Exhibit B.pdf

Property Condition Assessment

906 College Avenue W Ladysmith, WI

54848

Prepared for: Rusk County

Prepared by: Top Down Home Inspection LLC

Table of Contents Definitions 2

General Information 2

Agreement 3

Site 5

Structural Frame & Building Envelope 7

Roof 8

Plumbing 8

HVAC 9

Electrical 11

Life Safety/Fire Protection 11

Interior Elements 12

Summary 13

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Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection. The inspection only includes items listed in the report, as defined by the Standards of Practice of the State of Wisconsin. SPS 131.32.

Inspected / Functional Denotes item, system, or component of system was inspected and unless otherwise noted, is performing its function and its condition is appropriate for its age/or use.

Improve/Maintenance 1. Maintenance of the item is recommended to prevent premature failure or to maintain its functionality.

2. Client to consider improving item or condition to meet today's standards. (Items marked for improvement are not required.)

Repair/Differed Costs The condition of the item warrants repair but does not pose a health or safety concern nor rise to the level of Defect.

Defect / Safety concern / Further evaluation A condition of any component of an improvement that a home inspector determines, on the basis of the home inspector's judgment on the day of an inspection, would significantly impair the health or safety of occupants of a property or that, if not repaired, removed, or replaced, would significantly shorten or adversely affect the expected normal life of the component of the improvement. Items require further evaluation by a qualified contractor.

Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection or was not within the scope of this inspection.

Not Present Item not present or not found at time of inspection.

General Information

Property Address:

Property Address:

Building Front Faces: North

Client Name:

Client Phone:

Client E-Mail:

Inspector Name Company Name Address:

Inspectors Phone: E-Mail:

Inspector License #:

File Number:

Inspection Date: Start Time:

Electric On Gas/Oil On Water On

Date:

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Agreement 1.

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COMMERCIAL PROPERTY WALK-THROUGH SURVEY AGREEMENT

(PLEASE READ CAREFULLY)

THIS AGREEMENT is made this 27th day of October 2023 between Top Down Home Inspection LLC 2858 116th Street Chippewa Falls, WI 54729 Name & address of Client: Rusk County Administration 311 Miner Ave East Ladysmith, WI 54848 C/O Ashley Heath - Administrative Coordinator The property to be inspected is located at: 906 College Avenue West, Ladysmith, WI 54848 The inspection is scheduled for: November 9th, 2023 at 10:00 AM

1) SCOPE OF SERVICES. The CONSULTANT will employ a qualified field observer who will conduct a Walk-Through Survey of the subject property and prepare a PROPERTY CONDITION REPORT (PCR) that contains the CONSULTANTS observations and opinions as to the subject propertys condition. The Walk-Through Survey is (a) limited in scope, (b) not a building code or ADA (Americans with Disabilities Act) compliance inspection, and (c) conducted in accordance with all conditions and provisions listed here on these pages and that are a part of and included with the PCR. The Walk-Through Survey is conducted during the field observers site visit of the subject property and consists of non-intrusive visual observations and survey of readily accessible, easily visible components and systems of the subject property. Concealed physical deficiencies are excluded. The Walk-Through Survey is performed in accordance with the most current edition of ASTM E-2018 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process, with the exception of Section 7 - Document Reviews and Interviews (Section 7 in its entirety and all related subsections), subsection 8.4.8 -Vertical Transportation and Section 9 - Opinions of Probable Costs (Section 9 in its entirety and all related subsections), which are excluded from this Walk-Through Survey and PCR. Copies of this document are available upon request. The Walk-Through Survey is performed by a field observer who will report the conditions and symptoms observed, but not the causes, remedies, and/or costs of correction.

2) THE WALK-THROUGH SURVEY. The Walk-Through Survey should not be considered technically exhaustive.

In the Walk-Through Survey, the field observer will not: remove floor or wall coverings, move furniture, fixtures, equipment or stored items, open walls or perform any type of destructive testing. The field observer will not dismantle equipment, operate shut-off valves, engage pilot lights or survey systems that have been shut down. Any general comments which may appear about these systems and conditions are provided as a courtesy only and DO NOT represent or form a part of the Walk-Through Survey. Additionally, the field observer will not survey items inaccessible because of soil, vegetation, walls, floors, carpets, furnishings, fixtures or equipment, water, ice, snow, or any conditions that would present a hazard to the field observer.

3) DUE DILIGENCE. The Walk-Through Survey and resultant PCR are only a part of the overall Due Diligence process that should be undertaken or contracted for by the CLIENT. The PCR recites the general physical condition of the property AT THE TIME OF THE WALK-THROUGH SURVEY ONLY. It is usual and customary for the CLIENT (or the CLIENTS employees and/or other consultants) to perform Due Diligence items that are not included in the scope of the Walk-Through Survey, including, but not limited to, document review, tenant and staff interviews, permit and zoning research, code compliance, insurance risk assessments, status of life safety and equipment inspections, environmental studies, energy audits, determination of costs and procedures to repair deficiencies indicated in the PCR, and ongoing maintenance costs. The CLIENT is advised to obtain a separate Phase One Environmental Assessment (ASTM E-1527), performed by others.

FEE FOR SERVICES

4) CLIENT agrees to pay CONSULTANT a Walk-Through Survey fee in the amount of $3,000.00 The fee for the survey is due upon delivery of the PCR. A $50.00 fee will be applied to all returned checks and to any invoice outstanding 30 days or more from the time of the survey. Any follow-up visit to the surveyed Premises shall be a minimum charge of $150.00 due at the time of the follow-up visit.

5) USE BY CLIENT. The Walk-Through Survey and resultant PCR as described herein are performed and prepared for the confidential and exclusive use and possession of the CLIENT and are NOT intended to provide complete information about the subject property. The PCR should not be solely relied upon and/or used to make decisions as to whether or not the subject property should or should not be purchased. The PCR is the sole property of the CLIENT and is not transferable to any other party.

6) ITEMS NOT INCLUDED. The Walk-Through Survey (a) is limited to the major systems of the building and improvements, (b) renders only the opinion of the field observer and (c) is based upon items readily accessible

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Agreement (Continued) and observable. The Walk-Through Survey is essentially visual and does not imply that every defect will be discovered. The parties agree that the ASTM E-2018 standards, most current edition, shall define the standard of duty and the conditions, limitations, and exclusions of the Walk-Through and are incorporated by reference herein. Latent and concealed defects and deficiencies, including but not limited to, basement flooding, basement seepage and roof leakage, are excluded from this inspection. The Walk-Through Survey and PCR exclude and do not cover those items indicated as untested or not observed and the Walk-Through Survey is not intended to detect, identify, alert, or disclose any health or environmental concerns regarding the building(s) and/or adjacent property, including, but not limited to, the presence of asbestos, radon, lead, urea formaldehyde, fungi, mold, conditions related to mold, bio-organic growth, conditions related to animals, rodents, insects, wood-destroying insects or organisms, pathogenic organisms, PCB's, or any other toxic materials or substances contained in the water, air, soils, or building materials or products. The Walk-Through Survey specifically excludes flammable materials; water testing; telephone systems; intercom systems;

security systems; antennas; swimming pools and pool equipment; spas; energy efficiency measurements;

underground storage tanks; underground drainage; irrigation; outdoor grills; low voltage exterior lighting;

remote overhead door transmitters and receivers; concealed or underground electric and plumbing; systems which are shut down or otherwise secured; private sewer systems; water wells; chimney draft; zoning or other ordinances; and building code conformity. All items indicated as being excluded in the ASTM E-2018 standards are also excluded herein. The CLIENT understands that these systems and conditions and information about them are excluded from this Inspection and Report. Any general comments which may appear about these systems and conditions are provided as a courtesy only and DO NOT represent or form a part of the Walk-Through Survey.

7) LIMITATION OF LIABILITY. It is understood and agreed that in the event of any claim whatsoever against CONSULTANT, its employees, field observers, or other agents, whether based on contract, negligence or other tort, statute, or otherwise, in any way directly or indirectly resulting from or relating to the Walk-Through Survey, the PCR or performance or nonperformance of services by CONSULTANT, that, any liability of CONSULTANT, its employees, field observers or other agents shall be solely and exclusively limited to the amount of the fee actually paid by CLIENT.

8) LIMITATION OF ACTIONS. No action shall be maintained by CLIENT against CONSULTANT unless written notice, sent by certified mail return receipt requested, setting forth that an installed system or component of the Premises which was surveyed by the field observer was not in the condition reported by the field observer, is delivered by CLIENT to CONSULTANT within ten (10) business days after the discovery of such defect becomes known to CLIENT. CLIENT agrees that, with the exception of emergency conditions, CLIENT or CLIENTS agents, employees or independent contractors will make no alterations, modifications, or repairs to the claimed discrepancy prior to a re-examination by CONSULTANT. Furthermore, any action must be commenced by CLIENT within one (1) year after the date of the Walk-Through Survey or will be deemed waived and forever barred.

9) ENTIRE AGREEMENT. This Agreement constitutes the entire Agreement between the parties and supersedes any and all prior agreements between the parties. CLIENT agrees that any representation, promise, condition, or warranty, express or implied, not included in this Agreement shall not be binding on any party.

10) INTERPRETATIONS. It is mutually understood and agreed that all provisions herein are severable and that, in the event that any of them shall be held to be invalid, any competent court may modify or reform any such provisions to make it enforceable and that the remaining provisions hereof shall nevertheless be valid and binding.

11) ASSIGNMENT. The rights and obligations under this Agreement may not be assigned by any of the parties hereto without the prior written consent of the other party.

12) ATTORNEYS FEES. The prevailing party in any dispute arising out of this Agreement, the Walk-Through Survey, or Property Condition Report shall be awarded reasonable attorneys fees and other costs.

IN WITNESS WHEREOF the parties have executed this Agreement on the day and year first written above.

By: David A. Welch and _____________________________________________ Member: Top Down Home Inspection LLC CLIENT (OR AUTHORIZED REPRESENTATIVE):

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Site During the site visit, and in accordance with the principles of conducting representative observations, the field observer should conduct a walk-through survey of the subject property to observe material systems and components and identify physical deficiencies and any unusual features. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this guide.

1. Topography:

2. Storm Water Drainage:

3. Paving, Curbing, & Parking:

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Site (Continued)

4. Ingress & Egress:

5. Stairs (Exterior):

6. Landscaping & Appurtenances:

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Structural Frame & Building Envelope Observations of the buildings exterior generally are to be limited to vantage points that are on-grade or from readily accessible balconies or rooftops.

1. Type of structure:

2. Foundation/Footings:

3. Bearing Walls:

4. Piers/Posts:

5. Beams:

Main Building Exterior Surface

6. Wall Claddings:

7. Sealants/Flashing:

Roof border Exterior Surface

8. Wall Claddings:

9. Sealants/Flashing:

10. Soffit:

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Roof Inspector not required to enter/walk any roof areas that appear to be unsafe, or roofs without built-in access.

Main Building Roof Surface

1. Method of Inspection:

2. Slope:

3. Material:

4. Approximate Age:

5. Evidence of Ponding/Leaks:

6. Flashings:

7. Parapets:

8. Drainage:

Plumbing

Interior

1. Service Line:

2. Water Lines:

3. Drain Pipes:

4. Vent Pipes:

5. Toilets:

6. Faucets/Traps:

Main Water Heater

7. Water Heater Operation:

8. Manufacturer: Type/Fuel: Build Date:

9. Flue Pipe:

10. TPRV and Drain Tube:

Gas Service

11. Gas Meter:

12. Gas Service Line:

13. Main Gas Valve:

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HVAC

Inspector is not required, and therefor does not comment on the condition of systems that are shut down at the time of the survey.

Inspector also is not required to, and therefor does not comment on flue connections, interiors of chimneys, flues, or boiler stacks.

Roof Top Heating System

1. Manufacturer: Type/Fuel: Build Date:

2. Heating System Condition:

3. Distribution:

Roof Top Heating System

4. Manufacturer: Type/Fuel: Build Date:

5. Heating System Condition:

6. Distribution:

Roof Top Heating System

7. Manufacturer: Type/Fuel: Build Date:

8. Heating System Condition:

9. Distribution:

Roof Top Heating System

10. Manufacturer: Type/Fuel: Build Date:

11. Heating System Condition:

12. Distribution:

Roof Top Heating System

13. Manufacturer: Type/Fuel: Build Date:

14. Heating System Condition:

15. Distribution:

Roof Top Heating System

16. Manufacturer: Type/Fuel: Build Date:

17. Heating System Condition:

18. Distribution:

Roof Top Heating System

19. Manufacturer: Type/Fuel: Build Date:

20. Heating System Condition:

21. Distribution:

Roof Top Heating System

22. Manufacturer: Type/Fuel: Build Date:

23. Heating System Condition:

24. Distribution:

Roof Top Heating System

25. Manufacturer: Type/Fuel: Build Date:

26. Heating System Condition:

27. Distribution:

Roof Top Heating System

28. Manufacturer: Type/Fuel: Build Date:

29. Heating System Condition:

30. Distribution:

Roof Top Heating System

31. Manufacturer: Type/Fuel: Build Date:

32. Heating System Condition:

33. Distribution:

Roof Top Heating System

34. Manufacturer: Type/Fuel: Build Date:

35. Heating System Condition:

36. Distribution:

Roof Top Split System AC System

37. Manufacturer: Type/Fuel: Build Date:

38. A/C System Condition:

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HVAC (Continued) A/C System Condition: (continued)

39. Distribution:

40. Unable to Inspect:

Roof Top Split System AC System

41. Manufacturer: Type/Fuel: Build Date:

42. A/C System Condition:

43. Distribution:

44. Unable to Inspect:

Roof Top Split System AC System

45. Manufacturer: Type/Fuel: Build Date:

46. A/C System Condition:

47. Distribution:

48. Unable to Inspect:

Roof Top Split System AC System

49. Manufacturer: Type/Fuel: Build Date:

50. A/C System Condition:

51. Distribution:

52. Unable to Inspect:

Roof Top Split System AC System

53. Manufacturer: Type/Fuel: Build Date:

54. A/C System Condition:

55. Distribution:

56. Unable to Inspect:

Roof Top Split System AC System

57. Manufacturer: Type/Fuel: Build Date:

58. A/C System Condition:

59. Distribution:

60. Unable to Inspect:

Roof Top Split System AC System

61. Manufacturer: Type/Fuel: Build Date:

62. A/C System Condition:

63. Distribution:

64. Unable to Inspect:

Roof Top Split System AC System

65. Manufacturer: Type/Fuel: Build Date:

66. A/C System Condition:

67. Distribution:

68. Unable to Inspect:

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HVAC (Continued)

Electrical Inspector is not required to, and therefor does not enter into electric distribution panels

1. Service Entrance:

2. Meter(s):

3. Ground:

4. Conductor Type:

5. Lighting:

6. 120 VAC Outlets:

7. 240 VAC Outlets:

Service panels located throughout the building Electric Panel

8. Manufacturer:

9. Maximum Capacity:

10. Main Breaker Size:

11. Breakers:

12. GFCI:

13. Are the panels bonded?

Life Safety/Fire Protection

1. Sprinkler Systems:

2. Fire Alarms:

3. Interior doors:

4. Fire Hydrants:

5. Fire Extinguishers:

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Interior Elements

General Interior

1. Entry doors:

2. Interior doors:

3. Windows:

4. Ceilings/Walls:

5. Floors:

6. Water Penetrations:

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Improve/Maintenance Summary This summary is not the entire report. The complete report may include additional information of concern to the client. The client must read the ENTIRE report. The summery pages are provided as a convenience, not a substitute for reading the entire report and should not be relied upon as a complete list for reference. Items in the report are not all in the summary.

Site

1. Landscaping & Appurtenances:

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Repair/Differed Costs Summary This summary is not the entire report. The complete report may include additional information of concern to the client. The client must read the ENTIRE report. The summery pages are provided as a convenience, not a substitute for reading the entire report and should not be relied upon as a complete list for reference. Items in the report are not all in the summary.

Site

1. Paving, Curbing, & Parking:

2. Landscaping & Appurtenances:

Structural Frame & Building Envelope

3. Foundation/Footings:

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Repair/Differed Costs Summary (Continued)

4. Roof border Exterior Surface Wall Claddings:

Electrical

5. Lighting:

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Defect / Safety concern / Further evaluation Summary This summary is not the entire report. The complete report may include additional information of concern to the client. The client must read the ENTIRE report. The summery pages are provided as a convenience, not a substitute for reading the entire report and should not be relied upon as a complete list for reference. Items in the report are not all in the summary.

Site

1. Stairs (Exterior):

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Not Inspected Summary Item was unable to be inspected for safety reasons, lack of power, inaccessible, not visible, disconnected at the time of inspection, was not within the scope of the home inspection, or at the request of the client.

HVAC

1. Roof Top Split System AC System A/C System Condition:

2. Roof Top Split System AC System A/C System Condition:

3. Roof Top Split System AC System A/C System Condition:

4. Roof Top Split System AC System A/C System Condition:

5. Roof Top Split System AC System A/C System Condition:

6. Roof Top Split System AC System A/C System Condition:

7. Roof Top Split System AC System A/C System Condition:

8. Roof Top Split System AC System A/C System Condition:

Life Safety/Fire Protection

9. Sprinkler Systems:

10. Fire Alarms:

11. Fire Hydrants:

12. Fire Extinguishers:

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