Table of Contents
1. Assessment at a Glance
2. Executive Summary
3. Priority Action Items
4. Property Information
5. Condition Summary Matrix
6. Roofing Systems
7. Building Envelope & Exterior
8. Structural Systems
9. Electrical Systems
10. Plumbing Systems
11. HVAC & Mechanical Systems
12. Fire & Life Safety
13. Interior Spaces & Finishes
14. ADA Accessibility
15. Parking & Paving
16. Elevators & Conveying Systems
17. Site & Grounds
18. Loading Docks & Warehousing
19. Environmental Observations
20. Signage & Exterior Features
21. Mechanical Systems
22. General Observations & Summary
Compliance Observations Summary
Capital Expenditure & Deferred Maintenance Summary
Remaining Useful Life (RUL) Summary
Building Systems Lifecycle Timeline
Limitations & Disclaimers
Inspector Certification
Executive Summary
Vcita Home Inspection & Service LLC was retained by Coastal Property Investors LLC to perform a Property Condition Assessment (PCA) of the Treasure Coast Executive Center, a 4-story, 68,500 SF Class A office building located at 4200 Palm Bay Boulevard, Palm Bay, Florida 32905. The assessment was conducted over three (3) days in accordance with CCPIA Commercial Standards of Practice and consistent with ASTM E2018 guidelines.
Overall Assessment: The subject property is in Good to Fair overall condition for a building of this age and type. The property has been reasonably well maintained with a 2019 lobby renovation. However, several systems are approaching or have reached their expected useful life and will require capital investment within the next 3-5 years to maintain the building's Class A status.
Key Findings Summary:
- Critical (2 items): Emergency generator transfer switch failure, fire alarm panel zone fault requiring immediate repair
- Major (5 items): Roof membrane at end of useful life, HVAC RTU #3 compressor failure, elevator hydraulic seal leak, parking lot significant cracking, stairwell handrail non-compliance
- Total Capital Expenditure Estimate: $385,000 - $515,000 across all timeframes
- Positive Observations: 2019 lobby renovation in excellent condition, fire sprinkler system recently serviced, building structure sound with no settlement issues
A detailed breakdown of all findings, cost estimates, and recommended timelines follows in this report. We recommend the property owner prioritize the critical safety items within 30 days and develop a 5-year capital improvement plan for the remaining items.
The building features a TPO (Thermoplastic Polyolefin) single-ply membrane roof system installed in 2006 over rigid insulation on a steel deck. The roof area is approximately 17,125 SF. Two (2) Carrier Weathermaster RTU units and associated ductwork penetrate the roof surface. Roof access is via an interior ladder hatch.
☑
Roof membrane type and condition
☑
Flashings and edge metal
☑
Roof drainage systems (scuppers, drains, gutters)
☑
Roof penetrations and curbs
☐
Skylights and roof hatches
☑
Parapet walls and coping
☑
Ponding water evidence
☑
Roof-mounted equipment pads
☑
Insulation (visible or accessible)
☐
Estimated remaining useful life
☐
Evidence of prior repairs or patches
☐
Roof access and safety features
⚙ Components & Equipment
TPO Membrane Roof System
FAIR
Manufacturer: Carlisle SynTec
Year Installed: 2006
Approx Age: 20 years
Estimated R U L: 0-2 years
Membrane showing UV degradation, multiple patches observed. Seam separation noted in NE quadrant.
Roof Drainage - Internal Drains
GOOD
Year Installed: 2006
Estimated R U L: 15+ years
4 internal drains with secondary overflow scuppers. Some debris accumulation noted.
Metal Flashing & Copings
FAIR
Year Installed: 2006
Estimated R U L: 3-5 years
Aluminum copings showing oxidation. Some fastener back-out observed at parapet wall.
⚠ Findings & Observations
TPO Membrane - End of Useful Life
Major
The original 2006 TPO roof membrane has reached the end of its expected 20-year service life. Multiple areas show UV degradation, surface chalking, and seam separation in the NE quadrant. Several field patches indicate prior leak repairs.
Recommendation: Full roof replacement with new 60-mil TPO or PVC membrane system recommended within 12-18 months. Consider 20-year NDL warranty specification.
Estimated Cost: $145,000 - $185,000
Ponding Water - NW Corner
Minor
Approximately 200 SF area of ponding water observed 48 hours after rainfall in the NW corner near RTU #2.
Recommendation: Install tapered insulation cricket to redirect drainage toward existing roof drains.
Estimated Cost: $3,500 - $5,000
Roof Hatch Seal
Maintenance
Roof access hatch gasket is deteriorated and not sealing properly.
Recommendation: Replace hatch gasket seal. Standard maintenance item.
Estimated Cost: $350 - $500
Roof Condition Acceptable for Age
Positive
Despite reaching end of service life, the roof has been regularly maintained with timely patches, preventing major interior water intrusion.
2. Building Envelope & Exterior
Good
The exterior envelope consists of stucco over CMU block walls with aluminum-framed curtain wall glazing on the first floor and punched window openings on floors 2-4. The 2019 renovation included repainting of the exterior stucco and replacement of first-floor storefront glazing.
☑
Exterior wall cladding type and condition
☑
Windows and glazing systems
☑
Exterior doors and hardware
☑
Sealants and caulking
☑
Expansion joints
☑
Masonry / CMU block condition
☑
Stucco or EIFS condition
☐
Metal panel systems
☐
Moisture intrusion indicators
☐
Loading dock doors and seals
☐
Exterior lighting
☐
Awnings and canopies
⚙ Components & Equipment
Year Installed: 2006
Estimated R U L: 15+ years
Recently repainted (2019). Minor hairline cracking at control joints - cosmetic only.
Aluminum Curtain Wall - 1st Floor
EXCELLENT
Year Installed: 2019
Estimated R U L: 20+ years
Replaced during 2019 renovation. No defects observed.
Window Systems - Floors 2-4
GOOD
Year Installed: 2006
Estimated R U L: 10-15 years
Insulated glass units. Two (2) units with failed seals noted on 3rd floor east.
Exterior Caulking & Sealants
FAIR
Year Installed: 2019
Estimated R U L: 3-5 years
Sealant at window perimeters showing early UV degradation on south exposure.
⚠ Findings & Observations
Failed IGU Seals - 3rd Floor East
Minor
Two insulated glass units (IGU) on the 3rd floor east elevation show condensation between panes, indicating seal failure.
Recommendation: Replace the two affected IGU units. Monitor adjacent units for similar failure.
Estimated Cost: $2,200 - $3,000
Exterior Sealant Maintenance
Maintenance
South-facing window perimeter sealants showing early UV degradation. Not yet compromised but should be addressed proactively.
Recommendation: Schedule comprehensive sealant replacement on south and west exposures within 2-3 years.
Estimated Cost: $8,000 - $12,000
2019 Renovation - Excellent Condition
Positive
The 2019 lobby and first-floor storefront renovation is in excellent condition with no defects observed. Modern low-E glazing improves energy efficiency.
3. Structural Systems
Good
The building is a 4-story steel-framed structure with reinforced concrete foundations, steel columns and beams, composite metal deck with concrete topping, and CMU block exterior walls. Foundation type is spread footings with grade beams per available construction documents.
☑
Foundation type and condition
☑
Structural framing (steel, concrete, wood)
☑
Visible settlement or movement
☑
Floor systems and slabs
☑
Load-bearing walls
☑
Column and beam connections
☑
Retaining walls
☑
Expansion and control joints
☑
Seismic / wind bracing (if applicable)
☐
Visible cracking patterns
☐
Below-grade waterproofing evidence
⚙ Components & Equipment
Reinforced Concrete Foundation
GOOD
Year Installed: 2006
Estimated R U L: 50+ years
No visible settlement, cracking, or displacement observed at accessible foundation elements.
Steel Frame - Columns & Beams
GOOD
Year Installed: 2006
Estimated R U L: 50+ years
Fireproofing intact in accessible areas. No corrosion or deformation.
Composite Metal Deck
GOOD
Year Installed: 2006
Estimated R U L: 50+ years
Structural deck in good condition where visible in mechanical spaces.
⚠ Findings & Observations
Structural Integrity - Sound
Positive
Building structure is sound with no evidence of settlement, lateral movement, or structural distress. Steel frame connections and fireproofing intact in accessible areas.
Minor Slab Cracking - Garage Level
Minor
Hairline shrinkage cracking observed in the garage-level concrete slab. Non-structural - typical of slab-on-grade construction in Florida.
Recommendation: Seal cracks with flexible epoxy to prevent moisture intrusion and monitor annually.
Estimated Cost: $1,500 - $2,500
4. Electrical Systems
Fair
Electrical service is 1,600A, 480/277V, 3-phase from FPL via a pad-mounted transformer. Main switchgear is a Square D QED-2 located in the ground-floor electrical room. Sub-distribution panels serve each floor. Emergency power is provided by a 150kW Generac diesel generator with automatic transfer switch (ATS).
☑
Main electrical service (amps, voltage, phase)
☑
Service entrance and metering
☑
Main distribution panels
☑
Sub-panels and branch circuits
☑
Grounding and bonding
☑
Emergency / standby generator
☑
Transfer switch (automatic/manual)
☑
Emergency lighting and exit signs
☑
Interior lighting systems
☐
Exterior and parking lot lighting
☐
GFCI / AFCI protection where required
☐
Electrical room accessibility
☐
Transformer (if building-owned)
☐
Visible code violations
⚙ Components & Equipment
Main Switchgear - Square D QED-2
GOOD
Manufacturer: Square D
Year Installed: 2006
Estimated R U L: 15+ years
1,600A, 480/277V. Recently serviced per maintenance records. Clean and organized.
Emergency Generator - 150kW Diesel
FAIR
Manufacturer: Generac
Year Installed: 2006
Estimated R U L: 5-8 years
Generac 150kW diesel generator. Block heater functional. Last load bank test: 6 months ago.
Automatic Transfer Switch (ATS)
CRITICAL
Manufacturer: ASCO
Year Installed: 2006
Estimated R U L: 0 years
ATS failed to transfer during test. Requires immediate repair or replacement.
Electrical Panels - Distribution
GOOD
Year Installed: 2006
Estimated R U L: 20+ years
Floor distribution panels properly labeled. No double-tapped breakers. AFCI/GFCI protection current.
⚠ Findings & Observations
ATS Transfer Switch Failure
Critical
The ASCO automatic transfer switch failed to transfer from utility to generator power during testing. The building will lose emergency power during a utility outage, affecting fire alarm panels, emergency lighting, elevator recall, and life safety systems.
Recommendation: IMMEDIATE: Engage licensed electrical contractor to diagnose and repair or replace the ATS. This is a life-safety issue that must be resolved within 30 days. Temporary manual transfer procedure should be documented until repaired.
Estimated Cost: $15,000 - $22,000
LED Lighting Upgrade Opportunity
Upgrade Recommended
Floors 2-4 still use T8 fluorescent fixtures in common areas. LED retrofit would reduce energy consumption by approximately 40%.
Recommendation: Consider LED retrofit as part of energy efficiency improvement plan. ROI typically 2-3 years.
Estimated Cost: $18,000 - $25,000
Switchgear in Good Condition
Positive
Main electrical switchgear is properly maintained with recent service records on file. Distribution panels are well-organized and properly labeled.
Domestic water supply is municipal via a 4" main with backflow preventer (BFP) assembly. Hot water is provided by two (2) A.O. Smith commercial gas-fired water heaters (75-gallon each). Waste piping is PVC throughout. Building is equipped with a grease trap serving the first-floor café tenant.
☑
Water supply type and source
☑
Water main size and material
☑
Visible supply piping material and condition
☑
Drain / waste / vent piping
☑
Backflow prevention devices
☑
Water heaters (commercial)
☑
Booster pumps
☐
Restroom fixtures and condition
☐
Break room / kitchen plumbing
☐
Floor drains and trench drains
☐
Grease traps (if applicable)
☐
Visible leaks or water damage
☐
Sewer lateral condition (if scoped)
⚙ Components & Equipment
Domestic Water Main & BFP
GOOD
Year Installed: 2006
Estimated R U L: 25+ years
4" main with Watts 909 reduced pressure backflow preventer. Annual certification current.
Commercial Water Heaters (2x)
GOOD
Manufacturer: A.O. Smith
Year Installed: 2018
Estimated R U L: 5-7 years
Two 75-gallon commercial gas-fired units. Replaced in 2018. T&P valves functional.
Year Installed: 2006
Estimated R U L: 30+ years
PVC waste piping. No visible leaks or corrosion at accessible points.
Year Installed: 2006
Estimated R U L: 10+ years
1,000-gallon below-grade grease trap serving first-floor café. Pumping records available.
⚠ Findings & Observations
Restroom Fixture Updates Needed
Minor
3rd and 4th floor restroom faucets are original 2006 models with worn cartridges causing intermittent dripping.
Recommendation: Replace faucet cartridges or upgrade to touchless sensor faucets during planned tenant improvement.
Estimated Cost: $4,500 - $6,500
Water Heaters - Good Condition
Positive
The 2018 replacement water heaters are in good operating condition with 5-7 years of remaining service life.
6. HVAC & Mechanical Systems
Fair
HVAC is provided by four (4) Carrier Weathermaster rooftop units (RTU) with gas heat and DX cooling, ranging from 15-25 tons each. Total cooling capacity is approximately 80 tons. The system uses a Honeywell BAS (Building Automation System) for zone control. VAV boxes with electric reheat serve individual tenant suites.
☑
Rooftop units (RTUs) - quantity, type, tonnage
☑
Split systems / package units
☑
Chiller / boiler systems
☑
Air handling units (AHUs)
☑
Ductwork (visible portions)
☑
Exhaust and ventilation fans
☑
Building automation / controls
☑
Thermostats and zoning
☐
Refrigerant type
☐
Condensate drainage
☐
Air filtration systems
☐
Estimated remaining useful life per unit
☐
Service history (if available)
☐
Energy efficiency rating
⚙ Components & Equipment
RTU #1 - Carrier 25-Ton
GOOD
Manufacturer: Carrier
Year Installed: 2006
Estimated R U L: 3-5 years
Serving floors 1-2. Operating normally. Compressors drawing within rated amps.
RTU #2 - Carrier 25-Ton
GOOD
Manufacturer: Carrier
Year Installed: 2006
Estimated R U L: 3-5 years
Serving floors 3-4. Operating normally. Economizer functional.
RTU #3 - Carrier 15-Ton
POOR
Manufacturer: Carrier
Year Installed: 2006
Estimated R U L: 0-1 years
Common area unit. One of two compressors failed. Running at 50% capacity.
RTU #4 - Carrier 15-Ton
FAIR
Manufacturer: Carrier
Year Installed: 2006
Estimated R U L: 2-4 years
Server room / IT closets. Functioning but showing age. High-pressure readings.
Honeywell BAS Controls
GOOD
Manufacturer: Honeywell
Year Installed: 2015
Estimated R U L: 10+ years
Upgraded in 2015. Web-accessible. All sensors calibrated per recent records.
⚠ Findings & Observations
RTU #3 Compressor Failure
Major
RTU #3 (15-ton, serving common areas and lobby) has one of two compressors failed and is operating at 50% capacity. The unit is struggling to maintain setpoint during peak afternoon hours. Second compressor is showing elevated amp draw suggesting additional stress.
Recommendation: Replace RTU #3 with new high-efficiency unit. Given the age of all four RTUs, consider a phased replacement plan over 3-5 years starting with RTU #3.
Estimated Cost: $35,000 - $45,000
RTU #4 High-Pressure Readings
Repair Needed
RTU #4 serving IT closets showing elevated head pressure readings suggesting potential condenser coil fouling or refrigerant charge issues.
Recommendation: Schedule condenser coil cleaning and refrigerant charge check. If pressure persists, compressor evaluation needed.
Estimated Cost: $1,500 - $3,000
BAS System - Well Maintained
Positive
The 2015 Honeywell BAS upgrade is functioning well with web-based access and properly calibrated sensors. This represents a valuable building asset.
7. Fire & Life Safety
Fair
The building is fully sprinklered with a wet-pipe system fed by a dedicated 6" fire main. Fire alarm system is a Notifier NFS2-3030 addressable panel with smoke detectors, pull stations, horn/strobes, and elevator recall. The system is monitored 24/7 by a central station. Stairwells are pressurized. Fire extinguishers are serviced annually.
☑
Fire alarm system type and panel
☑
Sprinkler system type and coverage
☑
Sprinkler riser and FDC
☑
Fire extinguishers (location and tags)
☑
Emergency exit signage and lighting
☑
Means of egress (corridors, stairwells)
☑
Fire-rated assemblies (doors, walls)
☐
Smoke detectors and pull stations
☐
Fire suppression (kitchen hood, clean agent)
☐
Standpipe systems
☐
Fire department access and key boxes
☐
Last fire inspection date
⚙ Components & Equipment
Fire Sprinkler System - Wet Pipe
GOOD
Year Installed: 2006
Estimated R U L: 25+ years
Recently inspected and certified per NFPA 25. Backflow preventer tested.
Fire Alarm Panel - Notifier NFS2-3030
FAIR
Manufacturer: Notifier
Year Installed: 2006
Estimated R U L: 5-8 years
Addressable panel. Zone 7 (4th floor NE) showing persistent trouble signal.
Year Installed: 2006
Estimated R U L: 15+ years
Electric fire pump. Annual flow test current. Jockey pump operational.
⚠ Findings & Observations
Fire Alarm Panel - Zone 7 Fault
Critical
The Notifier NFS2-3030 fire alarm panel is displaying a persistent trouble condition on Zone 7 (4th floor northeast wing). This zone encompasses 12 smoke detectors and 3 pull stations. A zone fault means these devices may not properly report an alarm condition.
Recommendation: IMMEDIATE: Dispatch fire alarm service contractor to diagnose and repair Zone 7 fault within 72 hours. Verify all detectors and pull stations in affected zone. This is a life-safety critical item per NFPA 72.
Estimated Cost: $2,500 - $5,000
Stairwell B - Handrail Non-Compliance
Deficient
Stairwell B handrail terminates abruptly at the 2nd-floor landing without the required code extension. Additionally, the guardrail balusters on the 3rd-floor landing exceed the maximum 4-inch spacing.
Recommendation: Install code-compliant handrail extensions and replace non-conforming baluster section per Florida Building Code.
Estimated Cost: $3,500 - $5,500
Sprinkler System - Recently Serviced
Positive
Fire sprinkler system has been recently inspected and certified in compliance with NFPA 25. All flow switches, tamper switches, and alarm devices tested satisfactorily.
8. Interior Spaces & Finishes
Good
Interior finishes vary by area. The 2019-renovated lobby features polished porcelain tile flooring, contemporary accent walls, and LED cove lighting in excellent condition. Tenant suites have standard VCT or carpet tile flooring, painted drywall, and 2x4 suspended ACT ceilings. Common corridors have VCT flooring and painted CMU walls.
☑
Common area finishes and condition
☑
Lobbies and corridors
☑
Ceiling types and condition (drop tile, drywall, exposed)
☑
Flooring types and condition
☑
Interior wall condition
☑
Restroom condition and compliance
☐
Break rooms / kitchenettes
☐
Tenant improvements (TIs) condition
☐
Interior doors and hardware
☐
Window treatments
☐
Visible water damage / staining
☐
Evidence of mold or moisture
⚙ Components & Equipment
Lobby & Common Area Finishes
EXCELLENT
Year Installed: 2019
Estimated R U L: 15+ years
2019 renovation. Porcelain tile, accent walls, LED lighting. Immaculate condition.
Corridor Flooring - VCT
FAIR
Year Installed: 2006
Estimated R U L: 3-5 years
Original VCT showing wear patterns at high-traffic intersections.
Ceiling System - 2x4 ACT
GOOD
Year Installed: 2006
Estimated R U L: 10+ years
Suspended acoustical ceiling tiles. Isolated staining near RTU #3 condensate line.
⚠ Findings & Observations
VCT Replacement - High-Traffic Areas
Cosmetic
VCT flooring in 2nd and 3rd floor corridors shows significant wear and discoloration at intersections and elevator lobbies.
Recommendation: Replace worn VCT sections or consider upgrading to LVP (luxury vinyl plank) for improved durability and aesthetics.
Estimated Cost: $12,000 - $16,000
Ceiling Tile Staining - 2nd Floor
Minor
Water staining on three (3) ceiling tiles near RTU #3 condensate drain line on the 2nd floor. No active leak observed.
Recommendation: Replace stained tiles after confirming condensate drain repair from HVAC findings.
Estimated Cost: $300 - $500
2019 Lobby Renovation - Showcase Condition
Positive
The renovated lobby and common areas are in showcase condition, representing a significant value-add to the property.
9. ADA Accessibility
Good
The building generally meets ADA accessibility requirements with accessible parking, ramped entrances, accessible restrooms on each floor, and elevator access to all levels. Signage includes Braille placards at all rooms. The 2019 renovation brought the lobby and first-floor common areas into full current compliance.
☑
Accessible parking spaces and signage
☑
Accessible route from parking to entry
☑
Entry door width and hardware
☑
Interior accessible routes
☑
Restroom accessibility
☐
Elevator accessibility features
☐
Ramps and handrails
☐
Signage (Braille, tactile)
☐
Counter and service desk heights
☐
Disclaimer: Not a full ADA audit
⚠ Findings & Observations
Accessible Parking - Slope Concern
Minor
Two of five designated accessible parking spaces show cross-slope slightly exceeding the 2% maximum per ADA Standards §502.4.
Recommendation: Mill and overlay the affected accessible parking spaces to restore compliant cross-slope.
Estimated Cost: $3,000 - $4,500
First Floor - Full ADA Compliance
Positive
The 2019 renovation brought all first-floor facilities into full ADA compliance including automatic door operators, compliant restrooms, and tactile wayfinding.
10. Parking & Paving
Fair
The property has 285 surface parking spaces across two lots (main lot and overflow). Asphalt paving was last seal-coated in 2020. Concrete curbing, wheel stops, and LED pole lighting (upgraded 2017).
☑
Parking lot surface type and condition
☑
Striping and markings
☑
ADA-compliant spaces
☑
Curbing and wheel stops
☑
Sidewalks and pedestrian paths
☐
Drainage and storm drains
☐
Lighting in parking areas
☐
Entrance / exit signage
☐
Speed bumps / traffic calming
☐
Structural parking (garages) if applicable
⚙ Components & Equipment
Asphalt Parking - Main Lot
FAIR
Year Installed: 2006
Estimated R U L: 3-5 years
Significant alligator cracking in SE quadrant. Last seal coat 2020.
Asphalt Parking - Overflow Lot
GOOD
Year Installed: 2006
Estimated R U L: 5-8 years
Less traffic, better condition. Minor longitudinal cracking.
Parking Lot LED Lighting
EXCELLENT
Year Installed: 2017
Estimated R U L: 15+ years
LED pole lights upgraded 2017. All operational. Timer and photocell controlled.
⚠ Findings & Observations
Main Parking Lot - Alligator Cracking
Major
Approximately 3,500 SF of alligator cracking in the SE quadrant of the main parking lot indicating base failure. Crack sealing will not be effective - this area requires removal and replacement.
Recommendation: Mill and overlay the affected 3,500 SF area with new 2" asphalt after base repair. Consider full lot mill and overlay within 3-5 year capital plan.
Estimated Cost: $22,000 - $30,000
Striping & ADA Markings
Maintenance
Parking striping is faded in multiple areas. ADA symbol markings need repainting.
Recommendation: Full lot restriping including ADA markings, fire lanes, and directional arrows.
Estimated Cost: $4,500 - $6,000
11. Elevators & Conveying Systems
Fair
The building has two (2) hydraulic passenger elevators manufactured by ThyssenKrupp, each with 3,500 lb capacity serving all four floors. Elevators are under full-service maintenance contract with Schindler.
☑
Elevator type (hydraulic, traction, MRL)
☑
Number of elevators
☑
Current inspection certificate
☑
Cab condition and finishes
☑
Door operation and alignment
☑
Machine room condition
☑
Emergency phone and alarm
☑
ADA compliance features
☐
Escalators (if present)
☐
Freight / service elevators
⚙ Components & Equipment
Elevator #1 - ThyssenKrupp Hydraulic
GOOD
Manufacturer: ThyssenKrupp
Year Installed: 2006
Estimated R U L: 5-8 years
3,500 lb capacity. Smooth operation. Cab finishes updated 2019.
Elevator #2 - ThyssenKrupp Hydraulic
FAIR
Manufacturer: ThyssenKrupp
Year Installed: 2006
Estimated R U L: 3-5 years
Oil seepage noted at hydraulic cylinder. Door alignment slightly off on 3rd floor.
⚠ Findings & Observations
Elevator #2 - Hydraulic Seal Leak
Major
Elevator #2 hydraulic cylinder is showing oil seepage at the packing gland seal. Oil containment pan is approximately 40% full. If seal failure progresses, elevator will lose pressure and go out of service.
Recommendation: Schedule hydraulic cylinder repacking with Schindler under maintenance contract. Install secondary containment pan. Monitor oil level weekly until repaired.
Estimated Cost: $8,000 - $12,000
Elevator Modernization Planning
Monitor
Both elevators are approaching 20 years of service. While currently functional, hydraulic elevator systems of this vintage typically require modernization between 20-25 years.
Recommendation: Begin budgeting for full elevator modernization within the next 5-year capital plan. Estimated modernization cost per car: $150,000-$200,000.
Estimated Cost: $300,000 - $400,000
The 3.2-acre site includes landscaped areas with mature plantings, concrete sidewalks, a stormwater retention pond (south side), perimeter fencing along the west boundary, and monument signage at the main entrance. Landscape maintenance is performed by a contract service on a weekly schedule.
☑
Site grading and drainage
☑
Stormwater management (retention, swales)
☑
Landscaping and irrigation
☑
Fencing and security gates
☑
Dumpster enclosures
☐
Exterior signage and monument signs
☐
Underground utilities (visible evidence)
☐
Outdoor seating / common areas
☐
Retaining walls
☐
Detention / retention ponds
⚙ Components & Equipment
Stormwater Retention Pond
GOOD
Year Installed: 2006
Estimated R U L: 20+ years
SFWMD-permitted retention area. Outfall control structure functional.
Concrete Sidewalks & Walkways
GOOD
Year Installed: 2006
Estimated R U L: 15+ years
Good condition. Minor settling at one (1) expansion joint near south entrance.
Year Installed: 2006
Estimated R U L: 10+ years
Automatic zones with rain sensor. Heads adjusted and operational.
⚠ Findings & Observations
Sidewalk Settling - South Entrance
Minor
One sidewalk section near the south entrance has settled approximately ¾" creating a trip hazard lip.
Recommendation: Mud-jack or replace the affected 4x4 sidewalk section to eliminate trip hazard.
Estimated Cost: $800 - $1,200
Landscape - Well Maintained
Positive
Landscape is professionally maintained with healthy mature plantings, clean beds, and functioning irrigation.
13. Loading Docks & Warehousing
Good
The building has one (1) recessed loading dock on the north side with a dock leveler, one (1) overhead coiling door, and a bumper system. A separate dumpster enclosure is adjacent. The service corridor connects to the freight elevator and main electrical/mechanical rooms.
☑
Dock doors (quantity, type, condition)
☑
Dock levelers and bumpers
☑
Dock seals and shelters
☑
Truck court condition
☑
Clear heights (warehouse areas)
☐
Column spacing
☐
Floor load capacity
☐
Warehouse lighting
☐
Racking systems (if permanently installed)
☐
Roll-up / sectional doors
⚙ Components & Equipment
Dock Leveler - Rite-Hite
GOOD
Manufacturer: Rite-Hite
Year Installed: 2006
Estimated R U L: 10+ years
Mechanical dock leveler. Springs and lip in good condition. Properly lubricated.
Overhead Coiling Door
GOOD
Year Installed: 2006
Estimated R U L: 10+ years
Wayne Dalton insulated coiling door. Motor and chain drive operational.
⚠ Findings & Observations
Dock Bumpers - Minor Wear
Maintenance
Dock bumper pads show moderate compression and surface wear from use.
Recommendation: Replace dock bumper pads during next scheduled maintenance cycle.
Estimated Cost: $600 - $900
14. Environmental Observations
Good
A visual environmental screening was conducted as part of this PCA. The building was constructed in 2006, which is after the regulatory phase-out of asbestos-containing materials (ACMs) and lead-based paint (LBP). No indicators of contamination, underground storage tanks, or hazardous material concerns were identified during the walk-through survey.
☑
Evidence of hazardous materials storage
☑
Asbestos-containing materials (visual only)
☑
Lead paint indicators (pre-1978 buildings)
☑
Underground storage tanks (evidence)
☐
Staining or contamination on site
☐
PCB-containing equipment (old transformers)
☐
Mold or biological growth
☐
Radon potential
☐
Disclaimer: Not a Phase I ESA
⚠ Findings & Observations
Transformer Pad - No Visible Staining
Info
The FPL pad-mounted transformer was visually inspected. No oil staining, leaking, or evidence of PCB contamination was observed.
Recommendation: Continue monitoring during routine grounds maintenance. Report any new staining to FPL.
IAQ - No Concerns
Positive
No visible mold, unusual odors, or indoor air quality concerns observed in any accessible areas of the building. HVAC air filtration is MERV-13.
15. Signage & Exterior Features
Good
Building signage includes a monument sign at the main entrance, building-mounted channel letters, and tenant directory board in the lobby. All illuminated signs operational. Wayfinding signage is ADA-compliant Braille placards.
☑
Monument / ground signage condition
☑
Building-mounted signs and attachments
☑
Illuminated signage (bulbs, ballasts, wiring)
☑
Wayfinding and directional signage
☐
Tenant identification signage
☐
ADA-compliant signage (exits, restrooms)
☐
Sign permits and code compliance
☐
Electrical connections to signs
☐
Fading, damage, or graffiti
☐
Digital / LED signage (if present)
⚙ Components & Equipment
Year Installed: 2019
Estimated R U L: 15+ years
LED-illuminated monument sign. Updated during 2019 renovation.
Channel Letter Signage
GOOD
Year Installed: 2006
Estimated R U L: 5-8 years
Building-mounted illuminated channel letters. Two (2) LED modules dim on 'C'.
⚠ Findings & Observations
Channel Letter - Dim LEDs
Cosmetic
Two LED modules in the building-mounted channel letter 'C' of 'Center' are dimmer than adjacent modules.
Recommendation: Replace dim LED modules. Consider full LED driver replacement for consistent illumination.
Estimated Cost: $400 - $700
16. Mechanical Systems
Good
Non-HVAC mechanical systems include domestic water booster pump, sewage ejector pump, garage exhaust fans, stairwell pressurization fans, and restroom exhaust systems. All systems observed in operational condition.
☑
Mechanical equipment inventory
☑
Overall mechanical systems condition
☑
Ventilation systems and fresh air intake
☑
Exhaust systems (kitchen, restroom, garage)
☑
Pumps and motors (sump, booster, circulating)
☐
Mechanical controls and automation
☐
Compressed air systems (if applicable)
☐
Process piping (visible portions)
☐
Mechanical room accessibility and organization
☐
Equipment maintenance records (if available)
☐
Vibration, noise, or overheating indicators
☐
Estimated remaining useful life per unit
⚙ Components & Equipment
Domestic Water Booster Pump
GOOD
Manufacturer: Grundfos
Year Installed: 2014
Estimated R U L: 8-10 years
VFD-controlled booster. Replaced in 2014. Operating within parameters.
Year Installed: 2006
Estimated R U L: 5-8 years
Duplex system with float controls. Both pumps operational. No alarm history.
Stairwell Pressurization Fans (2x)
GOOD
Year Installed: 2006
Estimated R U L: 10-15 years
Supply fans for stairwell pressurization. Both operational and tested.
⚠ Findings & Observations
Garage Exhaust Fan - Bearing Noise
Monitor
Lower garage exhaust fan is producing a faint bearing noise during operation. Currently functional but indicates early bearing wear.
Recommendation: Monitor monthly. Schedule bearing replacement during next quarterly maintenance period.
Estimated Cost: $1,200 - $1,800
17. General Observations & Summary
Good
The Treasure Coast Executive Center is a well-maintained Class A office building that reflects a generally proactive ownership approach to maintenance and capital investment. The 2019 lobby renovation significantly improved the building's market appeal. The primary capital concerns center around the aging roof membrane, HVAC equipment approaching end of life, and the critical ATS and fire alarm issues requiring immediate attention. With a structured 5-year capital improvement plan addressing the identified items, this property should maintain its competitive Class A positioning in the Treasure Coast market.
☑
Overall building condition assessment
☑
Deferred maintenance level (low / moderate / high)
☑
Capital expenditure priorities identified
☑
Energy efficiency observations and recommendations
☐
Security systems and access control
☐
Telecommunications infrastructure
☐
Building management / automation systems
☐
Tenant improvement condition (general)
☐
Insurance and risk observations
☐
Compliance with local ordinances (general)
☐
Recommendations for further specialized assessment
⚠ Findings & Observations
Overall Maintenance Program - Adequate
Positive
The property demonstrates an organized maintenance approach with service contracts in place for HVAC, elevator, fire alarm, landscaping, and janitorial. Maintenance records are available and current.
5-Year Capital Plan Recommended
Deferred Cost
Given the age of major building systems (roof, HVAC, elevators at 20 years), a comprehensive 5-year capital improvement plan is recommended to systematically address replacement needs while protecting the building's Class A positioning.
Recommendation: Develop a phased capital improvement plan prioritizing: (1) Immediate safety items, (2) Roof replacement, (3) HVAC phased replacement, (4) Elevator modernization planning. Estimated total 5-year capital need: $550,000 - $750,000.
Estimated Cost: $550,000 - $750,000
Compliance Observations Summary
This section consolidates all regulatory and code-related observations from the Fire & Life Safety, ADA Accessibility, and Environmental sections of this assessment. These are visual observations only and do not constitute formal code compliance audits, ADA surveys, or Phase I/II Environmental Site Assessments.
7
Total Compliance Findings
🔥
Fire & Life Safety
Fair
The building is fully sprinklered with a wet-pipe system fed by a dedicated 6" fire main. Fire alarm system is a Notifier NFS2-3030 addressable panel with smoke detectors, pull stations, horn/strobes, and elevator recall. The system is monitored 24/7 by a central station. Stairwells are pressurized....
| # |
Finding |
Severity |
Description |
Recommendation |
| 1 |
Fire Alarm Panel - Zone 7 Fault |
Critical |
The Notifier NFS2-3030 fire alarm panel is displaying a persistent trouble condition on Zone 7 (4th floor northeast wing). This zone encompasses 12 sm... |
IMMEDIATE: Dispatch fire alarm service contractor to diagnose and repair Zone 7 fault within 72 hours. Verify all detect... |
| 2 |
Stairwell B - Handrail Non-Compliance |
Deficient |
Stairwell B handrail terminates abruptly at the 2nd-floor landing without the required code extension. Additionally, the guardrail balusters on the 3r... |
Install code-compliant handrail extensions and replace non-conforming baluster section per Florida Building Code. |
| 3 |
Sprinkler System - Recently Serviced |
Positive |
Fire sprinkler system has been recently inspected and certified in compliance with NFPA 25. All flow switches, tamper switches, and alarm devices test... |
|
♿
ADA Accessibility
Good
The building generally meets ADA accessibility requirements with accessible parking, ramped entrances, accessible restrooms on each floor, and elevator access to all levels. Signage includes Braille placards at all rooms. The 2019 renovation brought the lobby and first-floor common areas into full c...
| # |
Finding |
Severity |
Description |
Recommendation |
| 1 |
Accessible Parking - Slope Concern |
Minor |
Two of five designated accessible parking spaces show cross-slope slightly exceeding the 2% maximum per ADA Standards §502.4. |
Mill and overlay the affected accessible parking spaces to restore compliant cross-slope. |
| 2 |
First Floor - Full ADA Compliance |
Positive |
The 2019 renovation brought all first-floor facilities into full ADA compliance including automatic door operators, compliant restrooms, and tactile w... |
|
🌿
Environmental
Good
A visual environmental screening was conducted as part of this PCA. The building was constructed in 2006, which is after the regulatory phase-out of asbestos-containing materials (ACMs) and lead-based paint (LBP). No indicators of contamination, underground storage tanks, or hazardous material conce...
| # |
Finding |
Severity |
Description |
Recommendation |
| 1 |
Transformer Pad - No Visible Staining |
Info |
The FPL pad-mounted transformer was visually inspected. No oil staining, leaking, or evidence of PCB contamination was observed. |
Continue monitoring during routine grounds maintenance. Report any new staining to FPL. |
| 2 |
IAQ - No Concerns |
Positive |
No visible mold, unusual odors, or indoor air quality concerns observed in any accessible areas of the building. HVAC air filtration is MERV-13. |
|
ⓘ Important Notice
These observations are based on a visual, walk-through survey and do not constitute formal compliance audits. For definitive compliance determinations, qualified professionals should be retained to perform full ADA surveys, fire code inspections, or Phase I/II Environmental Site Assessments as applicable.
Capital Expenditure & Deferred Maintenance Summary
The following table organizes all identified repair, replacement, and maintenance items by priority timeframe based on severity assessment. Cost estimates are approximate and intended for budgetary planning purposes only.
Immediate (0-6 months)
2 items
| System |
Item |
Severity |
Est. Cost |
| Electrical Systems |
ATS Transfer Switch Failure |
Critical |
$15,000 - $22,000 |
| Fire & Life Safety |
Fire Alarm Panel - Zone 7 Fault |
Critical |
$2,500 - $5,000 |
| Subtotal - Immediate (0-6 months): |
$22,250 |
Short-Term (6-24 months)
6 items
| System |
Item |
Severity |
Est. Cost |
| Roofing Systems |
TPO Membrane - End of Useful Life |
Major |
$145,000 - $185,000 |
| HVAC & Mechanical Systems |
RTU #3 Compressor Failure |
Major |
$35,000 - $45,000 |
| HVAC & Mechanical Systems |
RTU #4 High-Pressure Readings |
Repair Needed |
$1,500 - $3,000 |
| Fire & Life Safety |
Stairwell B - Handrail Non-Compliance |
Deficient |
$3,500 - $5,500 |
| Parking & Paving |
Main Parking Lot - Alligator Cracking |
Major |
$22,000 - $30,000 |
| Elevators & Conveying Systems |
Elevator #2 - Hydraulic Seal Leak |
Major |
$8,000 - $12,000 |
| Subtotal - Short-Term (6-24 months): |
$247,750 |
Mid-Term (2-5 years)
9 items
| System |
Item |
Severity |
Est. Cost |
| Roofing Systems |
Ponding Water - NW Corner |
Minor |
$3,500 - $5,000 |
| Building Envelope & Exterior |
Failed IGU Seals - 3rd Floor East |
Minor |
$2,200 - $3,000 |
| Structural Systems |
Minor Slab Cracking - Garage Level |
Minor |
$1,500 - $2,500 |
| Electrical Systems |
LED Lighting Upgrade Opportunity |
Upgrade Recommended |
$18,000 - $25,000 |
| Plumbing Systems |
Restroom Fixture Updates Needed |
Minor |
$4,500 - $6,500 |
| Interior Spaces & Finishes |
Ceiling Tile Staining - 2nd Floor |
Minor |
$300 - $500 |
| ADA Accessibility |
Accessible Parking - Slope Concern |
Minor |
$3,000 - $4,500 |
| Site & Grounds |
Sidewalk Settling - South Entrance |
Minor |
$800 - $1,200 |
| General Observations & Summary |
5-Year Capital Plan Recommended |
Deferred Cost |
$550,000 - $750,000 |
| Subtotal - Mid-Term (2-5 years): |
$691,000 |
Long-Term (5-10+ years)
4 items
| System |
Item |
Severity |
Est. Cost |
| Interior Spaces & Finishes |
VCT Replacement - High-Traffic Areas |
Cosmetic |
$12,000 - $16,000 |
| Elevators & Conveying Systems |
Elevator Modernization Planning |
Monitor |
$300,000 - $400,000 |
| Signage & Exterior Features |
Channel Letter - Dim LEDs |
Cosmetic |
$400 - $700 |
| Mechanical Systems |
Garage Exhaust Fan - Bearing Noise |
Monitor |
$1,200 - $1,800 |
| Subtotal - Long-Term (5-10+ years): |
$366,050 |
Ongoing Maintenance
4 items
| System |
Item |
Severity |
Est. Cost |
| Roofing Systems |
Roof Hatch Seal |
Maintenance |
$350 - $500 |
| Building Envelope & Exterior |
Exterior Sealant Maintenance |
Maintenance |
$8,000 - $12,000 |
| Parking & Paving |
Striping & ADA Markings |
Maintenance |
$4,500 - $6,000 |
| Loading Docks & Warehousing |
Dock Bumpers - Minor Wear |
Maintenance |
$600 - $900 |
| Subtotal - Ongoing Maintenance: |
$16,425 |
Total Estimated Capital Expenditure
Across all priority timeframes (midpoint of ranges used where applicable)
$1,343,475
⚠ Important Disclaimer
Cost estimates are approximate and based on current market conditions at the time of inspection. Actual costs may vary based on contractor availability, material prices, scope changes, and market conditions. It is recommended that formal bids be obtained from licensed, qualified contractors for all identified items prior to budgeting or repair execution.
Remaining Useful Life (RUL) Summary
The following matrix summarizes the estimated remaining useful life of major building systems and equipment. RUL estimates are based on industry standards, visual observation, and manufacturer specifications where available. Actual useful life may vary based on maintenance practices, usage patterns, and environmental conditions.
| System |
Component / Equipment |
Year Installed |
Approx. Age |
Condition |
Est. RUL |
| Roofing Systems |
TPO Membrane Roof System |
2006 |
20 yrs |
Fair |
0-2 years |
| Roofing Systems |
Roof Drainage - Internal Drains |
2006 |
20 yrs |
Good |
15+ years |
| Roofing Systems |
Metal Flashing & Copings |
2006 |
20 yrs |
Fair |
3-5 years |
| Building Envelope & Exterior |
Stucco Wall System |
2006 |
20 yrs |
Good |
15+ years |
| Building Envelope & Exterior |
Aluminum Curtain Wall - 1st Floor |
2019 |
7 yrs |
Excellent |
20+ years |
| Building Envelope & Exterior |
Window Systems - Floors 2-4 |
2006 |
20 yrs |
Good |
10-15 years |
| Building Envelope & Exterior |
Exterior Caulking & Sealants |
2019 |
7 yrs |
Fair |
3-5 years |
| Structural Systems |
Reinforced Concrete Foundation |
2006 |
20 yrs |
Good |
50+ years |
| Structural Systems |
Steel Frame - Columns & Beams |
2006 |
20 yrs |
Good |
50+ years |
| Structural Systems |
Composite Metal Deck |
2006 |
20 yrs |
Good |
50+ years |
| Electrical Systems |
Main Switchgear - Square D QED-2 |
2006 |
20 yrs |
Good |
15+ years |
| Electrical Systems |
Emergency Generator - 150kW Diesel |
2006 |
20 yrs |
Fair |
5-8 years |
| Electrical Systems |
Automatic Transfer Switch (ATS) |
2006 |
20 yrs |
Critical - Immediate Attention Required |
0 years |
| Electrical Systems |
Electrical Panels - Distribution |
2006 |
20 yrs |
Good |
20+ years |
| Plumbing Systems |
Domestic Water Main & BFP |
2006 |
20 yrs |
Good |
25+ years |
| Plumbing Systems |
Commercial Water Heaters (2x) |
2018 |
8 yrs |
Good |
5-7 years |
| Plumbing Systems |
Waste & Vent Piping |
2006 |
20 yrs |
Good |
30+ years |
| Plumbing Systems |
Grease Trap |
2006 |
20 yrs |
Fair |
10+ years |
| HVAC & Mechanical Systems |
RTU #1 - Carrier 25-Ton |
2006 |
20 yrs |
Good |
3-5 years |
| HVAC & Mechanical Systems |
RTU #2 - Carrier 25-Ton |
2006 |
20 yrs |
Good |
3-5 years |
| HVAC & Mechanical Systems |
RTU #3 - Carrier 15-Ton |
2006 |
20 yrs |
Poor |
0-1 years |
| HVAC & Mechanical Systems |
RTU #4 - Carrier 15-Ton |
2006 |
20 yrs |
Fair |
2-4 years |
| HVAC & Mechanical Systems |
Honeywell BAS Controls |
2015 |
11 yrs |
Good |
10+ years |
| Fire & Life Safety |
Fire Sprinkler System - Wet Pipe |
2006 |
20 yrs |
Good |
25+ years |
| Fire & Life Safety |
Fire Alarm Panel - Notifier NFS2-3030 |
2006 |
20 yrs |
Fair |
5-8 years |
| Fire & Life Safety |
Fire Pump - 500 GPM |
2006 |
20 yrs |
Good |
15+ years |
| Interior Spaces & Finishes |
Lobby & Common Area Finishes |
2019 |
7 yrs |
Excellent |
15+ years |
| Interior Spaces & Finishes |
Corridor Flooring - VCT |
2006 |
20 yrs |
Fair |
3-5 years |
| Interior Spaces & Finishes |
Ceiling System - 2x4 ACT |
2006 |
20 yrs |
Good |
10+ years |
| Parking & Paving |
Asphalt Parking - Main Lot |
2006 |
20 yrs |
Fair |
3-5 years |
| Parking & Paving |
Asphalt Parking - Overflow Lot |
2006 |
20 yrs |
Good |
5-8 years |
| Parking & Paving |
Parking Lot LED Lighting |
2017 |
9 yrs |
Excellent |
15+ years |
| Elevators & Conveying Systems |
Elevator #1 - ThyssenKrupp Hydraulic |
2006 |
20 yrs |
Good |
5-8 years |
| Elevators & Conveying Systems |
Elevator #2 - ThyssenKrupp Hydraulic |
2006 |
20 yrs |
Fair |
3-5 years |
| Site & Grounds |
Stormwater Retention Pond |
2006 |
20 yrs |
Good |
20+ years |
| Site & Grounds |
Concrete Sidewalks & Walkways |
2006 |
20 yrs |
Good |
15+ years |
| Site & Grounds |
Irrigation System |
2006 |
20 yrs |
Good |
10+ years |
| Loading Docks & Warehousing |
Dock Leveler - Rite-Hite |
2006 |
20 yrs |
Good |
10+ years |
| Loading Docks & Warehousing |
Overhead Coiling Door |
2006 |
20 yrs |
Good |
10+ years |
| Signage & Exterior Features |
Monument Sign |
2019 |
7 yrs |
Good |
15+ years |
| Signage & Exterior Features |
Channel Letter Signage |
2006 |
20 yrs |
Good |
5-8 years |
| Mechanical Systems |
Domestic Water Booster Pump |
2014 |
12 yrs |
Good |
8-10 years |
| Mechanical Systems |
Sewage Ejector Pump |
2006 |
20 yrs |
Good |
5-8 years |
| Mechanical Systems |
Stairwell Pressurization Fans (2x) |
2006 |
20 yrs |
Good |
10-15 years |
End of Life / Replacement Needed
Near End of Life (1-3 years)
Serviceable Life Remaining
RUL = Remaining Useful Life. Estimates are based on industry-standard expected service life for equipment type and observed condition. These are planning estimates only and should be verified with manufacturer specifications and service records.
Building Systems Lifecycle Timeline
Visual representation of each system's current age relative to its expected useful life. Systems exceeding their expected lifespan are highlighted for priority replacement planning.
Corridor Flooring - VCT - Interior Spaces & Finishes
20 yrs of 15 yr expected
⚠ 120% - PAST EXPECTED LIFE
Sewage Ejector Pump - Mechanical Systems
20 yrs of 15 yr expected
⚠ 120% - PAST EXPECTED LIFE
RTU #1 - Carrier 25-Ton - HVAC & Mechanical Systems
20 yrs of 20 yr expected
RTU #2 - Carrier 25-Ton - HVAC & Mechanical Systems
20 yrs of 20 yr expected
RTU #3 - Carrier 15-Ton - HVAC & Mechanical Systems
20 yrs of 20 yr expected
RTU #4 - Carrier 15-Ton - HVAC & Mechanical Systems
20 yrs of 20 yr expected
Ceiling System - 2x4 ACT - Interior Spaces & Finishes
20 yrs of 20 yr expected
Asphalt Parking - Main Lot - Parking & Paving
20 yrs of 20 yr expected
Asphalt Parking - Overflow Lot - Parking & Paving
20 yrs of 20 yr expected
TPO Membrane Roof System - Roofing Systems
20 yrs of 25 yr expected
Roof Drainage - Internal Drains - Roofing Systems
20 yrs of 25 yr expected
Metal Flashing & Copings - Roofing Systems
20 yrs of 25 yr expected
Window Systems - Floors 2-4 - Building Envelope & Exterior
20 yrs of 25 yr expected
Steel Frame - Columns & Beams - Structural Systems
20 yrs of 25 yr expected
Composite Metal Deck - Structural Systems
20 yrs of 25 yr expected
Emergency Generator - 150kW Diesel - Electrical Systems
20 yrs of 25 yr expected
Automatic Transfer Switch (ATS) - Electrical Systems
20 yrs of 25 yr expected
Domestic Water Main & BFP - Plumbing Systems
20 yrs of 25 yr expected
Waste & Vent Piping - Plumbing Systems
20 yrs of 25 yr expected
Grease Trap - Plumbing Systems
20 yrs of 25 yr expected
Fire Pump - 500 GPM - Fire & Life Safety
20 yrs of 25 yr expected
Elevator #1 - ThyssenKrupp Hydraulic - Elevators & Conveying Systems
20 yrs of 25 yr expected
Elevator #2 - ThyssenKrupp Hydraulic - Elevators & Conveying Systems
20 yrs of 25 yr expected
Stormwater Retention Pond - Site & Grounds
20 yrs of 25 yr expected
Irrigation System - Site & Grounds
20 yrs of 25 yr expected
Dock Leveler - Rite-Hite - Loading Docks & Warehousing
20 yrs of 25 yr expected
Overhead Coiling Door - Loading Docks & Warehousing
20 yrs of 25 yr expected
Channel Letter Signage - Signage & Exterior Features
20 yrs of 25 yr expected
Domestic Water Booster Pump - Mechanical Systems
12 yrs of 15 yr expected
Stairwell Pressurization Fans (2x) - Mechanical Systems
20 yrs of 25 yr expected
Reinforced Concrete Foundation - Structural Systems
20 yrs of 30 yr expected
Electrical Panels - Distribution - Electrical Systems
20 yrs of 30 yr expected
Commercial Water Heaters (2x) - Plumbing Systems
8 yrs of 12 yr expected
Fire Alarm Panel - Notifier NFS2-3030 - Fire & Life Safety
20 yrs of 30 yr expected
Concrete Sidewalks & Walkways - Site & Grounds
20 yrs of 30 yr expected
Main Switchgear - Square D QED-2 - Electrical Systems
20 yrs of 35 yr expected
Stucco Wall System - Building Envelope & Exterior
20 yrs of 40 yr expected
Parking Lot LED Lighting - Parking & Paving
9 yrs of 20 yr expected
Honeywell BAS Controls - HVAC & Mechanical Systems
11 yrs of 25 yr expected
Fire Sprinkler System - Wet Pipe - Fire & Life Safety
20 yrs of 50 yr expected
Aluminum Curtain Wall - 1st Floor - Building Envelope & Exterior
7 yrs of 25 yr expected
Lobby & Common Area Finishes - Interior Spaces & Finishes
7 yrs of 25 yr expected
Monument Sign - Signage & Exterior Features
7 yrs of 25 yr expected
Exterior Caulking & Sealants - Building Envelope & Exterior
7 yrs of 30 yr expected
0-49% Life Used
50-74% Life Used
75-99% Life Used
Past Expected Life
Expected lifespan values are based on industry-standard averages (ASHRAE, BOMA, InterNACHI). Actual service life varies with maintenance, climate, and usage.
Limitations & Disclaimers
This inspection was performed in accordance with the International Standards of Practice for Inspecting Commercial Properties (ComSOP) as adopted by the Commercial Property Inspectors Association (CCPIA) and consistent with ASTM E2018 guidelines for Property Condition Assessments.
Scope Limitations: This report is a visual, walk-through survey of the property's readily accessible areas and systems. It does not include destructive testing, engineering analysis, code compliance audits, environmental testing (Phase I/II ESA), detailed ADA compliance audits, or specialized testing for hazardous materials including asbestos, lead, mold, or radon.
Concealed Conditions: The inspector cannot identify conditions that are concealed behind walls, above ceilings, below floors, underground, or otherwise inaccessible at the time of inspection.
Environmental Disclaimer: This report does not constitute a Phase I Environmental Site Assessment.
Cost Estimates: Any cost estimates provided are approximate and intended for budgetary planning purposes only. Actual costs may vary based on contractor availability, material costs, scope refinement, and market conditions. Formal bids from licensed contractors are recommended for all repairs.
Remaining Useful Life (RUL): RUL estimates are based on industry standards and visual observation. Actual useful life may vary based on maintenance history, usage, and environmental factors.
