Exhibit_4_-_2025_Full_Building_Report.pdf

PAS

Post Office Box 854

La Plata, Maryland 20646 phone: (301) 934-6157 email: pasarch@verizon.net

INSPECTION REPORT

2890 Old Washington Road (Sent via Email)

DATE: December 10, 2025

ATTN: Colin Mohler, Project Superintendent, Buildings & Trades mohlerc@charlescountymd.gov

ADDRESS: DPW/Buildings & Trades Charles County Government 1001 Radio Station Road/10430 Audie Lane La Plata, MD 20685

FROM: Michael Pellegrino, AICP, NCARB

RE: 2890 Old Washington Road Inspection

Mr. Mohler:

PAS Architecture, LLC, is pleased to submit the following report documenting the results of the Building and Site Inspections at 2890 Old Washington Road in Waldorf, Maryland. These inspections were conducted on October 29 and carried in accordance with the parameters contained in the executed Letter of Proposal from the Architect to the Owner, dated August 8.

INSPECTION REPORT

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TABLE OF CONTENTS

EXECUTIVE SUMMARY

INSPECTION PARAMETERS

INSPECTION PROCEDURE

INSPECTION No. 1 - Building Inspection

Background - Warehouse Building Exterior Structure Interior Structure Component Serviceability Handrails and Guardrails Rubbish and Garbage Light, Ventilation and Occupancy Limitations Plumbing Facilities and Fixtures and Requirements Mechanical and Electrical Requirements Fire Safety Requirements Spray Foam Insulation Light Transmitting Plastics Motor Fuel Dispensing and Repair Garages Protection of Rubber Tires Fire Resistance Ratings Fire Protection Systems

INSPECTION No. 2 - Phase I Environmental Site Assessment ............. (APPENDIX A)

INSPECTION No. 3 - Roof Inspection

INSPECTION No. 4 - Plumbing Inspection ............................................ (APPENDIX B)

INSPECTION No. 5 - Mechanical Inspection ......................................... (APPENDIX C)

INSPECTION No. 6 - Electrical Inspection ............................................ (APPENDIX D)

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INSPECTION No. 7 - Site Inspection

Sanitation Grading and Drainage Sidewalks and Driveways ..............................................................................., 85 Site Lighting ...................................................................................................., 87 Abandoned Well Weeds and Debris Rodent Harborage Exhaust Vents Vacant Structures ..........................................................................................., 87 SMECO .........................................................................................................., 88 Motor Vehicles Tanks and Dumpsters Fencing Defacement of Property

INSPECTION No. 8 - Structural Inspection ........................................... (APPENDIX E)

LIST OF PLATES (after page 3):

PLATE #1 Architectural Site Plan PLATE #2 Warehouse Building Plan

LIST OF PHOTOGRAPH SHEETS (after page 26):

PHOTOGRAPH SHEET #1

PHOTOGRAPH SHEET #2

PHOTOGRAPH SHEET #3

PHOTOGRAPH SHEET #4

PHOTOGRAPH SHEET #5

PHOTOGRAPH SHEET #6

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EXECUTIVE SUMMARY

INSPECTION No. 1 - Building Inspection

The provisions contained in the 2021 International Property Maintenance Code (IPMC) form the basis of the Inspection procedure. This code governs the minimum conditions and responsibility of persons for maintenance of exterior property areas as well as the interior and exterior elements of the structure that are intended to maintain a minimum level of safety and sanitation for both the general public and the occupants of the structure, and to maintain a building's structural and weather-resistance performance.

The level of compliance with the relevant provisions contained in the Maryland Accessibility Code and the requirements of the Americans With Disabilities Act for barrier removal are also evaluated.

BACKGROUND - WAREHOUSE BUILDING

The Warehouse Building is a single story pre-manufactured steel building of approximately 63,000 square feet in gross area with the following characteristics:

• Eave height of approximately 18 feet above grade

• The main building is approximately 150.17' x 400', with 16 bays approximately

25' wide. The primary framing system is comprised of beams and columns of uniform width and intermediate columns at the third points of the span. The side wall and end wall girts are inset in the column lines.

• The main part of the building is separated by a demising wall at mid-point into two sections as follows:

Warehouse Space A: The front section, containing approximately 29,889 square feet is currently in use as a storage warehouse.

Warehouse Space B: The rear section containing approximately 29,889 square feet is currently in use as a repair garage for commercial trucks. This section includes an Office Block of approximately 17,750 square feet, containing offices, restrooms, and a mechanical room.

• Warehouse Space C: This attached building at the southeast (rear) side of the main building is approximately 50.70' x 61.60', with 3 - 20' bays, and contains approximately 3,123 square feet in area. The clear-span primary framing system is comprised of beams of varying width and columns of uniform width. The side wall and end wall girts bypass the column lines.

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• Warehouse Space A has been retro-fitted with spray foam insulation at the inside face of the exterior walls, at the Warehouse Space B side of the demising wall between Warehouse Space A and Warehouse Space B, and at the bottom side of the roofing panels. The code compliance requirements for spray foam insulation are discussed further below.

IPMC SECTION 304 - EXTERIOR STRUCTURE

The exterior of the Warehouse Building appears to be in a fair to poor state of repair and in need of proper maintenance, but to be generally structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. Notable exterior conditions and deficiencies are as follows:

• Several damaged primary framing columns, beams, purlins, girts, and bracing members are noted. The nominal strength of certain structural members appears to be exceeded by nominal loads, the load effects, and required strength. (See Inspection #8 - Structural Inspection - for further details)

• The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations appears to be capable of resisting all nominal loads or load effects. (See Inspection #8 - Structural Inspection - for further details)

• The visible portions of the building foundation systems appear to be firmly supported by the footings, to be plumb and properly anchored and capable of supporting all nominal loads and resisting all load effects. Although generally free from open cracks and breaks, a number of cracks are noted at all foundation wall perimeters. Most notable at the concrete unit masonry foundation at the attached rear building are many open masonry joints and the horizontal joint between the foundation wall and the concrete floor slab. (see Inspection #8 - Structural Inspection - for further details)

• Certain structural components as described above appear to have reached their limit state.

• The building exterior does not appear to be well maintained, weather resistant or water tight. Multiple open joints between the metal building envelope and the floor slab, at the perimeter of doors, overhead doors, and skylights are noted.

Multiple openings/holes in the metal wall panels are also noted which compromise the weather-tightness of the exterior walls.

• Many instances of bent/damaged exterior metal wall panels, most notable at the north, east and south building facades, and to a lessor extent at the west (front) facade are noted. The lower portion of the panels at the front of the building appear to have been replaced at some point and appear to be in a more serviceable condition than the remainder of the building wall panels.

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• The building is roofed with manufacturer's standard ribbed style metal panels.

These panels appear to have had a protective coating applied at some point which appears to be nearing the end of its useful life. There are no gutters or downspouts fitted to the building. The roofing and roofing components appear to have defects such as rusting panels (most notable at the roof over Warehouse Space C), loose or open panel joints, and loose and missing fasteners, conditions which may compromise the weather-tightness of the roof, as evidenced by stains noted on the concrete slab floor surface.

• There are 104 skylights in the roof of the main building and 12 skylights in the roof of the rear building. These skylights are plastic or fiberglass uninsulated units matching the configuration of the metal roof panels. Although the panels appear to be intact, some were observed to have been installed, with the high side beneath and overlapped by the higher roof panel and the low side beneath and overlapped by the lower roof panel. As there were reports of leaking skylight panels, this condition may be a cause for some these leaks. Many of the skylight-to metal roof panel joints have been dressed with roofing cement which obscures the actual conditions so that determination of their weather-tightness is not possible.

• Although signs of localized deterioration, fatigue or improper anchorage are noted, the visible portions of the roof and roof framing appears capable of supporting all nominal loads and resisting all load effects.(see Inspection #8 - Structural Inspection - for further details).

• No defects such as deterioration or fatigue in the concrete slabs were noted that appear to affect the serviceability of the flooring, with the exception of a cracked and depressed section of slab noted in the vicinity of the overhead door at the front of the building. Other random slab cracking is noted throughout the building. These cracks do not appear to affect the structural integrity or serviceability of these slabs.

• There is a single exterior stair at the right side of the main building, located at the exit door from the Office Block corridor in Warehouse Space B. This stair is constructed of loose-laid concrete masonry units and does not appear to be capable of supporting all nominal loads and resisting all load effects. There are no guards or handrails present. This stair appears to be a hazard and to not be in compliance with code requirements.

• There is a ramp at the right side of the building at the exit door from Warehouse Space B. This ramp is constructed of plywood and supported by an unknown support structure. There are no guards or handrails present. This ramp is deteriorated, appears to present a hazard, and to not be in compliance with code requirements.

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• The three building entrance/exit doors appear to be in fair condition. The doors, door assemblies, and hardware do not appear to be maintained in good condition. These are comprised of hollow metal doors set in metal frames. Noted deficiencies include rusting of the door panels at Door #2 & Door #3, and deteriorating surface finishes. These doors are fitted with knob hardware which does not comply with accessibility requirements. Door #2 & Door #3 are fitted within a dead bolt at the interior (such deadbolt appears to have been removed from Door #1) and each has a hasp with padlock at the exterior. The use of such locking arrangements does not comply with code requirements for exit doors.

• The proper operation of all locking mechanisms has not been verified.

• The conditions of the seventeen Overhead Loading Doors at the perimeter of the building vary from good to poor.

IPMC SECTION 305 - INTERIOR STRUCTURE

The interior of the Warehouse Building appears to be in fair general repair. The IPMC requires that the interior of a structure and equipment therein be maintained in good repair, structurally sound and in a sanitary condition.

• The nominal strength of certain structural members appear to be exceeded by nominal loads, the load effects or the required strength. (See Inspection #8 - Structural Inspection - for further details)

• In general, the anchorage of the floor or roof to walls or columns, and of walls and columns to foundations generally appears to be capable of resisting all nominal loads or load effects. However, there are areas where cracking in the concrete slab perimeters and column pedestals, particularly in Warehouse Space C, may compromise the anchorage of structural components. (See Inspection #8 - Structural Inspection - for further details)

• It appears that there are structures or components, such as columns, beams, purlins, and bracing in the Warehouse Building which appear to have sustained physical damage which may cause them to have reached their limit state. (See Inspection #8 - Structural Inspection - for further details)

• It appears that there are structures or components, such as loose metal wall panels and base which appear to be deformed, deflected, or inadequately fastened or anchored, which may be incapable of supporting nominal loads and load effects. (See Inspection #8 - Structural Inspection - for further details)

• With the exception of the unit masonry foundation at Warehouse Space C, the visible portions of the building foundation systems appear to be firmly supported by footings, are plumb, and generally free from open cracks and breaks, and are properly anchored to be capable of supporting all nominal loads and resisting all load effects.

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• The visible portions of the building structural members do not appear to be maintained structurally sound, and to be capable of supporting the imposed loads. (see Inspection #8 - Structural Inspection - for further details)

• The visible portions of the building interior surfaces do not appear to be maintained in a good, clean and sanitary condition.

• Many of the interior doors in the Office Block do not appear to fit well within their frames. to be capable of being opened and closed by being properly and securely attached to jambs or headers. The proper operation of the associated door hardware has not been verified. Noted defects include loose door face panels and frame components.

IPMC SECTION 306 - COMPONENT SERVICEABILITY

• It appears that the structural steel components may be subject to deterioration, elastic deformation, ultimate deformation and metal fatigue.

• Several damaged primary framing column and beam members are noted. This damage may compromise the nominal strength of certain structural members and which may cause them to have reached their limit state. (See Inspection #8 - Structural Inspection - for further details)

• In those cases where noted conditions appear to cause the components or systems to be beyond their limit state, and to be unsafe or in need of replacement to comply with the International Building Code or the International Existing Building Code, the repair or replacement of these components is recommended in order to prevent any potential future unsafe conditions.

IPMC SECTION 308 - RUBBISH AND GARBAGE

The exterior property and premises, and certain interior areas of the Warehouse Building do not appear to be free from the accumulation of rubbish or garbage as required by the code. Noted conditions include:

• Extensive areas of vegetative growth.

• Many areas are noted where vegetative debris has been dumped, as were many piles of what appear to be asphalt millings and other miscellaneous debris.

• The remnants of two partially demolished buildings north of the Warehouse

Building are noted.

• Numerous roll-off dumpsters, many containing debris, were noted, particularly to the east and south of the Warehouse Building.

• Many abandoned tanks of various types were noted, particularly to the east and south of the Warehouse Building.

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• Other debris, such as wall panels for a modular cooler/freezer structure and general debris inside the abandoned concrete masonry building located southeast of the principal warehouse building.

• The interior area of Warehouse Space A appears to be generally free from the accumulation of rubbish or garbage.

• The interior area of Warehouse Spaces B & C are noted as containing areas of miscellaneous debris including: damaged wood pallets, pieces of dimensional wood and wood splinters, metal panel sections, empty cardboard boxes, miscellaneous building materials, and general debris on top of the Office Block.

IPMC CHAPTER 5 - PLUMBING FACILITIES AND FIXTURE REQUIREMENTS

Chapter 5 establishes minimum sanitary and clean conditions in occupied buildings by containing requirements for the installation, maintenance and location of plumbing systems and facilities, including the water supply system, water heating appliances, sewage disposal systems and related plumbing fixtures.

• Not less than one water closet, one lavatory and one drinking facility is provided for employees.

• These is no drinking fountain provided.

• The toilet facilities do not appear to have been maintained in a safe, sanitary and working condition in accordance with the International Plumbing Code.

• Many plumbing fixtures do not appear to be properly installed or to have been properly maintained. It has not been verified if the plumbing system is in working order, kept free from obstructions, leaks and defects, or capable of performing the function for which such plumbing fixtures are designed.

IPMC SECTION 505 - WATER SYSTEM

• The lavatories and water closets appear to be properly connected to public water system, and to be supplied with hot or tempered and cold running water in accordance with the International Plumbing Code.

• The water supply appears to be maintained free from contamination, and all water inlets for plumbing fixtures located above the flood-level rim of the fixture.

No hoses were attached hose bibs or faucets. Protection by approved atmospheric-type vacuum breakers or approved permanently attached hose connection vacuum breakers has not been verified.

• The water supply system appears to have been installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks. No evidence of significant defects and leaks are noted.

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• A tank type electric heater for the domestic water is located in the Mechanical Room at the Office Block. This heater appears to be in fair condition. An additional tankless type water heater is located above the Office Block. The electrical wiring to this device does not appear to be code compliant. It has not been verified if either water heater is capable of providing an adequate amount of water to be drawn at every required lavatory, or the laundry facility, at a temperature not less than 110°F. It has not been verified if an approved combination temperature and pressure-relief valve and relief valve discharge pipe have been properly installed and maintained on either water heater.

IPMC SECTION 506 - SANITARY DRAINAGE SYSTEM

The plumbing fixtures appear to be connected to a public sewer system.

• As It has not been verified that the plumbing stacks, vent, waste and sewer lines in the building functions properly. No evidence of significant obstructions, leaks or defects are noted.

IPMC SECTION 507 - STORM DRAINAGE

• The Warehouse Building is not fitted with a gutter and downspout system. The storm water drains off the roof eaves and onto the grade below. Due to the relatively flat grade adjacent to the building and lack of positive drainage away from the building it is assumed that at least some of the storm drainage drains to the building foundation and footings. At some locations, the grade appeared to be near the height of the building floor slab which may permit storm water to enter the building at these points. Other areas of concern include the abrupt change of grade at the northeast corner of Warehouse Space B, which creates a depression where storm water may accumulate against the building foundation, and the grade at the north side of Warehouse Space C, where the grade appears to be sloped toward the building resulting in the settlement of soil at this point exposing the foundation wall.

• The drainage of paved/gravel areas and other open areas in vicinity of the Warehouse Building do not appear to discharge in a manner that creates a public nuisance. No storm water management facility or structures were observed at the site.

See INSPECTION No. 4 - Plumbing Inspection for additional inspection results.

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IPMC CHAPTER 6 - MECHANICAL AND ELECTRICAL REQUIREMENTS

IPMC Chapter 6 establishes minimum performance requirements for heating, electrical and mechanical facilities serving the Warehouse Building.

The owner of the structure shall provide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises that does not comply with the requirements of this chapter.

SEE APPENDIX C

INSPECTION No. 5 - Mechanical Inspection prepared by Diversified Consulting Engineers, LLC

& APPENDIX D

INSPECTION No. 6 - Electrical Inspection prepared by Diversified Consulting Engineers, LLC

IPMC CHAPTER 7 - FIRE SAFETY REQUIREMENTS

IPMC Chapter 7 establishes fire safety requirements for existing structures by providing requirements for means of egress, including path of travel, required egress width, means of egress doors and emergency escape openings, and for the maintenance of fire-resistance-rated assemblies, fire protection systems, and carbon monoxide alarm and detection systems.

The owner of the premises shall provide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises that do not comply with the requirements of this chapter.

This section of the report evaluates the compliance of the Buildings with the applicable requirements of the 2021 International Building Code (IBC) and the 2021 NFPA 101 Life Safety Code (NFPA). Included is a Floor Plan of the Warehouse Building used as a basis for this analysis.

The evaluation the Warehouse Building is based upon the code requirements for new construction. The provisions of the International Existing Building Code and of NFPA 101 Chapter 23 shall apply to the repair, alteration, change of occupancy, addition to and relocation of existing buildings. The legal occupancy of any building existing on the date of adoption of these code shall be permitted to continue without change, except as is specifically covered in these codes or as is deemed necessary by the code official for the general safety and welfare of the occupants and the public.

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• ALLOWABLE BUILDING HEIGHT & NUMBER OF STORIES

COMMENTARY: The allowable height of the building containing accessory Business occupancy shall be in accordance with Section 504 for the main occupancy of the building (IBC 508.2.2). An incidental Business occupancy shall be permitted to be considered part of the predominant occupancy (NFPA 101 6.1.14.1.3).

• IBC BUILDING AREA:

COMMENTARY: Based upon the above, the existing building area exceeds the building area allowable by code for the current Special Purpose Industrial Occupancy by an approximate factor of three and for the current Storage Occupancy by an approximate factor of two. In order to bring the current use of the building into compliance with the code one of the following is required:

Protect the building throughout with an automatic sprinkler system so that the building would be in compliance with the code requirements for an unlimited area building.

Reconstruct the Office Block in Warehouse Space B with noncombustible materials and protect the Primary Structural Frame and Roof Construction with Fire-Rated Construction in accordance with code requirements. In this way, the building Construction Type could then be considered as 1B, with the corresponding Allowable Building Area increased to 84,000 square feet.

• OCCUPANT LOAD:

COMMENTARY: Assume that the Total Occupant Load of 132 Occupants, calculated per IBC requirements, represents the Maximum Probable Occupant Load.

• FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS:

COMMENTARY: The fire-resistance rating values reflect the assumed current Construction Type IIIB. As indicated in Item #4 building either the building would require protection throughout by an automatic sprinkler system or Construction Type 1B would be required to bring the building in compliance with the Code for the current Use and Occupancy. To be considered Construction Type 1B, protection of the Primary Structural Frame, Roof Construction and associated Secondary Structural Members to achieve a 2 HOUR Fire-Resistance Rating would be required.

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• FIRE PROTECTION:

COMMENTARY: The existing Fire Areas for the Storage Use and Occupancy exceeds that allowed by the code for non-sprinklered buildings.

COMMENTARY: Although fire extinguishers are provided in certain areas, overall, the building does not appear to conform to the requirements of the code for fire extinguishers.

COMMENTARY: An Approved Fire Alarm & Detection System is required for Special Purpose Industrial Occupancies with a Total Occupant Load over 100 persons. Fire Alarm & Detection System not provided.

COMMENTARY: The wall finishes in the Warehouse Building include exposed metal wall panels, spray foam insulation, and painted gypsum board. The ceiling finish in the Warehouse spaces includes exposed metal roof panels and spray foam insulation. The ceiling finish in the Office Block is a suspended acoustical tile system. With the exception of the foam insulation finishes, the wall and ceiling finishes appear to be in conformance with code requirements for interior finishes, although this has not been verified.

The requirements for spray foam insulation used as an interior finish are included under the SPRAY FOAM INSULATION section of the report below.

COMMENTARY: The floor finishes in the Warehouse Building include sealed concrete at the warehouse spaces, and vinyl composition tile and carpet in the Office Block.

These finishes appear to be in conformance with code requirements for interior finishes.

although such compliance has not been verified.

IPMC SECTION 702 - MEANS OF EGRESS

• A safe, continuous and unobstructed path of travel appears to be provided from all points in the building to the public way and to be in general compliance with the requirements of the Code.

COMMENTARY: Although the Means of Egress Capacity currently provided for Warehouse Spaces A, B & C is in conformance with the requirements of the code, the Number of Exits provided does not conform to Code requirements due to the following:

COMMENTARY: All three Spaces exceed the Maximum Occupant Load and the Maximum Common Path of Egress Travel Distance allowed for spaces with one Exit or Exit Access Doorway.

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COMMENTARY: Exit Access Travel Distance to the Exits provided exceeds the 200' distance allowed. Even if the building were protected throughout with an Automatic Sprinkler System, it the Exit Access Travel Distance to the Exits would likely exceed the 250' distance allowed for a sprinklered building.

COMMENTARY: Only the three exit doors, and the doors to the Mechanical Room and main Office in the Office Block appear to be in compliance with the code requirements for door size.

COMMENTARY: There is no landing at Egress Door #1. The landings at means of Egress Doors #2 & #3 are not in compliance with code requirements.

COMMENTARY: Two exits are required from any portion of the exit access in Warehouse Spaces A, B & C, but are not provided. The required exits are to placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between them in accordance with code requirements.

COMMENTARY: The unlatching of any door or leaf for egress shall require not more than one motion in a single linear or rotational direction to release all latching and locking devices. The three exit doors from the building are fitted with padlock hasps and/or flush bolts which appear to require more than one motion to release all latching and locking devices.

COMMENTARY: Means of Egress Doors appear to be provided with a handle or other device having an obvious method of operation under all lighting conditions. It appears that the Exit Doors will not be openable with no more than one releasing operation as required due to these doors being fitted with flush bolts in addition to standard latches.

COMMENTARY: Manually operated edge or surface-mounted flush bolts and surface bolts are prohibited. As indicated above the exit doors from the building are fitted with surface-mounted flush bolts or padlock hasps which are prohibited by the code.

• ACCESSIBLE MEANS OF EGRESS:

COMMENTARY: Accessible routes complying with Section IBC 1104 are not provided for all means of egress doors. Doors #2 & #3 are not located at the level of exit discharge to a public way. Either these doors must be provided with ramps or with exterior areas for assisted rescue complying with IBC Section 1009.7. The operable parts of the means of egress doors do not appear to comply with the accessibility requirements of the code (ICC A117.1) due to these doors being fitted with door knobs and not lever hardware.

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• MARKING OF MEANS OF EGRESS:

COMMENTARY: Exits and exit access doors appear to be marked by internally illuminated exit signs. However, these signs do not appear to be readily visible from any direction of egress travel as required by the code. The proper operation, illumination intensity, or power source of these exit signs has not been verified for compliance with the requirements of IBC 1013 & NFPA 7.10.

• ILLUMINATION OF MEANS OF EGRESS:

COMMENTARY: The existing Means of Egress illumination provided does not appear to comply with the code requirements for such illumination. Although all spaces appear to have provisions for illumination under normal power, code requirements for required automatic illumination, such as general areas on the level of exit discharge throughout the Warehouse Spaces and exterior ramps and landings, do not appear to be met. The proper operation of the components of the Means of Egress illumination provided has not been verified for compliance with the requirements of the code.

SPRAY FOAM INSULATION (IBC Chapter 26 Plastic)

• A Technical Data Sheet for the HEATLOK HFO High Lift Polyurethane Foam System installed at the inside of the exterior walls and at the bottom of the roof deck at Warehouse Space A, and at the demising wall between Warehouse Space A and B has been provided. These inspection is based upon the information indicated in this Data Sheet.

COMMENTARY: The actual thickness of the Foam Plastic Insulation has not been determined.

COMMENTARY: The Technical Data Sheet for the Foam Plastic indicates that the foam plastic has been tested in accordance with NFPA 286, and is compliant with the 2021 IBC as an interior finish without a 15 minute thermal barrier when coated with DC-315 Thermal Barrier Fire Retardant Paint at 18 mils wet film thickness, 12 mils dry film thickness, or Blazelok TEX intumescent coating at 18 mils wet film thickness, 12 mils dry film thickness. The presence of this coating has not been verified. No test report has been provided which indicates compliance with NFPA 286 requirements for the use of such foam plastic insulation installed as an interior finish in the exterior walls, interior walls, and below the roof. Detailed information regarding specific approval not provided.

COMMENTARY: Foam plastic insulation shall be separated from the building interior by a thermal barrier unless special approval is obtained on the basis of Section 2603.9.

Detailed information regarding Section 2603.9 special approval not provided.

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COMMENTARY: Detailed information regarding compliance with the requirements of NFPA 285 or Section 2603.9 for the potential heat of foam plastic insulation contained in the wall assembly not provided.

COMMENTARY: The Technical Data Sheet indicates the Surface Burning Characteristics for a 4" thickness of the Foam Insulation, tested in accordance with ASTM E 84. The actual thickness of the Foam Plastic Insulation has not been determined.

COMMENTARY: Detailed information regarding compliance with NFPA 285 for Vertical and Lateral Fire Propagation not provided.

COMMENTARY: The Technical Data Sheet provided for the Foam Plastic Insulation contains manufacturer's information but does not bear the label of an approved agency.

COMMENTARY: Detailed information regarding NFPA 268 Fire Test Results only includes ignition barrier compliance for use of the Foam Plastic Insulation in attics and crawl spaces, not in the locations installed.

COMMENTARY: Based upon observations at areas where drop ceiling tiles are missing, it does not appear that Fireblocking has been provided as required.

LIGHT-TRANSMITTING PLASTICS (IBC Section 2606)

COMMENTARY: No technical data provided which substantiates the proposed use of light-transmitting materials.

COMMENTARY: No mark or decal which includes identification as to the material classification of light-transmitting plastic has been observed.

COMMENTARY: No information regarding the self-ignition temperature, smoke-developed index, maximum average smoke density rating, or combustibility classification, of the light-transmitting plastic material has been provided.

COMMENTARY: No information regarding adequate strength and durability to withstand the loads of the light-transmitting plastic material has been provided.

COMMENTARY: No information regarding the fastening of the light-transmitting plastic material has been provided.

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COMMENTARY: The Individual Light-Transmitting Plastic Roof Panels appear to be separated from each other by a distance of not less than 4 feet.

COMMENTARY: The exterior wall openings are not required to be protected by Section 705.8.

COMMENTARY: The roof panels appear to comply with the requirements for Class CC2 plastic materials (worst case). The Maximum Area of Individual Roof Panels Allowed is 100 square feet, the installed panels are 14 square feet in area. The Maximum Aggregate Area of Roof Panels Allowed is 25 percent of the floor area, approximately 3% of the floor area.

MOTOR FUEL DISPENSING AND REPAIR GARAGES (NFPA 30A & IBC 406)

• An underground storage tank (UST) of approximately 550 gallons, an above-ground storage tank (AST) of approximately 750 gallons, and a portable storage tank located inside Warehouse Space B, were observed at the property. It is assumed these tanks are or used for fleet vehicle motor fuel dispensing. (See INSPECTION No. 2 - Phase I Environmental Site Assessment for information relating to the Subject Property's environmental integrity).

• The requirements of NFPA 30 and NFPA 30A are complex and consider specific situations regarding Motor Fuel Dispensing and Repair Garages, and the classification of the liquids being stored has not been determined, the scope of this inspection report is limited to a discussion of the general requirements of NFPA 30A as they relate to Motor Fuel Dispensing and Repair Garages.

COMMENTARY: NFPA 30 Chapters 21, 22, and 23, include requirements for the storage of ignitible liquids in all storage tanks, aboveground storage tanks, and underground tanks, respectively.

COMMENTARY: The existing aboveground tank appears to comply with the Minimum Distance requirements except for the 3 feet Minimum Distance (ft) From the Warehouse Building does not comply with the 50 feet minimum required.

COMMENTARY: Evaluation of conformance with the spill control requirements of the code is beyond the scope of this inspection.

COMMENTARY: Evaluation of conformance with the additional requirements for all aboveground tanks is beyond the scope of this inspection.

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COMMENTARY: The existing aboveground tank does not appear to be provided with the Physical Protection requirements of the code.

COMMENTARY: A storage tank marked 'Gasoline' was noted inside Warehouse Space B. The capacity of this tank has not been verified. Other various barrels and vessels for the storage of liquids are also noted. Evaluation of conformance with the code requirements for the storage of liquids inside the building is beyond the scope of this inspection.

COMMENTARY: It as not been determined if the existing dispensing device is in conformance with the code requirements. Dispensing device is not located 10 feet or more from the building exterior wall surfaces, which are not 1 Hour fire-resistive assemblies COMMENTARY: There does not appear to be a vehicle fueling pad in compliance with the code requirements.

• Repair Garages (NFPA 30A Chapters 4 & 7): This section covers repair garages where CNG and LNG vehicles are not present.

• Occupancy Classification (NFPA 30A 7.4.1): Major Repair Garage: A building or portions of a building where major repairs, such as engine overhauls, painting, body and fender work, welding or grinding, and repairs that require draining or emptying of the motor vehicle fuel tank are performed on motor vehicles, including associated floor space used for offices, parking, or showrooms.

• The occupancy classification of a repair garage shall be a special purpose industrial occupancy as defined in NFPA 101 or as determined in accordance with the adopted building code.

COMMENTARY: The major repair garage area, comprised of Warehouse Spaces B & C is one story and exceeds 12,000 square feet. Automatic sprinkler protection is required but not provided.

COMMENTARY: With the exception of the Office Block, no heating, ventilating, or air conditioning is provided in Warehouse Space A, B, or C. (SEE APPENDIX C Mechanical Inspection Report for additional information).

COMMENTARY: Evaluation of conformance of the facility with the operational requirements of the code is beyond the scope of this inspection.

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COMMENTARY: The facility appears to be in conformance with the code for portable fire extinguishers except for the Outdoor Liquid Motor Fuel Dispensing Area where no portable fire extinguisher was observed.

COMMENTARY: An automatic fire suppression system is required but not provided.

COMMENTARY: Required warning signs conspicuously posted in the dispensing area were not observed.

COMMENTARY: Evaluation of conformance of the facility with the waste handling, houskeeping and maintenance requirements of the code is beyond the scope of this inspection.

COMMENTARY: Evaluation of conformance of the facility with the code requirements for the repairing of motor vehicles is beyond the scope of this inspection.

COMMENTARY: Cylinder storage is noted at the exterior west (front) side of the building in the vicinity of the overhead door and exit door. Evaluation of conformance of the facility with the code requirements for the storage and handling of flammable and combustible liquids is beyond the scope of this inspection.

COMMENTARY: The listing and labeling of the automatic garage door openers has not been verified for compliance with the requirements of the code.

COMMENTARY: The floor used for the parking of vehicles does not appear to be sloped to facilitate the movement of liquids the main vehicle entry doorway. No drains were noted.

COMMENTARY: The existing mixed use building areas exceed the building area allowable by code for the current use and occupancy.

COMMENTARY: Evaluation of conformance of the facility with the code requirements for equipment and appliances and elevation of ignition sources is beyond the scope of this inspection.

COMMENTARY: Evaluation of conformance of the facility with the code requirements for mechanical ventilation is beyond the scope of this inspection.

COMMENTARY: It is assumed that the repair garage is not used for repair of vehicles fueled by nonodorized gases.

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COMMENTARY: The required automatic fire suppression system is not provided.

PROTECTION OF RUBBER TIRES (NFPA 1 Section 34.9)

COMMENTARY: Although the code indicates that existing buildings storing rubber tires shall be exempted from complying with Section NFPA 1 Section 34.9, compliance with Section 34.9. would be required for conversion of existing facilities.

IPMC SECTION 703 - FIRE-RESISTANCE RATINGS

• Unsafe conditions: Where any components are not maintained and do not function as intended or do not have the fire resistance required by the code under which the building was constructed or altered, such components or portions thereof shall be deemed unsafe conditions in accordance with Section

114.1.1 of the International Fire Code. Components or portions thereof determined to be unsafe shall be repaired or replaced to conform to that code under which the building was constructed or altered. Where the condition of components is such that any building, structure or portion thereof presents an imminent danger to the occupants of the building, structure or portion thereof, the fire code official shall act in accordance with Section 114.2 of the International Fire Code.

COMMENTARY: There does not appear to be any fire blocking or draft stopping at the combustible concealed spaces in the Office Block construction where fire blocking and draft stopping is required.

COMMENTARY: The existing building area exceeds the building area allowable by code for the current Special Purpose Industrial Occupancy. One option to bring the current use of the building into compliance with the code would be to reconstruct the Office Block in Warehouse Space B with noncombustible materials and protect the Primary Structural Frame and Roof Construction with Fire-Rated Construction in accordance with code requirements. In this way, the building Construction Type could then be considered as 1B, with the corresponding Allowable Building Area increased to 84,000 square feet.

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IPMC SECTION 704 - FIRE PROTECTION SYSTEMS

• Fire protection and life safety systems shall be inspected, tested, and maintained in an operative condition at all times, and shall be replaced or repaired where defective.

• Fire protection and life safety systems required by the code shall be installed, repaired, operated, tested and maintained in accordance with the code.

COMMENTARY: No inspection, test or maintenance records have been provided for review.

INSPECTION No. 2 - Phase I Environmental Site Assessment

A Phase I Environmental Site Assessment was conducted to identify recognized environmental conditions in connection with the subject property. This assessment is be based upon ASTM E1527 ! 21, Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process, and includes the following four components:

1. Records Review, including previous ownerships and property uses as well as review of available aerial photographs, if applicable.

2, Site Reconnaissance of subject property and surrounding properties. Testing not included.

3. Interviews with owners, operators, occupants, federal, tribal, state, and local government officials.

4. Evaluation and Report including summary of findings and recommendations.

SEE APPENDIX A for the Phase I Environmental Site Assessment Report prepared by HP Environmental, Inc.

INSPECTION No. 3 - Roof Inspection

The building roof was inspected to visually assess the general condition of the existing roofs and advise of any concerns, including maintenance recommendations and approximate life span remaining. (See IPMC SECTION 304 - EXTERIOR STRUCTURE, Item 7 above for the results of the roof inspection.)

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INSPECTION No. 4 - Plumbing Inspection

The Warehouse Building was inspected to visually assess the general condition of the existing plumbing systems

SEE APPENDIX B for the Plumbing Inspection Report prepared by Diversified Consulting Engineers, LLC.

INSPECTION No. 5 - Mechanical Inspection

The Warehouse Building was inspected to visually assess the general condition of the existing mechanical systems.

SEE APPENDIX C for the Mechanical Inspection Report prepared by Diversified Consulting Engineers, LLC.

INSPECTION No. 6 - Electrical Inspection

The Warehouse Building was inspected to visually assess the general condition of the existing electrical systems.

SEE APPENDIX D for the Electrical Inspection Report prepared by Diversified Consulting Engineers, LLC.

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INSPECTION No. 7- Site Inspection

IPMC SECTION 302 - EXTERIOR PROPERTY AREAS

• SANITATION: The exterior property and premises does not appear to have been maintained in a clean, safe and sanitary condition.

• GRADING AND DRAINAGE: In general, the premises appears to be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon.

• SIDEWALKS AND DRIVEWAYS: The following sidewalks, stairways, roadways, and parking areas were inspected for conformance with the code requirements for such areas to be kept in a proper state of repair, and maintained free from hazardous conditions:

Sidewalks: There are no sidewalks present on the subject site.

Stairways: There is a single exterior stair located at the exit door from the Office Block corridor in Warehouse Space B. This stair is constructed of loose-laid concrete masonry units and does not appear to be capable of supporting all nominal loads and resisting all load effects. There are no guards or handrails present. This stair appears to be a hazard and to not be in compliance with code requirements.

Ramps: There is a ramp at the exit door from Warehouse Space B. This ramp is constructed of plywood and supported by an unknown support structure. This ramp is deteriorated and appears to present a hazard and not in compliance with code requirements

Roadways: The property is accessed via two entrances from Old Washington Road to the subject Warehouse Building area, and one entrance to the north parking area. There are various roadways and parking areas within the site.

These range in condition from fair to poor as follows:

I. The main entry to the warehouse portion of the site is via two driveways from Old Washington Road. The southern access has a vehicle gate which appears to be in fair to poor condition, the proper operation of which has not been verified. The northern access is bounded by concrete highway style barriers on each side.

2. The parking area in front of the Warehouse building appears to be of gravel and or asphalt millings and is in fair condition.

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3. The parking area at the south (right) side of the Warehouse building appears to be of gravel and or asphalt millings and is in fair to poor condition, with many ruts and gullies noted.

4. The area to the east (rear) of the Warehouse building appears to be gravel but overgrown.

5. An asphalt drive runs along the north side of the Warehouse building is separated from the building by a deteriorated concrete slab and a grass area. This drive transitions to a dirt drive approximately two thirds of the way along the north side of the Warehouse Building. This drive is in poor condition. Noted deficiencies include extensive open cracking, alligator cracks, loss of aggregate, and rutting of the surface as well as the presence of potholes.

6. The entry from Old Washington Road to the gravel truck parking/storage area at the northwest part of the side is via a gravel roadway. There is a chain link gate across this entry which appears to be in fair condition. The gravel surface of this parking/storage area appears to be in fair condition.

7. The remains of what appeared to have been an asphalt drive was observed which apparently connected to the two now demolished structures at the north portion of the site. This drive was mostly obscured by the heavy equipment operating on it at the time of the inspection.

• SITE LIGHTING: The only site lighting observed included building-mounted security lighting. The proper operation of these fixtures has bot been verified.

• ABANDONED WELL: The LOCATION OF IMPROVEMENTS Drawing indicates an abandoned well at the northeast portion of the side near the east property line. This well was not observed during the inspection and its condition has not been verified.

• WEEDS AND DEBRIS: The premises and exterior property has not been maintained free from weeds or plant growth. Extensive vegetative growth is noted, principally along fence lines and at the northeast portion of the site. Many areas are noted where debris has been dumped, as well as many piles of what appear to be asphalt millings.

• RODENT HARBORAGE: The Warehouse structure and exterior property appear to be free from rodent harborage and infestation.

• EXHAUST VENTS: No pipes, ducts, conductors, fans or blowers were observed discharging gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly on abutting or adjacent public or private property.

• VACANT STRUCTURES: The following vacant and/or demolished structures were noted on the subject site. These structures do not appear to be well maintained, structurally sound, or in good repair.