Exhibit_E_Mold_and_Water_Intrusion_Assessment_Report.pdf

AEI Consultants

1.800.801.3224 www.aeiconsultants.com

Mold & Water Intrusion Assessment Report REPORT DATE: April 6, 2026

PROPERTY INFORMATION

750 River Point Drive West Sacramento, California 95605

PROJECT INFORMATION

AEI Project No. 524019 Site Assessment Date: April 1, 2026

PREPARED FOR

Griffin Structures, Inc.

1 Technology, Building I, Suite 829 Irvine, California 92618

PREPARED BY

2500 Camino Diablo Walnut Creek, California 94597

April 6, 2026

Mr. Dustin Alamo Griffin Structures, Inc.

1 Technology, Building I, Suite 829 Irvine, California 92618

Subject: Mold & Water Intrusion Assessment Report

Dear Mr. Alamo, AEI Consultants is pleased to provide the Mold & Water Intrusion Assessment Report of the above referenced property. This assessment was authorized and performed in accordance with the scope of services engaged.

We appreciate the opportunity to provide services to you. If you have any questions concerning this report, or if we can assist you in any other matter, please contact me at (925) 451-8680 or Oalcalay@aeiconsultants.com.

Sincerely, Orion Alcalay, REPA, M.S.

Executive Vice President

AEI Consultants

C: 925-415-8680

E: Oalcalay@aeiconsultants.com

Project No. 524019 Report Date April 6, 2026 Page iii

TABLE OF CONTENTS

1.0 INTRODUCTION

1.1 Scope of Work

1.2 Survey Limitations

2.0 SITE DESCRIPTION

3.0 DATA RESULTS AND ANALYSIS

3.1 Methodology of Moisture Readings

3.2. Moisture Survey

4.0 SUMMARY AND RECOMMENDATIONS

4.1 Summary of Findings

4.2 Recommendations

5.0 REPORT LIMITATIONS AND RELIANCE

APPENDICES

Appendix A Moisture Map Appendix B Photographic Log Appendix C Inspector Certifications

1.0 INTRODUCTION

This report documents the methods and findings of the Mold & Water Intrusion Assessment Report for the property located at 750 River Point Drive in West Sacramento, California 95605.

The survey was performed on April 1, 2024, by Mr. Brandon Koka of AEI.

1.1 Scope of Work

This scope of work was conducted in accordance with AEI proposal #161397 dated February 24, 2026. The scope of work included:

• AEI’s mold assessor visited the above-mentioned Site and conducted a walkthrough of the 1st floor storage room and surrounding areas of concern evaluating reported water intrusion and potential mold at the Site.

• AEI conducted interviews with building management and/or site contact personnel to gather information regarding water intrusion issues.

• The use of a Moisture Meter to test building materials was implemented to determine if elevated moisture content was present.

• AEI visually observed the facility layout to inspect for any evidence of intrusion areas.

1.2 Survey Limitations

The data presented and the opinions expressed in this report are qualified as follows:

• This survey was limited to conditions observed at the time of the site inspection.

Additional environmental impacts or measures implemented or removed after the time of the site inspection cannot be included and observations contained herein.

• The sole purpose of the investigation and of this report was to assess the Site with respect to excess moisture in porous building materials as defined in AEI’s Scope of Work and the applicable State, Federal and local environmental laws, and regulations.

• AEI derived the data in this report primarily from visual inspections, limited environmental sample/measurements, microbial spore trap samples and interviews with individuals with information about the Site.

• In preparing this report, AEI has relied upon and presumed accurate certain information (or absence thereof) about the Site provided by the Client, and others identified herein.

• The data reported and the findings, observations, conclusions, and recommendations expressed in the report are limited by the Scope of Services, including the extent of environmental sampling and other tests. The Scope of Services was defined by the requests of the Client, the time and budgetary constraints imposed by the Client, and the availability of access to the Site.

2.0 SITE DESCRIPTION

The subject property consists of an office building located at 750 River Point Drive, West

Sacramento, California. The interior walls are comprised of a drywall system, and the ceilings are finished with lay in ceiling tiles. The interior floors are finished with a variety of ceramic floor tiles and carpet.

Select Photographs of the Site and identified suspect building materials are included as Appendix B to this report.

3.0 DATA RESULTS AND ANALYSIS

3.1 Methodology of Moisture Readings

The moisture assessment included a visual assessment along with the use of a Protimeter (GENERAL #MMD7NP), which displays readings as percent moisture content, relative to a referenced wood, and wall and masonry standard.

3.2. Moisture Survey

AEI conducted a visual assessment for evidence of past or current water intrusion throughout the subject suite. The facility exhibited low levels of moisture, with no moisture meter readings suggesting any elevated moisture levels of gypsum wallboard materials. No odor of microbial growth was observed by the mold assessor throughout the facility.

The areas of concern were walked with a member of the city of West Sacramento, and AEI was informed that the main area of concern was the 1st floor storage room. AEI was informed that the building has been vacant for approximately three to five years. A moisture map of the areas of concern can be found in Appendix A. As shown in the photolog, there was some evidence of potential suspect mold growth (Mold) and evidence of past water intrusion with damaged ceiling tiles and wall paint; however all walls were observed to by dry when tested with the moisture meter.

AEI employed a combination of investigative techniques for this microbial assessment including:

Visual Observations – Initial assessment of the properties was performed in general accordance with ASTM E2418-06 Standard Guide for Readily Observable Mold and Conditions Conducive to Mold in Commercial Buildings: Baseline Survey Process and ASTM D7338 – 10 Standard Guide for Assessment of Fungal Growth in Buildings.

Moisture Content of Building Materials – The relative moisture content (MC) of porous building materials potentially affected by moisture/water intrusion was measured using a General MMD7NP pinless moisture meter. The moisture content in wood is calculated by the meter as a percentage of saturation with moisture content measured to be less than fifteen percent (15%) considered to be “normal” MC, and less than the water availability required by fungi for growth. Unlike measurement of the moisture content of wood products, moisture content criteria for materials such as gypsum board are based on an average of measurements of panels considered to be undamaged by water/moisture intrusion. Moisture content is expressed as a percentage on a Wood Moisture Equivalent (WME) scale. For example, a 12 to 15% moisture content is characteristic of air-dried wood; while a material with a 16 to 20% moisture content is considered “at risk” for mildew or mold formation. Moisture content readings over 20% are classified as wet and readings greater than 28% are considered water saturated.

Relevant industry guidelines incorporated into AEI’s evaluation of this unit include the following:

• Guidelines on Assessment and Remediation of Fungi in Indoor Environments (New York City Department of Health & Mental Hygiene, 2008); Recognition, Evaluation, and Control of Indoor Mold (American Industrial Hygiene Association, 2008);

• Fungal Contamination in Public Buildings: Health Effects and Investigation

Methods (Health Canada, 2004);

• The IAQ Investigator’s Guide: A Guide to Principles, Techniques, and Resources Available for Professional Indoor Air Quality Investigations (American Industrial Hygiene Association, 2006); and

• Building Air Quality: A Guide for Building Owners and Facility Managers

(Environmental Protection Agency, 1991).

4.0 SUMMARY AND RECOMMENDATIONS

4.1 Summary of Findings

• Moisture meter readings did not indicate elevated moisture levels in any gypsum wallboard materials at the time of the assessment.

• Although no elevated moisture levels were detected at the time of the assessment, suspected microbial (mold) growth was observed throughout the primary area of concern, the first-floor storage room. suspected microbial (mold) growth was also observed beneath the sink in the kitchen/hallway adjacent to the storage room.

• At the time of the assessment, the storage room had a temperature of 69.9 degrees

Fahrenheit and a humidity reading of 54.2%.

• Multiple potential sources of water intrusion were identified, including condensation on piping with elbow repairs consistent with prior leak repairs. An additional potential source includes possible past activation of the fire suppression system within the storage room.

• Several broken windows were observed throughout the building, which may compromise the building envelope and allow moisture intrusion.

• Two additional areas of concern were identified: the library room and the office adjacent to the storage room. Both areas exhibited ceiling tiles with significant water damage and evidence of prior water intrusion.

• Malodors were noted upon entering the first-floor area near the storage room.

4.2 Recommendations

Based on the results of the Mold & Water Intrusion Assessment Report, AEI makes the following recommendations:

• Remediate the storage room utilizing a certified remediation contractor by cutting out and replacing the effected drywall. When the wall is opened, check for pipe leaks within the walls.

• Have the building systems evaluated by a professional to determine failures of plumbing systems within walls, ceilings and foundation. Based on the field observations, the source of previous water intrusions is likely from leaking pipes above the ceiling, in the walls, or past water intrusion events at the foundation level.

• In the event that new water intrusion events occur, either by rainfall events, leaks and/or internal plumbing issues, report immediately to the building owner to address as soon as possible to prevent future water intrusion and/or elevated microbial issues.

• When possible, continue to maintain the building’s relative humidity (between 30% and 60%) and temperature (between 67-82°F) in accordance with the published guidance of ASHRAE Standard 62.1 value ranges to promote occupant comfort and limit the potential for any condensation and subsequent mold growth.

5.0 REPORT LIMITATIONS AND RELIANCE

Because of the limitations stated above, the findings, observations, conclusions, and recommendations expressed by AEI in this report are limited to the information obtained and the surface and subsurface investigation undertaken and should not be considered an opinion concerning the compliance of any past or current owner(s) or operator(s) of the Site with any Federal, State or local laws or regulations. No warranty or guarantee, whether express or implied, is made with respect to the data reported or findings, observations, conclusions, or recommendations expressed in this report. Furthermore, such data, findings, observations, conclusions and recommendations are based solely upon Site conditions in existence at the time of investigation.

This assessment was performed at the request of the Client, its successors, and assigns ("Client") utilizing methods and procedures consistent with good commercial or customary practices designed to conform with acceptable industry standards. This report may be distributed to and relied upon by Client and its current and future wholly and partially owned subsidiaries, affiliates, successors, and assigns. The independent conclusions represent AEI Consultants’ best professional judgment based on the conditions that existed and the information and data available to us during the course of this assignment. Factual information regarding operations, conditions, and test data provided to Client, Reliant Party, or their representative has been assumed to be correct and complete.

This report has been prepared on behalf of and for the exclusive use of the Client and is subject to and issued in connection with the Agreement and the provisions thereof.

Prepared By:

Brandon Koka, CSST, RMP, CDPH Project Manager AEI Consultants 2500 Camino Diablo Walnut Creek, California 94597

Reviewed by:

David Gengenbacher, CAC, CDPH I/A, CIEC, RMP LEED Green Associate Vice President, Industrial Hygiene AEI Consultants 701 Campus Square W, Suite 723A El Segundo, California 90245

APPENDIX A

PHOTOGRAPHIC

LOG

Future West Sacramento Police Department Dates of Inspection: April 1, 2026 750 River Point Drive, West Sacramento, California 95605 Photographic Log

View of Building Exterior.

(Photograph 1)

View of 1st floor Storage with significant suspect mold growth.

(Photograph 2)

View of 1st floor Storage with moisture meter reading of 2%.

(Photograph 3)

View of Breakroom Hallway with Water Damage, Active Plumbing

Leak, and Potential Suspect Mold Growth.

(Photograph 4)

View of Office adjacent to the Breakroom Hallway with signs of

Past Water Intrusion and Suspect Mold Growth.

(Photograph 5)

View of Office with signs of Past Water Intrusion.

(Photograph 6)

Future West Sacramento Police Department Dates of Inspection: April 1, 2026 750 River Point Drive, West Sacramento, California 95605 Photographic Log

View above Office drop ceiling with evidence of Past Water Line Leaks.

(Photograph 7)

View of Office with Potential Suspect Mold Growth behind Cove

Base on the wall.

(Photograph 8)

View of 2nd floor Office - Cove Base without Suspect Mold Growth.

(Photograph 9)

View of Storage 2/ Library with evidence of Past Water Intrusion with damaged Ceiling Tiles.

(Photograph 10)

APPENDIX B

MOISTURE

MAP

Moisture MappingPrepared for: Griffin Structures, Inc.

Project: Mold and Water Intrusion

Assessment

Scale: Not to Scale

AEI Project Number: 524019

750 River Point Drive, West Sacramento, California 95605

Exhibit

LEGEND

##% = Moisture

Measurement

= Water

Damage

= Suspect

Mold Growth

N

Storage

Kitchen / Breakroom

Office

Storage 2 / Library

5%

16%

0%

4%

1%

10%

0%

1%

0%

1%

1%

1%

1% 0%

0%

1%

1%

16%

10%

0%

0%

0% 0%

1%

0%

Water Damage

Suspect Mold Growth

Suspect Mold Growth

APPENDIX C

INSPECTOR

CERTIFICATIONS

et hereby certifies that

David P. Gengenbacher has met all the specific standards and qualifications of the re-certification process, including continued professional development, and is hereby re-certified as a

CIEC

Council-certified

Indoor Environmental Consultant

This certificate expires on January 31, 2028 e

This certificate remains the property of the American Council for Accredited Certification.

American Council for Accredited Certification

Charles F. Wiles, Executive Director Certificate Number

1401004