Inspection & Writing Assignment:
The main electrical disconnect is located at the utility pole on the east side of the property. There was an open slot at the electric service panel where the overhead electrical supply transitions to an underground service lateral. To avoid a potential electrocution hazard, knockouts need snap-in caps inside the panel box to prevent rodent and moisture intrusion.
Research & Writing Assignment:
ELECTRIC SERVICE PANELS: All circuit breakers must be labeled. In case of an emergency, occupants,firefighters and other emergency personnel may need to shut off power and it is good that they have labeled breakers to work with. All labels should be legible and up to date.
Inspection & Writing Assignment:
I have taken a picture of a loading dock area at a commercial retail grocery store. There is lighting on the wall to illuminate the unloading deck and ramp for a delivery truck. There is also a light above the exit door to the loading dock.
Research & Writing Assignment:
I read “Anatomy of a Commercial Inspection Report” for my research assignment. The commercial inspection report must be in writing as required by the International Standards of Practice for Inspecting Commercial Properties. The cover page is to include the date of the report, the inspection firm’s name and contact information, the address of the property, and identify the total number of pages and attachments.
Inspection & Writing Assignment:
I have been a residential inspector for three years and this picture represents the transition that I must make to become a commercial inspector. Although the idea is the same and the components are similar the dangers and functionality are greater with commercial electrical systems. I am in no rush to become a commercial inspector and I plan to train beyond the scope of this class and plan to additionally shadow my mentors until I become comfortable with the extra variables associated with commercial inspections.
Research & Writing Assignment:
The Barn Inspection: Growing up on a dairy farm you think I would be an expert, but the information in this article made me feel like an rookie inspector. Information from feed buckets to horse kick damage! This is the type of article you read and then print off right before your first barn inspection.
Inspection & Writing Assignment:
Several defects were noted on the inspection of this RTU installed on a light commercial office building. The condensate drain trap was discharging directly onto the shingles and causing excessive wear to the asphalt material surface. The flashing severely corroded and lifting in several areas around the unit. The service disconnect panel for this RTU was severely corroded, which prevented the panel cover from closing correctly.
Research & Writing Assignment:
Ethylene Propylene Diene Monomer roofing material is applied to flat or low pitch roofs in a single layer. The inspector should visually inspect for any lifted of loose seams in the material, blistering, loose fasteners, shrinkage, tears and for areas of pooling water.
Inspection & Writing Assignment:
I inspected the main panel in my home because I did not have access to a commercial property to inspect. It is a 120/240 system in a manufactured home and appears to be in good condition. It was interesting to know that lights the commercial buildings are usually 277/120 V systems.
Research & Writing Assignment:
I was a little intimidated by the commercial inspection course before I started. After digging in it wasnt as difficult as I anticipated. The instructors and videos were very beneficial and they learned some new terminology. Excellent course two thumbs up.
Inspection & Writing Assignment:
Backup generators should be sized to accommodate the entire systems needs. They should be wired as not to back feed into the main power grid so linemen dont have live lines when theyre not supposed to be. Many linemen have been hurt because of poor installation of generators.
Research & Writing Assignment:
Fire Alarm Systems age and have different problems depending upon the age of the system. Building Inspectors are not required to inspect these systems but its good to understand what you’re looking at. The client should be informed that their system should be inspected by a qualified service technician.
Inspection & Writing Assignment:
This photograph shows an electrical panel with the cover open. In a commercial inspection,the inspector would not remove the dead front due to the higher amps / volts used in commercial applications. Even without removing the dead front, the inspector would still look for visible damage, indications of arcing or scorching (visible or by smell), and a proper legend. If a qualified 3rd-party is able to remove the dead front, the panel would be checked for indications of over fusing,double-tapping and any visible damage.
Research & Writing Assignment:
Zoning ordinances are restrictions on land use set by local governments and they cover a number of factors such as building height, lot coverage and other characteristics. Although interpreting or offering advice regarding zoning ordinances is beyond the scope of an inspection, inspectors can provide better service to their clients by learning and understanding how zoning laws affect construction in the areas where they operate. The inspector should refer any client questions to the appropriate governmental authority.
Since zoning ordinances cover commercial property as well as residential, the inspector performing a commercial inspection would want to have a good working knowledge of the applicable local ordinances. This would help the inspector do a more thorough inspection and provide useful information to the client. The inspector would want to make it clear that he or she is not interpreting or analyzing the ordinance, merely using it as a general aid in conducting the inspection.
Inspection & Writing Assignment:
This image shows a rack which is a large refrigeration unit holding the pump and motor. This was observed outside of a convenience store / gas station. and was being used for the refrigerated shelves and cabinets. On the left we can see the system to keep the bear cave cold. Insulation was missing on areas of the suction lines. The insulation should be replaced for better efficiency.
Research & Writing Assignment:
For my essay I chose the article regarding commercial real estate terms that inspectors should know. One term that was new to me was “percentage lease”. This is a lease that uses a percentage of the tenants net or gross sales to determine the monthly rent by adding that to a minimum base amount.
In a net lease AKA triple net, the tenant pays additional fees on top of the lease amount. These extra fees can be for taxes, repairs and maintenance.
Research & Writing Assignment:
In both the course and the article entitled “Performing Commercial Inspections” the emphasis was made that most of the specialty areas should only be evaluated by specific professionals in each area. The “inspector” becomes more of a general contractor that supervises and then assembles the reports from each individual specialist. Such areas as HVAC, electrical, refrigeration, fire alarms, etc., are all areas that may be called upon to assist in doing a full commercial inspection.
Inspection & Writing Assignment:
On a commercial apartment building there is a bank of meters for the individual apartments each having their own meter. The main shut off for the electrical of each unit is outside at the meters rather than in the unit. This is designed to allow emergency shut off for the entire building without having to go into each unit such as a fire. There is a sub-panel at the bottom right with a photocell attached to the side. The assumption would be that it operates the parking lot light. This would be able to be confirmed by covering the photocell to confirm both the function and if the parking lights are working. The sub-panel did have a missing hing pin on one side and the breakers did not set level within the panel which would need to be noted in the inspection report.
Inspection & Writing Assignment:
This photo shows a set of individually run NMW wires. It was unclear what the purpose of the wires were or where the ran to outside of the room. It was recommended that a licensed electrical inspector assess the purpose and acceptability of these wires.
Research & Writing Assignment:
It is important to identify areas that may require slip resistant flooring, and to report areas that may be quite slippery in high traffic areas. Proper cleaning can prevent surfaces becoming slippery as can special padding and carpeting. Slip resistant flooring can help prevent falls and the inevitable medical and legal costs associated with such an event.
