|
How to Inspect Commercial / Industrial Buildings.
Prepared by Ed. R.R. Witzke, B.A., B.
Arch.,A.Sc.T.,C.P.I Copyright by Ed. R.R. Witzke.
According to Ed Witzke,
you too can be a building inspector
aka Basic Building Inspector 101
|
 |
- Document everything, including visual
observations and verbal conversations.
- Obtain all site plans and surveys;
architectural, structural, mechanical, plumbing, electrical and
fire protection drawings as built, specifications, guarantees, and
warranties; all service manuals, log books, checklists.
- Review all building management
documentation.
- Obtain a list of all engineers, designers,
consultants, trades people involved in the building
- Review all obtainable documentation at City
Hall in regards to the building.
- Be careful that you as an appraiser,
inspector, auditor, evaluator and/or consultant doing the work
won’t get sued. (If in doubt, consult with someone that
knows). In life you will never know everything. Don’t
rely on realtors to do you research.
- Don’t forget to make use of your senses.
What do you hear, smell, feel and taste when you look at a
building?
- Never use inspectors recommended by
realtors. Why? Do you really think that a realtor is going to
select an inspector that will work in your best interest? There is
a difference between a thorough inspection and a superficial one.
Ed Witzke’s factors
affecting the viability of any commercial/industrial building.
- Location, zoning, weather and seasonal
conditions
- Demographic, geographic, economic and
current market conditions.
- Occupant use and type of use during the
day/night.
- Land value and resale value.
- Replacement cost of building and equipment
- Simplicity of operation of building, simple
payback.
- Salvage value of material available when
building is replaced.
- Age and remaining useful life of the
building materials, components and equipment.
- Cost of maintaining the building and
equipment. Maintenance requirements and equipment
reliability.
- Financial aspects (eg. Interest rates on
borrowed money)
- Total operational costs of the building and
equipment.
- Inflation rates (eg. Labor, maintenance,
replacement costs)
- Energy consuming systems and the cost of
energy (eg fuel, hydro, etc)
- Building age, size, type, shape,
configuration, orientation (to wind, sunlight, rain, snow, etc),
design and color of the building.
Ed Witzke’s list of common
problems encountered with any commercial/industrial building.
|
 |
 |
- Wear and tear of floors, ceilings and
elevators caused by occupants/client traffic.
- Worn-out components due to occupant use
and/or metal fatigue.
- Chemical reactions (internal and external)
between building materials and the environment. Certain
substances and/or metals simply don’t get along with each other.
Result: weakening and possible destruction of the materials.
- Corrosion/rust and abrasion.
- Sources of static electricity which could
affect sensitive electronic equipment.
- Contaminated, polluted air due to air
leakage and faulty ventilation systems.
- Premature degradation of materials and
equipment due to numerous reasons.
- Moisture, dampness, water leakage and
seepage into the structure from both above and below ground
levels. Drainage and soil problems.
- Overheating and /or over cooling of areas.
- Noise and vibration in interior and exterior
areas.
- Structural failure, settlement, cracking,
shifting, movement, wind and seismic stresses.
- Roof deterioration and leakage.
- Plumbing leaks and domestic water
contamination (hard and soft water), electrolysis, galvanic or
chemical reaction of no-compatible or different metals and /or
materials, fire-sprinkle pipe leaks.
- Electrical inadequacies, shorts, overload.
- Design loads of structure.
Ed Witzke’s Two Dozen (plus change) items
you want to find in any commercial/industrial building.
|
 |
 |
- Made of quality/durable materials.
- Structural performance. Vermin free.
- Water exclusion from the ground, roof and
plumbing pipes.
- Interior has daylight, views,
non-conflicting traffic patterns.
- Natural ventilation through the windows.
Mechanical ventilation through fans.
- Thermal performance: cool in summer, warm in
winter.
- Access (eg. Doors, windows, fire escape,
child safety).
- Chemical free building materials.
- Health, safety, security, privacy, fire-safe
environment.
- Noise exclusion: interior and exterior.
- Appearance: design of interior and exterior.
- Maintenance-free and low operational costs.
Easy access to everything in the building.
- Good site, soil and drainage conditions.
- Wind/rain exclusion.
- Efficient design allows for expansibility,
flexibility
- Physical comfort and well being
- Waste disposal.
- Compatible zoning regulations – few
restrictions on buildings
- Multiple use of spaces
- Aesthetic and emotional values.
- Intercommunication systems/clocks.
|
