA-style with grab
bars and other features for the disabled. We did not perform an accessibility inspection on these
rooms and did not determine if they meet modern compliance requirements.
The foam protective wrapping is damaged or missing at several of the sink drainpipes. We
recommend pre-molded, under-lavatory scald protection insulation covers be installed at each sink
drain.
Restrooms General
Caulked joints should be checked frequently and recaulked as necessary. Proper caulking
prevents water penetration and damage to walls and floors. Before caulk is applied, the surfaces
should be cleaned carefully and any loose caulk should be removed. A good quality bathroom
caulk, such as silicone, should be used. Bathrooms are areas of high humidity and special care
should be exercised to keep them well ventilated. Windows should be left open when showering or
bathing, and fan-powered vents should be used when available.

ENVIRONMENTAL
Hazardous Materials
Various potentially hazardous materials have been used in the construction of buildings over the
years. Many naturally occurring materials and man-made building materials have been found to
be hazardous or to have adverse environmental impact. These include but are not limited to
asbestos, formaldehyde, molds, lead paint, electromagnetic radiation, and radon. Buried fuel
tanks may pose an environmental hazard. Hazardous materials, product liability, and
environmental hazards are not included in the scope of our inspection. For information about
hazardous materials, call the Environmental Protection Agency in San Francisco at
(415) 744-1500.

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Star Inspection Group

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PRIMARY RECOMMENDATIONS
Property General
1. We recommend the building plans and other relative documents be obtained and saved for
future reference.
2. We recommend a permit history be obtained from the local building department to determine if
modifications to the building were made with proper permits.
Wood Siding
3. Several siding boards at the rear are cracked and damaged from exposure to the weather. We
recommend the wood siding be reviewed by a qualified contractor and repaired or replaced as
needed.
Walking Surfaces
4. There are several large cracks in the walkways and we recommend the cracks be repaired to
prevent water flow beneath the surface, which can cause additional cracking and damage.
Parking Surfaces
5. We recommend the driveway and parking areas be examined, repaired, and resealed by a
qualified contractor.
6. The ADA parking paint for the right rear ADA spaces is missing and we recommend they be
repainted.
Roof Access
7. We recommend proper safety barriers be added at the roof access hatch and other areas as
required for safety.
Roof Drainage
8. Several of the roof drains are obstructed by debris and we recommend they be cleared.
Building Structure
9. We recommend the building be examined by a qualified engineer to determine what upgrades
are needed for the structure to provide adequate seismic resistance in a major earthquake.
Electrical Service
10. We recommend a proper barrier be installed to provide adequate protection for the
transformer and related equipment.
Wiring
11. The inside plastic shock protection covers are missing from inside several timer panels located
throughout the building We recommend proper covers be installed to keep persons from accidental
contact with potentially hazardous exposed electrical terminals.
Main Water Supply
12. We recommend an adequate barrier be installed to protect the RPZ backflow valve from
vehicle impact.
Waste Piping System
13. We recommend the sewer laterals be examined for defects by a qualified plumber using
special video equipment designed for this purpose.
Electric Water Heater
14. The water heater is in poor condition and we recommend it be replaced.
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PRIMARY RECOMMENDATIONS (continued)

Heating and Cooling
15. We recommend ACs 1 and 2 be seismically secured.
16. We recommend the existing PVC drain lines at ACs 1 and 2 be repaired.
17. We recommend full service of all equipment, including startup.
18. We recommend trouble shooting HWP 1.
Elevator
19. The elevator permit card has expired and we recommend it be determined if there is a more
current elevator permit on file; we recommend the permit be updated if necessary.
20. We observed leaking hydraulic fluid on the floor around the elevator equipment. We
recommend service and repair by a qualified contractor.
Fire Safety
21. We recommend proper barriers be installed to provide adequate protection to the fire hydrant
and dry standpipe.
22. The dry stand pipe is missing a cover and we recommend a proper cover be installed to
prevent pedestrians from inserting debris or trash.
23. We recommend the local fire marshal be consulted to determine the adequacy of fire safety
devices and systems in the building.

Sample Due Diligence Report

Star Inspection Group

Page 23

PHOTOS

Photo 1. Front view.

Photo 2. Damaged wood board siding.

Photo 3. Cracking in asphalt parking lot.

Photo 4. Roof drain obstructed by debris.

Photo 5. Cracked skylight lens.

Photo 6. Caulking at skylight.

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Star Inspection Group

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PHOTOS (continued)

Photo 7. Exposed terminals, missing inside

shock cover.

Photo 8. Exposed PVC piping used with rooftop

HVAC equipment.

Photo 9. Rusty fittings above water heater.

Photo 10. Oil at base of elevator equipment.

Photo 11. Dry stand pipe missing cover.

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Star Inspection Group

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ENCLOSURE
We have enclosed the following additional information. Please read carefully.

Selections from The Commercial Guide to Earthquake Safety

Thank you for using Star Inspection Group. If you have any questions or if we can be of
further assistance, please do not hesitate to call us at (510) 482-8016 or (800) 698-0292.

For additional information, please visit our website at

www.stargroup.com

Sample Due Diligence Report

Star Inspection Group

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