There is negative drainage at these areas next to the foundation of the building, and the final grade (landscape rock) is too close to the bottom of the exterior finished wall and should be lowered as much as possible while still allowing the grade to slope so rain water drains away from the foundation.

The roof drains, (four sets of drain pipes total) (of the two) I have pictured (one pipe is a primary drain, the other is the secondary) need to be extended so they do not terminate next to the concrete foundation.

A contractor can add pipe and fittings to make this needed upgrade.

Regardless of who is responsible for the system I recommend a licensed landscape professional look at all the irrigation lines to the vegetation and make the necessary repairs needed.

Minor cracks are common in concrete products and the condition of this foundation is considered typical where I can actually see the concrete.

There are floor coverings present except in the back room of the building where I can see expansion joints, which is probably why the tiles are cracked at the front of the building, concrete expands and contracts, which causes the tiles to crack, if there was differential movement up and down it would be a issue, but I did not see any.

There was no visual evidence of Major Wall Cracks at the Floor Level which would tell me a concern is present.

Stucco will exhibit cracks in the finish from these conditions which cannot be stopped. When cracks become wide enough for rain water to enter in back of the finish, caulk should be applied to the cracks and touched up with paint. Cracks in stucco are not considered unusual, and are found on all buildings.

I recommend a licensed contractor go around the building and caulk all the cracks with a good quality paintable caulk and touch up the repairs with new paint before you close escrow.

This portion of the roof is also holding rain water at the northeast portion by the roof drain. When the roof was built, there is a low spot which is not allowing all the water to flow to the drain correctly, a licensed roofing contractor could either lower the portion of the roof covering close to the drain, or raise the portion where water is standing, either way will work, but I do recommend repairing this now, water lying at any location will cause that area of the roof covering to fail prematurely.

See pictures 1-3.

Pictures 4-6 shows the deterioration beginning on the asphalt based Roll Roofing Material which needs the entire flat portion resealed with a Reflective Roof Coating, including around the Air Conditioning Units.

I removed as much debris as I could from the Drain Screen while I was on the roof, but the drain needs to be cleaned now, the area around the drain needs to be dry when the roof covering is sealed with the reflective roof coating (sealant).

I could see all the insulation from above ceiling tiles inside the building by removing the drop panels at numerous locations throughout the building.

I could not get right to the water heater because there are filing cabinets and boxes stacked against the wall directly under the water heater, but from what I could see there was no concern present. There is also a drip pan under the appliance in case a leak ever occurred in the future, with a drain line installed to the pan terminated to the exterior of the building on the north side.

I took a picture of the sub-panel from the roof access which is in that closet, but I opened the hatch from the roof using my ladder, you cannot get to the roof access ladder in that closet until the current tenants move the rest of their personal belongings from the closet.

There was no concern with the conductor size connected to the various Circuit Breakers, they are compatible, which means the wire size is correct too what the Circuit Breaker is rated for.

The Heat Pump pictured with arrows was sweating condensation water excessively at the outside coils, which is unusual (but it did operate correctly). I would ask the current owner when these Heat Pumps were serviced last. If they have not been serviced in the last 12 months all four need to be serviced now, but the Heat Pump in picture 1 needs service now.

Testing the systems in the cooling mode the supply temperatures were 51-56 degrees (average) which is normal for this type of cooling system. All heating and cooling systems need to be serviced yearly by a qualified professional so they operate efficiently. Refrigerant levels need to be checked and the condenser coils cleaned. A system supplying air even one or two degrees lower after service will greatly reduce your electrical consumption.

The return Air Filters are located at the Air Handlers (above the ceilings, at four different locations) and have a filter change indicator device at the ceilings below each air handler, but I would ask the current owner when they were serviced last.

The tiles need to be replaced and a "Slip Sheet" installed under the cracked tiles if there is a minor crack in the concrete floor to prevent the tiles from cracking again. The easiest way to describe a "Slip Sheet" is to say that this membrane isolates the tile, bonding coat, and setting bed from the supporting element. Slip Sheets are commonly asphalt impregnated papers, 15lb. roofing felt, and polyethylene sheeting.

The concrete under the tiles expands and contracts from heat, and cooling which is the primary cause of tiles cracking installed on concrete floors, a Slip Sheet installed under the cracked tiles before they are replaced will prevent them from cracking in the future.

If the walls were cracked all the way to the floor from the ceiling and the foundation was also cracked, it would be a major concern, but I did not see anything unusual besides the fact it looked to me like none of the settlement cracks have been repaired since the building was constructed.

There are a two moisture stains on the ceiling tiles, one in the conference room where the flat roof above it needs to be sealed and water is lying near the roof drain, which could be directly related to the stains, but nothing was leaking today. The roof needs to be repaired above this portion of the building (see roof section of this report).

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