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BAI Services Inc.

Inspection Specialists / Environmental Consultants

6508 Dash Point Blvd. NE., Tacoma, WA, 98422

Office: 253-927-5935 - Fax: 866-217-7088

BAISESI940RM # 1497

baiservices@qwestoffice.net

 

New Inspection Services for 2013

 FACILITY MAINTENANCE INSPECTION:

 

No matter what type of commercial building you may own or oversee, a well maintained building is more efficient and less expensive to operate. More importantly, preventative maintenance can save building owners from the exorbitant cost and inconvenience associated with unanticipated failures in systems and components. An ounce of prevention is worth a pound of cure. This adage undoubtedly applies to building maintenance.

There are many disadvantages to repairing items only after breakdown has occurred, as opposed to heading off issues in advance with preventative maintenance. Some of the unintended consequences are:

Relatively minor maintenance issues, such as a clogged roof drain or a small roof leak may go unnoticed for a long time while doing major damage to structural members and expensive equipment. Costly replacement becomes necessary where routine servicing could have extended the useful life of the component. Conversely, frequent servicing may be performed out of routine where it may be more cost effective to replace. Owners face economic hardship when major expenditures are unplanned and unbudgeted. Business operations are disrupted by unexpected shut downs or failures. Tenants are disgruntled because work must be done with little notice, during inconvenient times. Cost of repairs can be greater because there is no time for competitive bidding. Work may be performed by less qualified contractors since hiring is based on immediate availability over more important criteria. Parts may not be available locally and/or on short notice, and expedited delivery from non-regional suppliers can be complicated and costly. Buildings rarely remain in the condition they were in when first built or purchased as time, weather, and use all take their toll. A proactive approach to maintenance makes good financial sense.

Our maintenance inspections can help by providing decision makers the information necessary to plan and budget, including:

  • The current condition of the building and its major components
  • Remaining useful life of major components, such as roofing and HVAC equipment
  • Detailed list of deficiencies, including those that require immediate attention for health and safety reasons
  • Recommendations for upgrade, repairs or replacement--required immediately, in 1-5 years and 5-10 years
  • Cost estimate for significant items for budgeting purposes
  • Assistance with establishing maintenance schedule, as needed
  • Gathering pertinent data required to begin implementation of computerized maintenance management system (CMMS), as needed
  • Gathering real time data to update information in currently used CMMS, as needed
  • ADA compliance survey, as needed
  • Consultation on specific areas of concern

In addition to addressing specific concerns about the building, our facility maintenance inspections include the evaluation of the following components:

  • Structure – concrete, steel and wood components
  • Roof system -- surface material, condition, age and remaining useful life
  • Building envelope – roof and sidewalls including windows and doors
  • Interior finishes – floors, walls and ceilings
  • Heating, ventilation and air conditioning
  • Electrical system and components
  • Plumbing system and fixtures
  • Fire suppression and life safety systems
  • Landscaping
  • Hardscape - walks, roadways, drives, parking areas
  • Storm water drainage

Benefits:

The benefits of hiring an independent third-party inspection company are many, including:

  • Hiring an inspection company to perform periodic maintenance inspections can be more cost effective than retaining a dedicated facility engineer.
  • We are completely unbiased in our evaluations. Because we are not contractors and do not perform any of the work ourselves, we do not benefit from recommending expensive replacements or unnecessarily frequent servicing of equipment. Clients can be rest assured that we have their best interest in mind.
  • Prevent Injuries to personnel and / or Customers
  • Prevent Labor & Industries Safety Violations & Fines.
  • Early Detection of Health Hazards like Mold, Mildew & Moisture Damage.
  • Early Detection of Structural Damages caused by Earth, Weather & Geo Physical Forces.
  • Protects Property & Preserve Human Health.

 

LEASE INSPECTIONS:  

In a triple net lease, the Lessee (tenant) pays the Lessor (landlord) rent, taxes, insurance, and the Lessee’s share of maintenance expenses for the property. While the rent is mutually established upfront and the projected cost for taxes and insurance can be reasonably estimated based on current costs, estimating and budgeting for future maintenance costs can be difficult without knowing the condition of the building and its components.

Include the evaluation of all major components in a building, which establishes the components’ current condition, remaining design life, and any immediate and future repairs that are necessary. This type of inspection includes the evaluation of the following components:

  • Structure – concrete, steel and wood components
  • Roof system -- surface material, condition, age and remaining useful life
  • Building envelope – roof and sidewalls including windows and doors
  • Interior finishes – floors, walls and ceilings
  • Heating, ventilation and air conditioning
  • Electrical system and components
  • Plumbing system and fixtures
  • Fire suppression and life safety systems
  • Landscaping
  • Hardscape - walks, roadways, drives, parking areas
  • Storm water drainage

A lease inspection can have many advantages for the Lessee and/or the Lessor.

Some advantages of a third-party pre-lease inspection for the Lessee:

  • Benefits:

    Some advantages of a third-party pre-lease inspection for the Lessor:

    • Let us help you avoid the cost and headaches of potential disputes and litigation by objectively documenting the property's condition prior to occupancy.
    • Verification that components are functioning and suitable for intended use.
    • Knowing the condition of the property and its components prior to occupancy could protect Lessee from assuming liability associated with existing defects or premature failure of components.
    • Understanding long-term maintenance requirements and related costs can be useful for budgeting purposes in NNN leases.
    • Establishing a baseline condition for the property prior to leasing may help owners recover costs for damages incurred during occupancy.
    • Property condition assessment can help owners understand and set/monitor maintenance guidelines expected of tenant in NNN lease.

    What is a NNN Lease Agreement?

    In United States real estate business, "Net Lease" is a term used to signify a lease structure in which the tenant or lessee is responsible for paying a portion of or all of the common expenses related to real estate ownership, in addition to base rent. Real estate related expenses associated with ownership are divided into three categories referred to as the three nets which are property taxes, insurance, and maintenance. The rent collected under a net lease is net of expenses. It therefore tends to be lower than, for instance, rent charged under a gross lease. Net lease types include single net, double net, triple net and even bondable triple net leases. The term "net lease" is often used as a shorthand expression when referring to NNN leases.

    An NNN Lease is a net lease, structured as a turnkey investment property in which the tenant is responsible for paying the three major expenses associated with commercial real estate ownership "NNN" stands for "Net-Net-Net", is pronounced "Triple Net" and represents the three most common, consequential real estate related expenses. The rent the landlord receives from the tenant is in effect net of expenses.

    Note inspections are designed for your specific needs and all of our fees are based on size and complexity of your specific site.

    Please don’t hesitate to contact us at your earliest convenience. We will be happy to answer any inquiry or concern.

    We look forward to serving your inspection needs. Contact us direct for quote at www.baiservicesinc.com. Or like us on facebook.

    Contact the BAI Team Today!

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