Appendix I - Facility Inspection Checklist (Example).docx

BUILDING NUMBER: Appendix I – Facility Inspection Checklist (Example) ((Example)

DATE OF INSPECTION:

FUNCTION OF BUILDING:

INSPECTOR:

BUILDING INSPECTION CHECKLIST

EXTERIOR INSPECTION:

1 ROOFS

a. Asphalt Singles: Pay particular attention to shingles on the ridge, hips, and at roof edges; they get the hardest wear. Also watch for lumpiness that indicates a new roof has been applied over old shingles; all sorts of damage could be covered up. Look for:

Mineral granules almost total worn off shingles

Mineral granules collecting in gutters and base of downspouts

Edges of shingles look worn

Nails popping up

Roof looks new but lumpy

Mold or moss forming on shingles

Holes in the roof from guy cables, TV antennas etc.

Leading edge of roof damage by ladders

b. Metal: If the metal isn't copper, zinc, stainless steel, and other corrosion-resistant metal blends your primary task will be to fight rust by keeping the roof painted. Check for:

Rust or corrosion spots

Signs of previous patch jobs

Punctures in metal

Joints and seams broken

c. Built-up Roof: The roof membrane of a built-up roof consists of one or more plies of roofing felt bonded together either by hot or cold applied roof coatings. Deterioration of the membrane produces areas of the surface of the roof where leaks can occur. It is particularly difficult to diagnose leaks in flat roofs because water can enter at one point and migrate horizontally for long distance before leaking inside the building. Check for:

Blisters or slits in the membrane

Ponding of water (or dried areas where ponding was)

Drain pipes are plugged

Drip edges are provided

Gravel covers roof well

Flashing are well positioned or seated

Trash build-up

d. Green Roof: The "green roof" with a living plant material layer at the top surface is typically a membrane roof as noted in "g." above, but with a very important root-resisting and waterproof layer(s) to isolate the living plant material layer from layers below. For further reference see the links below from the Whole Building Design Guide: http://www.wbdg.org/resources/greenroofs.php

2 ROOFING ELEMENTS:

a. Projections: Anything that breaks through the roof surface, such as a chimney or vent pipe, offers an entrance for water and so must be adequately flashed. Check that no projection or ornament is so weak or damaged that it could topple and smash roofing materials. Check for:

Proper flashing around projections

Weathering of mortar joints at chimneys

Loose mortar joints that admit water

Chimney leans

Loose and wobbly antennae

Loose lightning rods

Loose and wobbly weather vane

b. Galvanic Action: Corrosion of metals can be caused by galvanic action. Check for:

Ferrous metals touching dissimilar metals, such as galvanized nails in copper flashing

c. Cornice: Roofs frequently fail first at the edges and admit water into the cornice. Check for:

Moisture causing paint to peel on cornice, especially at the underside

Broken or missing cornice

Cracks and other damages

d. Underside of Roof: Pay particular attention to projections and eaves. Inspect on a rainy day to see if water stains are current or past problem. Look for:

Water stains on soffit boards

Damaged soffit boards

Damaged fascia boards

e. Flashing: Flashing is usually made of thin metal, such as copper, aluminum, or galvanized steel. It should be installed completely around every protrusion through the roof, and at every joint where vertical wall intersects the roof. Check for:

Loose, corroded, or broken flashing

Missing and un-caulked openings at the tops of flashing

Daubs of roof cement on flashing (They may hide leaks that have not been corrected)

Base flashing and counter flashing of vertical joints

f. Gutters and Leaders: Leaking gutters can cause extensive damage to the entire building, not just the roof. Pay special attention to built-in gutters which can feed hidden leaks directly to the cornice and down into the main structure. Check for:

Gutters clogged with debris or ice

Gutters that are rusty or corroded

Gutters that are loose, tilted, or missing

Broken seams in metal linings of built-in gutters

Birds’ nests and roosting places

3 EXTERIOR WALL MATERIAL

The accumulated effects of hot sun, wind, rain, hail, dust, winter snow, and ice over the years will weather even the best quality masonry wall and/ or siding. Natural finishes, including paint, deteriorate and show signs of peeling and blistering. Cracks develop as members weather and caulking and mortar joints give way to water penetration. The following checklist will be useful in inspecting buildings on a regular basis to determine maintenance needs.

a. Masonry & Mortar: The inspector should pay particular attention to loose mortar joints, cracks, stains and wet spots on the wall.

Cracks can be horizontal, vertical, diagonal, hairline or major. Document the nature of the crack, explaining as best as possible the causes of the cracks. Note if cracks are running through just the mortar or also the masonry units.

Mortar: Inspect mortar joints to determine if they are loose or missing and evaluate their condition as good, fair or poor.

Brick: Check for stains, wet spots, bulges, spalling, efflorescence, and missing brick.

Stone: Inspect stone work for wet spots, stains, spalling, bulges, and efflorescence. For a comprehensive inspection checklist for stone, see 04400-01-S.

b. Stucco/Plaster: Inspect for:

Cracks staining, loose stucco, soft spots, blisters or bulges, and falling stucco

c. Siding, Shingles, and Sheathing: Hot sun, wind, rain, hail, dust and winter snow and ice are the principal causes of damages to siding and sheathing. Inspect siding, shingles, soffits and wood trim such as cornices for:

Cracked boards, loose boards, or broken boards

Rotten and missing members

Signs of veins of dirt (termite tunnels)

4 EXTERIOR FINISHES

Finishes need to be renewed periodically by application of a fresh penetrating stain coat or a paint coat when wear begins to show. There are many causes of poor paint wear. Most common are vapor or condensation problems. Other causes are rain or other water behind siding or shingles and also improperly applied priming coat.

a. Painting: Inspect all finished surfaces for:

Signs of peeling, cracks, and alligatoring

Document the overall findings as good, fair, or poor

b. Decorative Elements: Ornamental elements also undergo wear and tear. Inspect not only the ornament but also its supports, such as anchors, for expansion due to rust

Cast iron: Inspect for rust, deterioration, corrosion, and loose and missing members

Stone/terra cotta: Inspect for loose, eroded spalled and stained tiles

Wood: Inspect for rot, moisture, cracks, missing and loose members

5 FENESTRATION

Doors and windows constitute main sources of energy loss through air infiltration. Energy losses can be reduced by weather stripping. Inspect to ensure that weather stripping is properly installed and all sources of infiltration are in check.

a. Doors: Inspect doors, frames, and weather stripping. Check:

Door alignment

All parts for deterioration

All door hardware for proper operation

b. Windows: Inspect windows for material soundness at sill, joint between sill and jamb, corners of bottom rail and muntins. Check for:

Proper operation of all sash (including upper sash of double hung units)

Proper operation of hardware

Loose, cracked or missing glazing putty

Soundness of weather stripping

Cracks and other damage to lintel

Rot and/or deterioration of wood framing

6 EXTERIOR CEILINGS AND DECKS

a. Porch: Moisture problems in an exterior ceiling are indications of faulty drainage from the roof above. Inspect the roof to make sure water isn't entering the main structure of the building as well. Check for:

Peeling paint and water stains on the ceiling

Rotted and warped boards in the deck

Damaged and/or loose steps and handrails

Rotted boards and other damages to ceiling

Cracks and other damages on a concrete floor

Spalling, cracks, loose and/or missing mortar joints on brick or stone

b. Wooden Supports: Wood destroying insects and fungi can cause considerable damage to the wooden supports of exterior ceilings and decks. Early detection of pests and decay can help building owners avoid expensive repairs. Inspectors should pay particular attention to:

Molds and fungus

Wood rot and termite infestation

Seal of deck at foundation

Corrosion of iron fittings on members

c. Infestation: Chemical treatment of the structure and adjacent soil will drive insects away. No matter what protective measures are taken, a periodic inspection should be made at least every six months. The existence of termites or infestation in older buildings with crawl space is difficult to detect because contact with the soil is usually direct and termite tubes are not evident. Inspection by professional exterminators is essential in such cases. Check for:

The need of treatment for ant and other wood destroying objects

Termites

Damage and rot on all wood members

7 GROUNDS

The ground should be properly graded to direct the flow of rainwater away from the building and from the lot to prevent standing water. The property should always be checked after a heavy rain to see if it drains properly.

a. Driveways and Sidewalks: Check for:

Safety hazards (heaves and depressions)

Cracks on and deterioration of paved material

Damages to and curb clearances

Oil stains and pools of water

b. Window Well: Check for:

Leaks and standing water

Leaves and other debris

Other damages to window well material

c. Storm Drains

Proper drainage

Clogging of drain lines

d. Retaining Wall: Check for:

Cracks, spalling from sub-florescence and freezing

Leaning and bulges

Loose, crumbling, and missing mortar joints

e. Foundation: Inspect to ensure that there is no collection of leaves and other debris at the edges of the foundation and for proper drainage. Check for:

Cracks, spalling from sub-florescence and freezing

Leaning and Bulges

Loose, crumbling, and missing mortar joints

8 INTERIOR INSPECTION

BASEMENT AND CRAWL SPACE: Foundation walls are subject to a wide variety of stresses and strains that cause concrete and other masonry to expand and contract. This sometimes results in cracks, leaks or condensation problems. Inspect to ensure that rainwater and other sources of moisture drain away from the building. Check for dampness on surfaces and for mold on joists at the point where the first floor joists meet the foundation wall.

a. Load Bearing Masonry Wall: Inspect load bearing walls for structural damages paying particular attention to the following:

Cracks caused by either structural movement or material shrinkage

Leaning and bulges

Loose/damp mortar joints and spalling

Wet spots, stains and water penetration

Insect/termite infestation and decay on wood members

b. Cast-in-Place Concrete Wall: Look for:

Settlement, cracks, and leaning

Water penetration, wet spots, and stains

Moisture conditions (dampness, etc.)

Insect/termite infestation and decay on wood members

c. Wood Joists & Beams: Check for:

Sagging at the center of span

Springiness or vibration

Pronounced slope in one direction

Split at bottom of joist or beam

Floor squeaking and insect festation /decay

Bearing on masonry

Bulging or sagging plaster ceilings

Overloading of joists and beams

d. Steel Beams/Concrete Deck: Check for:

Deflection at mid-span

Sloping floor

Corroded connections

Missing connections and connections bearing on masonry

Settlement effects, mechanical or exterior leakage

e. Reinforced Concrete Floor: Check for:

Spalling and exposed reinforced steel

Wide, regularly spaced cracks in floor

Cracks near and parallel to masonry wall

Surface dusting and cracked concrete near columns

f. Masonry Floors: Check for:

Leaks, cracks, and spalling

Alterations and new holes cut on floor for stairs, mechanical installations, etc.

Efflorescence

Sidewalk vaults and sub-grade storage

Crack at the crown of the arch and between supporting walls

g. Wood Floor: Wood floors members bearing directly to the soil are susceptible to insect and fungus attack. Check the underside of boards and floor joists for fungus, insect and or termite attack. Look for:

Cracks and badly damaged boards

Twisted boards

Squeaking

If floor boards need refinishing

h. Carpet: Inspect for:

Frayed edges

Damaged portions

Stains and worn out areas

i. Ceramic Tile: Inspect for:

Adherence and grout in joints

Loose joints

Splits and cracks

Missing tiles

j. Interior Wall Finishes: Includes but not is limited to plaster/stucco, gypsum board, wood and wallpaper

Push on suspect wall surfaces to check for looseness

Check for signs of dampness (this suggests leaks, either from roof or internal pipes)

Inspect for cracks, bulges, peeling, blistering and mildew

k. Ceiling Finishes: May be plaster/stucco, gypsum board, wood, wallpaper, or any other material. Specify this other material in your inspection record sheet. Check for:

Signs of damp plaster on ceiling (this suggests leaks from the roof or plumbing and mechanical pipes

Loose plaster, cracks and bulges

Blistering and peeling

l. Interior Decorative Masonry: This includes window sills, walls, wainscot, and floors. Check for:

Dullness of surfaces

Stains, dampness, and spalling

m. Metal Surfaces: Brass, cast iron, and bronze. Inspect all exposed ornamental metal trim. Check for:

Built-up dirt, stain and rust

Corrosion and cracked surface

n. Stairs (refers to wooden stairs) Check for:

Secureness of all railings

Gaps between treads, risers and stringers

Stair pulling away from the wall

Looseness or other damager to balustrades

Looseness and other damage to newel post

Irregular riser-tread ratios

o. Interior Doors and Wood Trim: Check for:

Proper door alignment, fit and operation

Presence of all door hardware

Proper operation of all locks

Deterioration of hinges and pins

Condition of finish and other problems

p. Interior Windows and Wood Trim: Check for:

Proper window alignment, fit and operation

Presence and functioning of all window hardware

Proper operation of locks, hinges and pins

Signs of water leakage at frames

Movement of sash up and down the frame

Seals around window panes

Condition of finish and record other problems

q. Kitchen Cabinets/Counters: Inspect cabinets and counters to ensure that all drawers and doors are properly hung and secure, and that no movements are restricted and to ensure that all units are securely anchored to walls and floor. Check for:

Missing handles and hardware

Badly worn or stained countertops

Condition of finish

9 MECHANICAL AND ELECTRICAL

a. Electrical: Ascertain that there are sufficient power circuits to run all the appliance and equipment the owner uses. Remember that older buildings were not originally wired to take care of the many electrical appliances and the equipment used today. Check:

The condition of incoming service wires and supports

The operation of all exterior outlets and switches

Whether all exterior plugs and kitchen, bathroom, wet area plugs as required by code are fitted with ground fault connectors

Whether fuses or circuit breakers trip frequently

Whether an electrician has periodically checked all aluminum wire connections

Whether power is brought in overhead rather than underground (if so, look for trees or other hazards that could cause a problem)

Are all electrical panels secured?

Is a 3’ clearance provided around all electrical panels?

Are all electrical rooms free from combustible storage?

Are all electrical panels cool to the touch?

Are all electrical panels free from evidence of burning?

Have all electrical circuits been identified?

Are all electrical switches and receptacles in good repair?

Have GFI outlets been provided on circuits in proximity to water?

Is there a lock-out/tag-out procedure in place?

b. Plumbing and Mechanical Systems: Note which types of heating, ventilating and air conditioning systems the building presently has. Inspect the furnaces, ducts, registers, and radiators

Look for any obvious signs of deterioration, damage, stain and rot

Inspect the water supply and waste pipes for rust and leaks

Has the local gas company tested gas lines for leaks (if not, have them do so)

10 ATTIC

a. Condensation occurs in the attic principally because of easy pathways for moisture to migrate from the occupied areas, or because of inadequate ventilation. The ventilators (louvers) in the unfinished and unconditioned attic should remain open to provide circulation of air throughout the year. Check for:

Any signs of roof or flashing leaks on rafters and insulation

Signs of mildew on underside of roof boards

Smoke or water leaks or breaks in the mortar joints of the chimney

Straightness and sound condition on of roof rafters

Adequacy and condition of insulation

Nests and blockages of ventilation openings

Operation of vent and/or attic fan

11 EMERGENCY ILLUMINATION STANDARDS

The following emergency illumination specifications are from NFPA Life Safety Code (101). Check for:

Exit routes, including stairs, aisles, corridors and ramps must have emergency lighting

When servicing the organization’s lighting system, there must be a means for keeping illumination uninterrupted

Emergency lighting must last for at least 1 ½ hours after power failure

Emergency light must emit 1 foot candle of light at any point in the building a 0.1 foot candle of light along the emergency exit path at floor level

At the end of the emergency illumination period (1 ½ hours), it is permissible for illumination to fade to 0.6 foot candle of light at any point in the building and .06 foot candle of light along the emergency path of exit at floor level

Maximum to minimum illumination uniformity cannot exceed a ratio of 40 to 1

Emergency lighting must be provide automatically in the event of a power failure

Exits must be marked with approved signs that are visible all the way along the evacuation path

Exit signs must be illuminated by a reliable light source – one that will stay lit when electricity fails

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