FACILITY CONDITION ASSESSMENT

Bureau Veritas

6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.bvna.com | p 800.733.0660

750 Riverpoint Drive West Sacramento, CA 95605 prepared for

Griffin Structures 1 Technology Drive Irvine, CA 92618 Dustin Alamo

PREPARED BY:

Bureau Veritas 6021 University Boulevard, Suite 200 Ellicott City, MD 21043 800.733.0660 www.bvna.com

BV CONTACT:

Elton J Colbert Program Manager

800.733.0660 xx7296716 Elton.Colbert@bureauveritas.com

BV PROJECT #:

179590.26R000-001.017

DATE OF REPORT:

February 17, 2026

ON SITE DATE:

February 3, 2026

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

www.bvna.com | p 800.733.0660

TABLE OF CONTENTS

1. Executive Summary

Property Overview and Assessment Details Significant/Systemic Findings and Deficiencies Facility Condition Index (FCI) Immediate Needs Key Findings Plan Types

2. Building Systems and Site Elements

3. ADA Accessibility

4. Purpose and Scope

5. Opinions of Probable Costs

Methodology Definitions

6. Certification

7. Appendices

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

1 . E x e c u t i v e S u m m a r y

Property Overview and Assessment Details

General Information

Property Type Office

Number of Buildings 1

Main Address 750 Riverpoint Drive, West Sacramento, CA 95605

Site Developed 1991

Outside Occupants / Leased Spaces

None

Date(s) of Visit February 3, 2026

Management Point of Contact Dustin Alamo, Principal 949.497.9000

On-site Point of Contact (POC) Jamie Teske 916.617.4591 James Johnston 916.617.4527

Assessment & Report Prepared By Alex Shaw

Reviewed By Elton J Colbert Program Manager

800.733.0660 xx7296716 Elton.Colbert@bureauveritas.com

AssetCalc Link Full dataset for this assessment can be found at:

https://www.assetcalc.net/

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Signif icant/Systemic Findings and Deficiencies

Historical Summary Building was constructed in 1991 and has served as a regional office building for varying tenants since construction. The history of upgrades and remodels is unclear as the property has since been vacant for three years.

Architectural The building encompasses approximately 100,000 square feet on a 6.86-acre lot. The building is constructed of concrete bearing walls with concrete beams and columns sitting on a concrete slab foundation with perimeter footings. Floor-to-floor construction is concrete over metal deck supported by light gauge steel beams. The flat roof has a TPO/PVC roofing membrane also over metal decking and light gauge steel beams The exterior walls are finished with a brick veneer and painted concrete Exterior glazing is comprised of large sections of aluminum storefront. Access into the building is gained by full glazed standard swing doors and steel man doors.

Typical lifecycle-based interior and exterior finish replacements are budgeted and anticipated.

Mechanical, Electrical, Plumbing and Fire (MEPF) The building is heated and cooled by large, centralized air-conditioning units with integrated gas furnaces located on the roof. These units then feed variable air volume (VAV) terminal units throughout the building. Supplemental heating and cooling are provided by ductless mini-split condensing units. Though aged, all the HVAC system components were observed to be adequately maintained with no visual or reported issues.

Domestic hot water is provided by electric water heaters with integrated storage tanks. The domestic sanitary and supply systems were observed to be adequately maintained with no visual or reported issues.

The building is sprinklered and contains fire extinguishers throughout. Additional fire suppression is provided by site located fire hydrants. Typical lifecycle replacements and ongoing maintenance of any fire alarm and suppression system is required.

The electrical service is made up of a local utility fed switchboard feeding smaller distribution panels throughout.

Though many of the panels are aged past their expected useful life, the electrical distribution systems and related equipment were observed to be adequately maintained with no visual or reported issues. The electrical service is reportedly adequate to serve the building. Interior lighting consists of various sizes and types of LED, CFL, and halogen bulb fixtures. The lighting system in both buildings is aged with LED/linear fluorescent bulbs throughout. BV recommends transitioning entirely over the LED ballasts and bulbs to improve the overall efficiency of the building. The building is not equipped with emergency power.

Site The site is flat with access provided by Reed Avenue to the south and Riverpoint Drive to the east. Interstate 80 bounds the property to the west while another commercial property lies to the north. The site is punctuated with large areas of asphalt parking and driveways lined with concrete curb and gutters. The buildings are surrounded by large areas of concrete walks, ramps, and steps.

Trash is handled by site located dumpster enclosure. Fencing is comprised of wrought iron that lines portions of the property. The site contains areas of irrigated lawn and planting beds with trees, shrubs, and various ground cover. The site is furnished with trash receptacles and picnic tables primarily beneath a gazebo/shade structure.

Site lighting is provided by pole-mounted parking lot lighting and walkway bollard lighting. Bulbs are a mixture of

LED/CFL.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Recommended Additional Studies There is suspected microbial growth in storage room on first floor. BV recommends hiring a consultant to fully evaluate current condition and make recommendations on how to remediate/address the area of concern.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Facil i ty Condit ion Index (FCI)

One of the major goals of the FCA is to calculate the Facility Condition Index (FCI), which provides a theoretical objective indication of a facility’s overall condition. The FCI is defined as the ratio of the cost of current needs divided by the current replacement value (CRV) of the facility. The chart below presents the industry standard ranges and cut-off points.

FCI Ranges and Description

0 – 5% In new or well-maintained condition, with little visual evidence of wear or deficiencies.

5 – 10% Subjected to wear but is still in a serviceable and functioning condition.

10 – 30% Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life.

30% and above Has reached the end of its useful or serviceable life. Renewal is now necessary.

The deficiencies and lifecycle needs identified in this assessment provide the basis for a portfolio-wide capital improvement funding strategy. In addition to the current FCI, extended FCI’s have been developed to provide owners the intelligence needed to plan and budget for the “keep-up costs” for their facilities. As such the 3-year, 5-year, and 10-year FCI’s are calculated by dividing the anticipated needs of those respective time periods by current replacement value. As a final point, the FCI’s ultimately provide more value when used to relatively compare facilities across a portfolio instead of being over-analyzed and scrutinized as stand-alone mathematical values. The table below presents the current, 3-year, 5-year, and 10-year FCI’s for this facility:

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

NEEDS OVER TIME: The vertical blue bars in the graphic below represent the year-by-year needs identified for the facility. The orange line forecasts what would happen to the FCI (left Y axis) over time, assuming zero capital expenditures over the next ten years. The dollar amounts allocated for each year are associated with the values along the right Y axis.

Needs by Year with Unaddressed FCI Over Time

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Immediate Needs

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Key Findings

Parking Lots in Poor condition.

Pavement, Asphalt 750 Riverpoint Drive Site

Uniformat Code: G2020 Recommendation: Mill & Overlay in 2028

Priority Score: 84.7

Plan Type:

Performance/Integrity

Cost Estimate: $5,800

Mill and overlay recommended due to excessive alligator cracking. - AssetCALC ID: 10290166

Dumpster Enclosure in Poor condition.

Gates, Wood/Metal 750 Riverpoint Drive Site

Uniformat Code: G2060 Recommendation: Replace in 2028

Priority Score: 81.7

Plan Type:

Cost Estimate: $5,700

Damaged and worn - AssetCALC ID: 10290115

Flooring in Poor condition.

Vinyl Sheeting 750 Riverpoint Drive Janitorial Closets

Uniformat Code: C2030 Recommendation: Replace in 2028

Priority Score: 81.7

Plan Type:

Cost Estimate: $2,900

Worn and passed EUL - AssetCALC ID: 10290160

Recommended Follow-up Study:

Environmental, Analysis of Suspect Fungal Growth

Environmental, Analysis of Suspect Fungal Growth 750 Riverpoint Drive Office Storage Room

Uniformat Code: P2030 Recommendation: Evaluate/Report in 2026

Priority Score: 72.9

Plan Type: Environmental

Cost Estimate: $5,800

Suspect microbial growth in storage room on first floor - AssetCALC ID: 10290193

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Plan Types

Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance and highest on the list below.

Plan Type Descriptions & Distribution

Safety < An observed or reported unsafe condition that if left unaddressed could result in injury; a system or component that presents potential liability risk.

Performance/Integrity < Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses risk to overall system stability.

Accessibility < Does not meet ADA, UFAS, and/or other accessibility requirements.

Environmental < Improvements to air or water quality, including removal of hazardous materials from the building or site.

Retrofit/Adaptation < Components, systems, or spaces recommended for upgrades to meet current standards, facility usage, or client/occupant needs.

Aged But Functional < Any component or system that has aged past its industry-average expected useful life (EUL) but is not currently deficient or problematic.

Lifecycle/Renewal < Any component or system that is neither deficient nor aged past EUL but for which future replacement or repair is anticipated and budgeted.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

2 . B u i l d i n g S y s t e m s a n d S i t e E l e m e n t s

Building Systems Summary

Address 750 Riverpoint Drive, West Sacramento, CA 95605

GPS Coordinates 38.5923171, -121.5499214

Constructed/Renovated 1991

Building Area 100,000 SF

Number of Stories 2 above grade

System Description Condition

Structure Concrete beams & columns with cast-in-place floors and floor decking and concrete pad column footing foundation system.

Good

Facade Brick veneer and painted concrete with aluminum, double paned fixed windows

Roof Single-ply TPO/PVC membrane

Fair

Interiors Walls: Painted gypsum board, ceramic tile Floors: Carpet, VCT, ceramic tile, vinyl sheet Ceilings: Painted gypsum board and ACT

Elevators Three hydraulic passenger cars serving all 2 floors

Plumbing Distribution: Copper supply and PVC waste & venting Hot Water: Electric water heaters with integral tanks Fixtures: Toilets, urinals, and sinks in restrooms

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Building Systems Summary

HVAC Central System: Centralized air-conditioners with integrated gas furnaces feeding VAV terminal units Supplemental components: Ductless split-systems and a computer room AC (CRAC) unit

Fire Suppression Wet-pipe sprinkler system and fire extinguishers

Electrical Source & Distribution: Main switchgear with copper wiring Interior Lighting: Linear fluorescent Emergency Power: None

Fire Alarm Alarm panel with smoke detectors, heat detectors, alarms, strobes, pull stations, back-up emergency lights, and exit signs

Equipment/Special None n/a

Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies There is suspected microbial growth in storage room on first floor. BV recommends hiring a consultant to fully evaluate current condition and make recommendations on how to remediate/address the area of concern.

Areas Observed The interior spaces were observed to gain a clear understanding of the facility's overall condition. Other areas accessed and assessed included the exterior equipment and assets directly serving the buildings, the exterior walls of the facility, and the roofs.

Key Spaces Not Observed

All key areas of the facility were accessible and observed.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Site Information

Site Area 6 acres

Parking Spaces 495 total spaces all in open lots;10 of which are accessible.

System Description Condition

Site Pavement Asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, ramps, and stairs.

Site Development Property entrance signage: concrete and brick CMU wall and steel gate dumpster enclosures Moderately furnished with concrete shade structure with concrete picnic tables and trash receptacles

Landscaping & Topography

Landscaping features including lawns, xeriscape trees, bushes, and planters Irrigation present Site is relatively flat with little to no sloping (Some minor sloping from the south end of the property to the north end)

Utilities Municipal water and sewer Local utility-provided electric and natural gas

Site Lighting Pole-mounted: LED Building-mounted: Wall-packs (Metal halide) Pedestrian walkway bollard lighting and landscape accent lighting

Ancillary Structures Shade structure in patio lounge area

Site Accessibility Presently it does not appear an accessibility study is needed for the exterior and site areas. See the appendix for associated photos and additional information.

Site Additional Studies No additional studies are currently recommended for the site areas.

Site Areas Observed The exterior areas within the property boundaries were observed to gain a clear understanding of the site's overall condition.

Site Key Spaces Not Observed

All key areas of the exterior site were accessible and observed.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

The table below shows the anticipated costs by trade or building system over the next 20 years.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

3 . A D A A c c e s s i b i l i t y

Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” based on disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992, are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to barrier removal must be made.

Removal of barriers to accessibility should be addressed from a liability standpoint to comply with federal law, but the barriers may or may not be building code violations. The Americans with Disabilities Act Accessibility Guidelines are part of the ADA federal civil rights law pertaining to the disabled and are not a construction code.

State and local jurisdictions have adopted the ADA Guidelines or have adopted other standards for accessibility as part of their construction codes.

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:

§ This survey was visual in nature and actual measurements were not taken to verify compliance § Only a representative sample of areas was observed § Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance § Itemized costs for individual non-compliant items are included in the dataset § For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance

The facility was originally constructed in 1991. The facility has not since been substantially renovated.

No detailed follow-up accessibility study is currently recommended since no major or moderate issues were identified at the subject site. Reference the appendix for specific data, photos, and tables or checklists associated with this limited accessibility survey.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

4 . P u r p o s e a n d S c o p e

Purpose Bureau Veritas was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives.

The physical condition of building systems and related components are typically defined as being in one of five condition ratings. For the purposes of this report, the following definitions are used:

Condition Ratings

Excellent New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed, or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

Failed Component or system has ceased functioning or performing as intended.

Replacement, repair, or other significant corrective action is recommended or required.

Not Applicable Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Scope

The standard scope of the Facility Condition Assessment includes the following:

§ Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.

§ Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

§ Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.

§ Provide a high-level categorical general statement regarding the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey but will help identify exposure to issues and the need for further review.

§ Obtain background and historical information about the facility from a building engineer, property manager, maintenance staff, or other knowledgeable source. The preferred methodology is to have the client representative or building occupant complete a Pre-Survey Questionnaire (PSQ) in advance of the site visit.

Common alternatives include a verbal interview just prior to or during the walk-through portion of the assessment.

§ Review maintenance records and procedures with the in-place maintenance personnel.

§ Observe a representative sample of the interior spaces/units, including vacant spaces/units, to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.

§ Provide recommendations for additional studies, if required, with related budgetary information.

§ Provide an Executive Summary at the beginning of this report, which highlights key findings and includes a

Facility Condition Index as a basis for comparing the relative conditions of the buildings within the portfolio.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

5 . O p i n i o n s o f P r o b a b l e C o s t s

Cost estimates are embedded throughout this report, including the very detailed Replacement Reserves report in the appendix. The cost estimates are predominantly based on construction rehabilitation costs developed by the RSMeans data from Gordian. While the RSMeans data from Gordian is the primary reference source for the Bureau Veritas cost library, secondary and supporting sources include but are not limited to other industry experts work, such as Marshall & Swift and CBRE Whitestone. For improved accuracy, additional research integrated with Bureau Veritas’s historical experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions also come into play when deemed necessary. Invoice or bid documents provided either by the owner or facility construction resources may be reviewed early in the process or for specific projects as warranted.

Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing or bundling of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, use of subcontractors, and whether competitive pricing is solicited, etc. Certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

Methodology

Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, Bureau Veritas opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component.

As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age, whether explicitly or implicitly stated. Projections of Remaining Useful Life (RUL) are based primarily on age and condition with the presumption of continued use and maintenance of the Property like the observed and reported past use and maintenance practices, in conjunction with the professional judgment of Bureau Veritas’s assessors.

Significant changes in occupants and/or usage may affect the service life of some systems or components.

Where quantities could not be or were not derived from an actual construction document take-off or facility walk-through, and/or where systemic costs are more applicable or provide more intrinsic value, budgetary square foot and gross square foot costs are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

To account for differences in prices between locations, the base costs are modified by geographical location factors to adjust for to market conditions, transportation costs, or other local contributors. When requested by the client, the costs may be further adjusted by several additional factors including labor rates (prevailing minimum wage), general contractor fees for profit and overhead, and insurance. If desired, costs for design and permits, and a contingency factor, may also be included in the calculations.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Definit ions

Immediate Needs

Immediate Needs are line items that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) failed or imminent failure of mission critical building systems or components, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

For database and reporting purposes the line items with RUL=0 and commonly associated with Safety or Performance/Integrity Plan Types, are considered Immediate Needs.

Replacement Reserves Cost line items traditionally called Replacement Reserves (equivalently referred to as Lifecycle/Renewals) are for recurring probable renewals or expenditures, which are not classified as operation or maintenance expenses.

The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time.

Replacement Reserves generally exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property.

Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property management, Bureau Veritas’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

Bureau Veritas’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system or component replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined as Immediate Needs.

For the purposes of ‘bucketizing’ the System Expenditure Forecasts in this report, the Replacement Reserves have been subdivided and grouped as follows: Short Term (years 1-3), Near Term (years 4-5), Medium Term (years 6-10), and Long Term (years 11-20).

Key Findings

To highlight the most significant cost items and not be overwhelmed by the Replacement Reserves report in its totality, a subsection of Key Findings is included within the Executive Summary section of this report. Key Findings typically include repairs or replacements of deficient items within the first five-year window, as well as the most significant high-dollar line items that fall anywhere within the ten-year term. Note that while there is some subjectivity associated with identifying the Key Findings, the Immediate Needs are always included as a subset.

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

6 . C e r t i f i c a t i o n

Griffin Structures, 750 Riverpoint Drive (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of the structure at 750 Riverpoint Drive, West Sacramento, CA 95605, the “Property”. It is our understanding that the primary interest of the Client is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under the Purpose and Scope section of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems.

Although walk-through observations were performed, not all areas may have been observed (see Section 1 for specific details). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared for and is exclusively for the use and benefit of the Client identified on the cover page of this report. The purpose for which this report shall be used shall be limited to the use as stated in the contract between the client and Bureau Veritas.

This report, or any of the information contained therein, is not for the use or benefit of, nor may it be relied upon by any other person or entity, for any purpose without the advance written consent of Bureau Veritas. Any reuse or distribution without such consent shall be at the client's or recipient's sole risk, without liability to Bureau Veritas.

If you have any questions regarding this report, please contact Program Manager Elton J Colbert at Elton.Colbert@bureauveritas.com or at 800.733.0660 xx7296716.

Prepared by: Alex Shaw Project Assessor

Reviewed by:

Elton J Colbert

Program Manager

800.733.0660 xx7296716 Elton.Colbert@bureauveritas.com

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

7. Append ices

Appendix A: Photographic Record

Appendix B: Site View

Appendix C: Pre-Survey Questionnaire

Appendix D: Accessibility Review and Photos

Appendix E: Component Condition Report Appendix F: Replacement Reserves

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix A:

P h o t o g r a p h i c R e c o r d

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Photographic Overview www.us.bureauveritas.com | p 800.733.0660

1 - FRONT ELEVATION

2 - LEFT ELEVATION

3 - REAR ELEVATION

4 - RIGHT ELEVATION

5 - ROOF OVERVIEW

6 - MAIN EXTERIOR ENTRANCE

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Photographic Overview www.us.bureauveritas.com | p 800.733.0660

7 - MAIN INTERIOR ENTRANCE

8 - OFFICE SPACE

9 - RESTROOM OVERVIEW

10 - INTERIOR STAIRS

11 - ELECTRICAL OVERVIEW

12 - SITE AMENITIES

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix B:

S i t e V i e w

Site Plan

Project Number Site Name

179590.26R000-001.017 750 Riverpoint Drive

Source On-Site Date Site February 3rd, 2026

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix C:

P r e - S u r v e y Q u e s t i o n n a i r e

Building / Facility Name: 750 Riverpoint Drive

Name of person completing form: Jamie Teske

Title / Association w/ property: City of West Sacremento

Length of time associated w/ property: 1 month

Date Completed: 2/3/2026

Phone Number: 916.617.4591

Year(s) constructed

Building size in SF

Major Renovation/Rehabilitation

Not reported

Not reported

Evidence of prior plumbing leak and resulting mold on first floor

BV FACILITY CONDITION ASSESSMENT: PRE-SURVEY QUESTIONNAIRE

Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

Data Overview

List other significant capital improvements (focus on recent years;

provide approximate date).

List any major capital expenditures planned/requested for the next few years. Have they been budgeted?

Describe any on-going extremely problematic, historically chronic, or immediate facility needs.

Response

Accessibility

100,000 SF

Additional Detail

INTERVIEW - verbally completed during interviewMethod of Completion:

Facade

Roof

Interiors

HVAC

Electrical

Site Pavement

Unknown

Unknown

Unknown

Unknown

Unknown

~15-20y

Unknown

Constructed Renovated

Year

Unknown renovation date

Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates "Not Applicable", Unk indicates "Unknown")

Are there any problems with foundations or structures, like excessive settlement?

Are there any wall, window, basement or roof leaks?

Has any part of the facility ever contained visible suspect mold growth, or have there been any indoor air quality complaints?

Are your elevators unreliable, with frequent service calls?

Are there any plumbing leaks, water pressure, or clogging/backup issues?

Have there been any leaks or pressure problems with natural gas, HVAC piping, or steam service?

Are any areas of the facility inadequately heated, cooled or ventilated? Poorly insulated areas?

Is the electrical service outdated, undersized, or problematic?

Are there any problems or inadequacies with exterior lighting?

Is site/parking drainage inadequate, with excessive ponding or other problems?

Are there any other unresolved construction defects or significant issues/hazards at the property that have not yet been identified above?

ADA: Has an accessibility study been previously performed? If so, when?

ADA: Have any ADA improvements been made to the property since original construction? Describe.

ADA: Has building management reported any accessibility-based complaints or litigation?

First floor office storage

None active

Question Response Comments

Signature of POCSignature of Assessor

Yes No Unk NA

Are any areas of the property leased to outside occupants?

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix D:

A c c e s s i b i l i t y R e v i e w a n d P h o t o s

Visual Survey - 2010 ADA Standards for Accessible Design

Major Issues (ADA study recommended)

Moderate Issues (ADA study recommended) Minor IssuesCategory

Parking 1 ADA stall missing signage

Exterior Accessible Route

Building Entrances

Interior Accessible Route No lowered front desk area

Elevators

Public Restrooms

Kitchens/Kitchenettes NA

Playgrounds & Swimming Pools NA

Other NA

Hospitality NA

None*

*be cognizant that if the “None” box is checked that does not guarantee full compliance; this study is limited in nature

Facility History & Interview

Yes No UnkQuestion Comments

Has an accessibility study been previously performed? If so, when?

Have any ADA improvements been made to the property since original construction?

Describe.

Has building management reported any accessibility-based complaints or litigation?

Property Name:

BV Project Number:

750 Riverpoint Drive

179590.26R000-001.017

750 Riverpoint Drive: Accessibility Issues

750 Riverpoint Drive: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA 2ND AREA OF ACCESSIBLE PARKING

ACCESSIBLE PATH CURB CUT

MAIN ENTRANCE ADDITIONAL ENTRANCE

750 Riverpoint Drive: Photographic Overview

FRONT DESK AREA DOOR HARDWARE

LOBBY LOOKING AT CABS (WITH DOORS

OPEN)

IN-CAB CONTROLS

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix E:

C o m p o n e n t C o n d i t i o n R e p o r t

Component Condition Report | 750 Riverpoint Drive

UF L3 Code Location Condition Component/Attributes/Capacity Quantity RUL ID

Facade

B2010 Building Exterior Fair Exterior Walls, Brick Veneer 25,000 SF 15

B2010 Building Exterior Fair Exterior Walls, Concrete 5,000 SF 15

B2020 Building Exterior Fair Window, Aluminum Double-Glazed, 28-40 SF 1 14

B2050 Building Exterior Fair Exterior Door, Steel, Standard 6 3

B2050 Building Exterior Fair Exterior Door, Aluminum-Framed & Glazed, Standard Swing 7 14

Roofing

B3010 Roof Fair Roofing, Single-Ply Membrane, TPO/PVC 50,000 SF 5

B3060 Roof Fair Roof Hatch, Metal 1 4

Interiors

C1020 Office Areas Fair Interior Window, Fixed, 24 SF 86 5

C1030 Office Areas Fair Interior Door, Wood, Solid-Core Decorative High-End w/ Glazing 42 14

C1030 Office Areas Fair Interior Door, Steel, w/ Extensive Glazing 7 5

C1030 Office Areas Fair Interior Door, Wood, Solid-Core 97 14

C1060 Server Room Fair Raised Floors, Access Flooring, w/ Laminate 600 SF 4

C1070 Office Areas Fair Suspended Ceilings, Acoustical Tile (ACT) 90,000 SF 4

C1090 Restrooms Fair Toilet Partitions, Metal 30 4

C1090 Locker Rooms Fair Lockers, Steel-Baked Enamel, 12" W x 15" D x 72" H 2 LF 8

C2010 Restrooms Fair Wall Finishes, Ceramic Tile 3,000 SF 14

C2010 Restrooms Fair Wall Finishes, any surface, Prep & Paint 90,000 SF 4

C2030 Janitorial Closets Poor Flooring, Vinyl Sheeting 250 SF 2

C2030 Restrooms Fair Flooring, Ceramic Tile 2,000 SF 5

C2030 Lobbies and Vestibules Fair Flooring, Ceramic Tile 5,000 SF 14

C2030 Office Areas, Stariwells, Cafeteria Fair Flooring, Vinyl Tile (VCT) 7,750 SF 2

C2030 Office Areas Fair Flooring, Carpet, Commercial Standard 8,500 SF 2

C2050 Office Areas & Restrooms Fair Ceiling Finishes, any flat surface, Prep & Paint 10,000 SF 2

Conveying

D1010 Elevator Cab Fair Elevator Cab Finishes, Standard 1 5

D1010 Elevator Cab Fair Elevator Controls, Automatic, 1 Car, 2500 LBS 1 3

D1010 Elevator Cab Fair Elevator Controls, Automatic, 1 Car, 2500 LBS 1 3

D1010 Elevator Cab Fair Elevator Cab Finishes, Standard 1 5

D1010 Elevator Cab Fair Elevator Cab Finishes, Standard 1 5

D1010 Elevator Cab Fair Elevator Controls, Automatic, 1 Car, 4000 LBS 1 3

D1010 Elevator Shafts/Utility Fair Passenger Elevator, Hydraulic, 2-Floors, 2500 LB, Renovate 1 3

D1010 Elevator Shafts/Utility Fair Passenger Elevator, Hydraulic, 2-Floors, 2500 LB, Renovate 1 3

D1010 Elevator Shafts/Utility Fair Passenger Elevator, Hydraulic, 2-Floors, 4000 LB, Renovate 1 3

Plumbing

D2010 Restrooms Fair Sink/Lavatory, Vanity Top, Enameled Steel 24 4

D2010 Storage Closet Fair Water Heater, Electric, Residential, 27 GAL 1 8

D2010 Office Areas Fair Drinking Fountain, Wall-Mounted, Single-Level 6 2

D2010 Janitorial Closet Fair Water Heater, Electric, Commercial ( 36 kW), 120 GAL 1 3

D2010 Locker Rooms Fair Shower, Ceramic Tile 4 6

D2010 Throughout Building Fair Plumbing System, Supply & Sanitary, Medium Density (excludes fixtures) 100,000 SF 5

10290176

10290135

10290121

10290118

10290179

10290140

10290151

10290154

10290137

10290129

10290162

10290169

10290113

10290116

10290120

10290119

10290126

10290160

10290173

10290194

10290112

10290130

10290147

10290163

10290156

10290175

10290167

10290134

10290117

10290177

10290150

10290183

10290131

10290114

10290136

10290123

10290128

10290153

D2010 Janitorial Closet Fair Water Heater, Electric, Commercial ( 36 kW), 120 GAL 1 3

D2010 Restrooms Fair Urinal, Standard 6 4

D2010 Office Areas Fair Sink/Lavatory, Vanity Top, Stainless Steel 2 4

D2010 Restrooms Fair Toilet, Commercial Water Closet 30 4

D2010 Janitorial Closets Fair Sink/Lavatory, Service Sink, Floor 4 9

D2010 Janitorial Closet Fair Water Heater, Electric, Residential, 20 GAL 1 8

HVAC

D3030 Roof Fair Split System Ductless, Single Zone, Condenser & Evaporator, 2 TON 1 2

D3030 Roof Fair Split System Ductless, Single Zone, Condenser & Evaporator, 1 TON 1 2

D3030 Server Room Fair Computer Room AC Unit, Air-Cooled, CRAC Drycooler/Condenser, 10 TON 1 3

D3050 Throughout Building Fair HVAC System, Ductwork w/ VAV/FCU, Medium Density 100,000 SF 4

D3050 Roof Fair Central Cooling Air Conditioner/Gas-Fired Furnace, Exterior AHU, 625,000 BTUH 1 3

D3050 Roof Fair Central Cooling Air Conditioner/Gas-Fired Furnace, Exterior AHU, 625,000 BTUH 1 3

D3060 Roof Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper, 500 CFM 1 2

D3060 Roof Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper, 500 CFM 1 2

D3060 Roof Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper, 500 CFM 1 2

D3060 Roof Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper, 500 CFM 1 2

Fire Protection

D4010 Throughout Building Fair Fire Suppression System, Full System Install/Retrofit, Medium Density/Complexity, Renovate 100,000 SF 5

Electrical

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 800 AMP 1 3

D5020 Server Room Good Secondary Transformer, Dry, Stepdown, 30 KVA 1 23

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Good Secondary Transformer, Dry, Stepdown, 75 KVA 1 20

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Fair Secondary Transformer, Dry, Stepdown, 75 KVA 1 4

D5020 Electrical Room Fair Switchboard, 277/480 V, 2000 AMP 1 5

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5020 Electrical Room Fair Secondary Transformer, Dry, Stepdown, 75 KVA 1 4

D5020 Electrical Room Good Secondary Transformer, Dry, Stepdown, 75 KVA 1 20

D5020 Electrical Room Fair Distribution Panel, 120/208 V, 200 AMP 1 3

D5030 Throughout Building Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 100,000 SF 5

D5040 Throughout Building Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 100,000 SF 2

Fire Alarm & Electronic Systems

D7050 Electrical Room Fair Fire Alarm Panel, Fully Addressable 1 3

D7050 Throughout Building Fair Fire Alarm System, Full System Upgrade, Standard Addressable, Upgrade 100,000 SF 2

Equipment & Furnishings

E2010 Office Areas Fair Casework, Cabinetry, Standard 105 LF 4

Special Construction & Demo

F1020 Site Fair Gazebo/Shade Structure, Wood-Framed, Standard 300 SF 8

10290133

10290161

10290144

10290157

10290171

10290149

10290146

10290165

10290185

10290132

10290141

10290190

10290192

10290127

10290138

10290125

10290164

10290188

10290143

10290195

10290155

10290182

10290148

10290122

10290189

10290145

10290111

10290181

10290186

10290159

10290139

10290191

10290180

10290178

10290174

10290142

10290187

Pedestrian Plazas & Walkways

G2020 Site Poor Parking Lots, Pavement, Asphalt, Mill & Overlay 1,000 SF 2

G2020 Site Fair Parking Lots, Pavement, Asphalt, Seal & Stripe 150,000 SF 2

G2030 Site Fair Sidewalk, Concrete, Small Areas/Sections 33,000 SF 15

G2030 Site Fair Sidewalk, Brick/Masonry Pavers 2,000 SF 4

Sitework

G2060 Site Poor Dumpster Enclosure, Gates, Wood/Metal 2 2

G2060 Site Fair Picnic Table, Precast Concrete 4 3

G2060 Site Fair Trash Receptacle, Heavy-Duty Fixed Concrete 3 3

G4050 Site Fair Site Light Pole, 40' Height, w/o Base or Fixtures 13 5

G4050 Site Fair Walkway Lighting, Bollard Style, Metal/Resin 13 2

Follow-up Studies

P2030 Office Storage Room Failed Consultant, Environmental, Analysis of Suspect Fungal Growth, Evaluate/Report 1 0

10290166

10290152

10290172

10290184

10290115

10290158

10290170

10290168

10290124

10290193

750 RIVERPOINT DRIVE BUREAU VERITAS PROJECT: 179590.26R000-001.017

Appendix F:

R e p l a c e m e n t R e s e r v e s

Replacement Reserves Report

2/17/2026

Location 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 Total Esc

750 Riverpoint Drive $5,835 $0 $1,745,265 $816,149 $2,415,508 $5,768,647 $19,907 $138,403 $36,536 $6,961 $0 $0 $359,519 $0 $1,123,311 $3,844,147 $0 $357,123 $42,574 $0 $186,688

Grand Total $5,835 $0 $1,745,265 $816,149 $2,415,508 $5,768,647 $19,907 $138,403 $36,536 $6,961 $0 $0 $359,519 $0 $1,123,311 $3,844,147 $0 $357,123 $42,574 $0 $186,688

Uniformat Code Location Description ID Cost Description

Lifespan (EUL) EAge RUL QuantityUnit Unit Cost w/ Markup* Subtotal 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 20

B2010 Building Exterior 10290176 Exterior Walls, Brick Veneer, Replace 50 35 15 25000 SF $27.00 $45.01 $1,125,340 $1,125,340

B2010 Building Exterior 10290135 Exterior Walls, Concrete, Replace 50 35 15 5000 SF $29.00 $48.35 $241,740 $241,740

B2020 Building Exterior 10290121 Window, Aluminum Double-Glazed, 28-40 SF, Replace 30 16 14 1 EA $1,250.00 $2,083.96 $2,084 $2,084

B2050 Building Exterior 10290118 Exterior Door, Steel, Standard, Replace 30 27 3 6 EA $600.00 $1,000.30 $6,002 $6,002

B2050 Building Exterior 10290179 Exterior Door, Aluminum-Framed & Glazed, Standard Swing, Replace 30 16 14 7 EA $1,300.00 $2,167.32 $15,171 $15,171

B3010 Roof 10290140 Roofing, Single-Ply Membrane, TPO/PVC, Replace 20 15 5 50000 SF $17.00 $28.34 $1,417,095 $1,417,095

B3060 Roof 10290151 Roof Hatch, Metal, Replace 30 26 4 1 EA $1,300.00 $2,167.32 $2,167 $2,167

C1020 Office Areas 10290154 Interior Window, Fixed, 24 SF, Replace 40 35 5 86 EA $850.00 $1,417.09 $121,870 $121,870

C1030 Office Areas 10290129 Interior Door, Steel, w/ Extensive Glazing, Replace 40 35 5 7 EA $950.00 $1,583.81 $11,087 $11,087

C1030 Office Areas 10290137 Interior Door, Wood, Solid-Core Decorative High-End w/ Glazing, Replace 40 26 14 42 EA $2,100.00 $3,501.06 $147,044 $147,044

C1030 Office Areas 10290162 Interior Door, Wood, Solid-Core, Replace 40 26 14 97 EA $700.00 $1,167.02 $113,201 $113,201

C1060 Server Room 10290169 Raised Floors, Access Flooring, w/ Laminate, Replace 30 26 4 600 SF $31.00 $51.68 $31,009 $31,009

C1070 Office Areas 10290113 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 21 4 90000 SF $3.50 $5.84 $525,159 $525,159

C1090 Restrooms 10290116 Toilet Partitions, Metal, Replace 20 16 4 30 EA $850.00 $1,417.09 $42,513 $42,513

C1090 Locker Rooms 10290120 Lockers, Steel-Baked Enamel, 12" W x 15" D x 72" H, Replace 20 12 8 2 LF $500.00 $833.59 $1,667 $1,667

C2010 Restrooms 10290119 Wall Finishes, Ceramic Tile, Replace 40 26 14 3000 SF $18.00 $30.01 $90,027 $90,027

C2010 Restrooms 10290126 Wall Finishes, any surface, Prep & Paint 10 6 4 90000 SF $1.50 $2.50 $225,068 $225,068 $225,068

C2030 Restrooms 10290173 Flooring, Ceramic Tile, Replace 40 35 5 2000 SF $18.00 $30.01 $60,018 $60,018

C2030 Lobbies and Vestibules 10290194 Flooring, Ceramic Tile, Replace 40 26 14 5000 SF $18.00 $30.01 $150,045 $150,045

C2030 Janitorial Closets 10290160 Flooring, Vinyl Sheeting, Replace 15 13 2 250 SF $7.00 $11.67 $2,918 $2,918 $2,918

C2030 Office Areas, Stariwells, Cafeteria 10290112 Flooring, Vinyl Tile (VCT), Replace 15 13 2 7750 SF $5.00 $8.34 $64,603 $64,603 $64,603

C2030 Office Areas 10290130 Flooring, Carpet, Commercial Standard, Replace 10 8 2 8500 SF $7.50 $12.50 $106,282 $106,282 $106,282

C2050 Office Areas & Restrooms 10290147 Ceiling Finishes, any flat surface, Prep & Paint 10 8 2 10000 SF $2.00 $3.33 $33,343 $33,343 $33,343

D1010 Elevator Cab 10290156 Elevator Controls, Automatic, 1 Car, Replace 20 17 3 1 EA $5,000.00 $8,335.85 $8,336 $8,336

D1010 Elevator Cab 10290175 Elevator Controls, Automatic, 1 Car, Replace 20 17 3 1 EA $5,000.00 $8,335.85 $8,336 $8,336

D1010 Elevator Cab 10290117 Elevator Controls, Automatic, 1 Car, Replace 20 17 3 1 EA $5,000.00 $8,335.85…