Attachment A - Facility Assessment.pdf

BBACA ENGINEERING, LLC
PROPERTY CONDITION ASSESSMENT
CAPITAL MALL BUILDING
COMMERCIAL OFFICE PROPERTY
747 W VAN BUREN
PHOENIX, AZ. 85007
Prepared for:
CITY OF PHOENIX PARKS & RECREATION
C/O ROBERT GALLEGOS
2700 N 15
TH AVENUE
PHOENIX, AZ. 85007
JUNE 27 – JULY 28, 2018
Report: 180627-1081RB
Page 1 of 48
BBACA ENGINEERING, LLC. HOME & BUILDING INSPECTION SPECIALISTS
2401 E. TAXIDEA WAY
PHOENIX, AZ. 85048 480-706-6222
Attachment A

CONTENTS
1.0 EXECUTIVE SUMMARY.................................................................3
1.1 GENERAL DESCRIPTION..........................................................................3
1.2 PROPERTY PROFILE................................................................................3
1.3 GENERAL CONDITION.............................................................................3
1.4 MATERIAL DEFICIENCIES .......................................................................3
1.5 RECOMMENDATIONS..............................................................................3
2.0 PURPOSE & SCOPE..........................................................................4
2.1 PURPOSE ................................................................................................4
2.2 SCOPE & METHODOLOGY.......................................................................4
2.3 SOURCES OF INFORMATION....................................................................4
2.4 STANDARDS OF REFERENCE...................................................................4
3.0 DESCRIPTION...................................................................................5
4.0 SITE IMPROVEMENTS ...................................................................5
4.1 TOPOGRAPHY.........................................................................................5
4.2 STORM DRAINAGE..................................................................................6
4.3 PAVING & CURBING...............................................................................6
4.4 FLATWORK.............................................................................................7
4.5 LANDSCAPING & APPURTENANCES ........................................................7
5.0 STRUCTURE & EXTERIOR............................................................8
5.1 SUBSTRUCTURE......................................................................................8
5.2 SUPERSTRUCTURE..................................................................................8
5.3 EXTERIOR...............................................................................................8
5.4 ROOFING ..............................................................................................10
6.0 MECHANICAL SYSTEMS.............................................................10
6.1 PLUMBING SYSTEMS ............................................................................10
6.2 HVAC SYSTEMS..................................................................................11
6.3 ELECTRICAL SYSTEMS..........................................................................13
7.0 SPECIAL SYSTEMS........................................................................14
7.1 VERTICAL TRANSPORTATION ...............................................................14
7.2 SECURITY SYSTEMS .............................................................................14
7.3 FIRE PROTECTION & LIFE SAFETY........................................................14
8.0 INTERIOR ELEMENTS..................................................................15
9.0 MISCELLANEOUS..........................................................................17
9.1 AMENITIES ...........................................................................................17
9.2 ADA COMPLIANCE ..............................................................................17
9.3 REGULATORY COMPLIANCE .................................................................18
9.4 MAINTENANCE.....................................................................................18
10.0 LIMITATIONS ...............................................................................18
Attachments:  A. Site Layout.  B. Map.  C. Certificate of Occupancy/ 
Permits/ or Records Search Results
Appendix A: PHOTOGRAPHS
Appendix B:  REFERENCES USED AS PART OF INSPECTION
Appendix C:   QUALIFICATIONS OF THE LEAD ENGINEER
Appendix D:  ESTIMATED REPAIR/ OR REPLACEMENT COSTS

BBACA ENGINEERING, LLC
Page 3 of 48
Home & Building Inspection Specialists
1.0
EXECUTIVE SUMMARY
1.1
General Description
1.2
Property Profile
A Property Condition Assessment (PCA) was completed on the building at 
747 W Van Buren in Phoenix, AZ. on behalf of City of Phoenix and in care 
of Robert Gallegos. The report that follows is based on that inspection.  
The property consists of a single-story building in a commercial/ residential
office/ park development.  Per Maricopa County assessor the building is 
developed on one parcel number 112-03-095A and zoned R-5 (Multiple 
Family Residence; Detached SF 5 to 6.5 or 12 w/bonus, Attached 43.5 to 
45.68 or 52.2 w/bonus) are intended to provide for commercial/ or 
residential uses concerned with office/ or residential activities in locations 
where there is adequate access to major arterials or highways.
The building is located approximately 0.25 miles due west of central and 
downtown Phoenix, AZ. The immediate vicinity is a complex of other 
similarly built and of age and zoned buildings and residential properties.
The commercial office/ residential properties within the development 
include a mixture of professional services and wholesale distribution.
The property consists of a single building roughly rectangular in shape and 
which currently reside one tenant (see photos and layout).  The building 
total space occupies approximately 2,600 – 2,900 square feet in size and 
occupied by Capitol Mall Association respectively.
The site incorporates surface parking to the building in asphalt parking 
areas directly to the rear of the building (see photos).  It is not known if this 
is dedicated to the building as it is not included within the parcel.  There is 
access to the development and building itself from cuts in the curbing off of 
North 9th Avenue to the west of the building and west edge of the 
development (see photos). The site is generally level.
The apparent intended use of the building is as professional services 
business.  The actual use of the building is consistent with the apparent 
design intent. Per information obtained the building was reportedly built 
and first occupied in the year 1937 and is therefore approximately eighty-
one years in age.
Weather at the time of the inspection was sunny with a temperature of 
approximately 100º F.
1.3
General Condition
It is our opinion the overall condition of the building is fair to poor, as 
defined in Section 2.4 of this document where many systems are obsolete 
or have failed or cannot be relied upon to continue performing its original 
function as a result of having exceeded its expected performance,
Component repair or replacement is recommended to prevent further 
deterioration, upgrade the building where applicable and for overall safety 
of tenants.  The building maintenance appears minimal and inadequate.
ADA compliance is non-existent which is consistent with its age, therefore 
repairs are anticipated in that regard at this time.   
1.4
Material Deficiencies
1.5
Recommendations
Summary
Recommended
Repairs
Recommended
Immediately
Recommended
First Year
Recommended
Years 2—5
Total:
$61,600 –
89,650
$3,900 – 5,000
$31,400 –
43,100
o
See Appendix D for itemized list of Recommendations & Cost of Repairs
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 4 of 48
Home & Building Inspection Specialists
2.0
PURPOSE & SCOPE
2.1
Purpose
The purpose of this Property Condition Assessment (PCA) is to determine 
the current condition of the building, including: interiors, mechanical and 
electrical equipment, building envelope, and to some extent the paved areas, 
utilities, and site improvements. It is intended to be used in support of real 
estate transactions where the client is entering a sale, lease renewal, or build-
out of the building and wishes to know the current condition.
2.2
Scope & Methodology
This PCA has been performed according to the scope as generally explained 
by Ralph G. Baca, P.E. of BBaca Engineering in Phoenix, AZ.  The survey 
is based on an examination of the building, site, and, office spaces.  In 
addition, we pay special attention to the visible parts of the foundation, the 
roof, the exterior walls, any steel framing, mechanical systems, exterior 
doors and windows, paved areas and utilities as they pertain to the subject 
area.
The report contains the following:
o
A description of the building, components, and systems and the 
conditions that may limit their expected useful life.
o
Information about significant deficiencies, deferred maintenance items, 
and material code violations based on a visual survey of the building 
and grounds, research of documents, and conversations with people 
who have knowledge about the facility.
The statements in the report are opinions about the present condition of the 
subject property. They are based on visual evidence available during an 
inspection of all reasonably accessible areas. We did not remove any surface 
materials, perform any destructive testing, or move any furnishings. The 
study is not an exhaustive technical evaluation. Such an evaluation would 
entail a significantly larger scope than this effort. For additional limitations, 
see Section 10.0.
2.3
Additional Sources of Information
The following people were interviewed during our survey:
1.
Shannon Dubasik, Executive Director
Capitol Mall Association
(602) 340-0745
shannon@capitolmall.org
2.
Robert Gallegos, Park Manager
City Of Phoenix
2605 N 15th Avenue
Phoenix, AZ. 85007.
602-261-8993
robert.gallegos@phoenix.gov
3.
City of Phoenix 
Planning & Development
602-262-7811
2.4
Standards of Reference
For your reference, the following definitions may be helpful:
Excellent: Component or system is in “as new” condition, requiring no 
rehabilitation and should perform in accordance with expected performance.
Good: Component or system is sound and performing its function, although 
it may show signs of normal wear and tear. Some minor rehabilitation work 
may be required.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 5 of 48
Home & Building Inspection Specialists
Fair: Component or system falls into one or more of the following 
categories: a) Evidence of previous repairs not in compliance with 
commonly accepted practice, b) Workmanship not in compliance with 
commonly accepted standards, c) Component or system is obsolete, d) 
Component or system approaching end of expected performance. Repair or 
replacement is required to prevent further deterioration or to prolong 
expected life.
Poor: Component or system has either failed or cannot be relied upon to 
continue performing its original function as a result of having exceeded its 
expected performance, excessive deferred maintenance, or state of disrepair. 
Present condition could contribute to or cause the deterioration of other 
adjoining elements or systems. Repair or replacement is required.
Adequate: A component or system is of a capacity that is defined as enough 
for what is required, sufficient, suitable, and/or conforms to standard 
construction practices.
All ratings are determined by comparison to other buildings of similar age 
and construction type.
All directions (left, right, rear, etc.) are taken from the viewpoint of an 
observer standing in front of the building and facing it.
3.0
DESCRIPTION
A Property Condition Assessment (PCA) was completed of 747 W Van 
Buren in Phoenix, AZ. on behalf of City of Phoenix and in care of Robert 
Gallegos. The report that follows is based on that inspection.  
The property is served by the following utilities and providers:
UTILITIES AND PROVIDERS
Potable Water
City of Phoenix
Sewer
City of Phoenix
Storm Sewer
City of Phoenix
Electricity
Arizona Public Service
Gas
Southwest Gas
Phone
Unknown
Trash
City of Phoenix
Table 3: Utilities and Providers
4.0
SITE IMPROVEMENTS
4.1
Topography
Description
The site is generally level. The areas immediately surrounding the building 
slope away from the building (see photos).
Observations & Comments
The drainage around the property is good with no major repairs required at 
this time.
o
The site grading at the front side area of the building site shows signs of 
poor drainage. We recommend that this area be monitored for drainage 
performance and repaired as necessary (see photos).
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 6 of 48
Home & Building Inspection Specialists
o
We did not observe any indications of major problems with drainage on 
the property nor do we anticipate the need for major drainage repairs 
within the next two to five years.
4.2
Storm Drainage
Description
Storm drainage is via water sheet/ or surface runoff from the roof drains and 
parking lot areas to storm drains or landscaped areas along with the public 
street(s) along its west and north edge property areas (see photos).
It is 
assumed that storm drains filter water to the municipal or county sewer 
system.
Observations & Comments
We did not observe any indications of problems with storm drainage on the 
property nor do we anticipate the need for major drainage repairs within the 
next two to five years.
4.3
Paving & Curbing
PAVING & CURBING
Type of Paving
Asphalt
Type of Curbing
Concrete
Number of Parking Spaces
Approximately 11 along the rear or south, all uncovered 
and including one designated handicap space at its SW 
Parking Spaces/Floor
11/ floor
Table 4: Parking Area
Description
The parking and circulation lanes are asphaltic. There are approximately 
eleven dedicated and uncovered parking spaces around the building 
perimeter, including one designated handicap space at its SW corner (see 
photos). It is not known whether this parking lot is dedicated to the building 
as the county assessor shows it not belonging to the parcel itself. During our 
inspection the parking lot was approximately 0% full.  
There is no street parking beyond that provided around the building and 
property.  There is a public road North 9th Avenue along the west edge of 
the property where cuts in the curbing provide access to the parking lot and 
building from these areas (see photos).
Signage for the professional office development is provided along the rear 
or south upper wall of the property top east corner (see photos).
Lighting for the outer perimeter of the buildings is provided by exterior wall 
mounted lights around the perimeter of the buildings as well as public pole 
mounted lights along West Van Buren (see photos).
Observations & Comments
The parking surfaces and striping are in good condition however repairs of a 
general or deferred maintenance area recommended at this time. 
o
Typically a sealcoat is applied along with re-striping every five to seven 
years.  Since the parking lot may be common we anticipate you will 
have an assessment for this to be completed along with other building 
tenants.  We anticipate the need for sealcoat and re-striping as part of 
general or deferred maintenance (see photos).
o
Continued and periodic sealing and striping is recommended as part of 
general or deferred maintenance. 
There is one designated ‘Handicap’ parking places present as noted above 
(see photos).  It is located at the SW corner of the parking lot with direct 
access to the sidewalk public walkway along its west edge. There is no 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 7 of 48
Home & Building Inspection Specialists
‘direct’ access to the building nor is there a ramp for handicap access to the 
entrance of the building.  It is not known if this number is adequate for 
normal business operations, however the number does meet a 4% of total 
parking space requirement for parking lots of less than 200 spaces in size.  
Also, there was one ‘Van Accessible’ parking space and it was noted as 
such.  This is discussed in more detail in the ‘ADA Compliance’ section.
The signage on the rear exterior upper east end wall was in fair condition 
with repair or upgrade recommended (see photos).  
o
The sign is older and showing signs of wear and deterioration.  We
anticipate the need for a new sign or signage when the building is next 
painted or in a change of tenants. 
The dedicated lights and pole-mounted lights for the parking lot areas could 
not be tested in the daylight, however they are in good physical condition 
with no repairs recommended.  
o
We anticipate minor repairs that of a general or deferred maintenance 
nature, i.e. changing of bulbs, repair of broken covers, etc.
4.4
Flatwork
Description
There are concrete and flagstone walkways along the front and west edge of 
the building (see photos).
There are cuts from the public street West Ninth Avenue along the property
or building west edge and cuts in the curbing along the property west edge 
for vehicle entry to the parking lot/ building access site.
There are concrete curbs/ or curbing along the exterior parking lot and 
designated parking space areas (see photos).
Observations & Comments
The flatwork is in good condition considering its age with no repairs 
recommended at this time. 
o
We do not anticipate the need for any major repairs or replacement 
within the next two to five years other than that of general maintenance 
such as the replacement of broken or repair of displaced concrete.
The concrete curbs and curbing are in good condition and no repairs or 
replacement is required at this time.     
o
We do not anticipate the need for any major repairs or replacement 
within the next two to five years other than that of general maintenance 
such as the replacement of broken or repair of displaced concrete curbs/ 
or curbing (see photos).
4.5
Landscaping & Appurtenances
Description
There was limited landscaping present on the site.  
Landscaping consists of a gravel coated landscaped areas around the 
perimeter of the building and that contain small desert bushes and trees (see 
photos).  
Observations & Comments
In general, the landscaping for the main building and property is in good 
condition and appears to be maintained
o
We do not anticipate the need for major repairs or replacement within 
the next 2 - 5 years other than that of general or deferred maintenance.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 8 of 48
Home & Building Inspection Specialists
The sprinkler system viewed and is not in operating condition and therefore 
repairs are recommended at this time.
o
There was a previous sprinkler system controller mounted on the east 
exterior wall but which had been removed (see photos).  This did not 
allow the system to be tested.  In addition there was a water leak in the 
water supply line to the valve(s).  Extensive or a complete installation 
will be required for a properly operating sprinkler system.  
o
Periodic maintenance is required as typically drip/ or grass nozzles tend 
to wear/ or get plugged with debris and require repair.  
5.0
STRUCTURE & EXTERIOR
5.1
Substructure
Description
No design drawings were available to determine the exact nature of the 
foundation. The foundation system from visual clues likely consists of a 
concrete slab-on-grade structure.  Concrete foundation pour depths usually 
vary widely, but the minimum depth is 12 or more inches below the top of 
the slab.  The floor slabs consist of a conventionally typically consist of a 
reinforced mat slab-on-grade.  
Observations & Comments
The substructure is sound and where visible, in good condition considering 
the age of the building, with no repairs recommended.  
o
We noted essentially no secondary evidence that would be indicative of 
foundation movement such as excessive cracks in the exterior wall 
siding, gaps or separations, distorted window frames/ or inoperative 
doors.  
5.2
Superstructure
Description
The property resides in a single building roughly rectangular in shape which 
currently includes one tenant and whose total space occupies approximately 
2,600 – 2,900 square feet in size. It is situated in a commercial office/ or 
residential development with a parking lot area along the rear of the building 
(see photos and layout).
Roof framing for the office spaces consists of metal trusses spanning across 
exterior masonry walls (see photos).  There did not appear to be an 
insulation noted above the ceiling areas, which prevented most of the roof 
substrate from being visually inspected.  The roof substrate is of an OSB 
wood decking material upon which the roofing surface is applied.    
Observations & Comments
The superstructure, where visible, is in fair condition with repairs 
recommended at this time.
o
There were localized areas visible where water penetration was visible 
and there did appear to have been extensive damage to the wood 
structure as a result.  This is discussed in more detail in the ‘Roof’ 
section below.  During roof repair we anticipate replacement of all 
water damaged wood decking.
o
There was no evidence of roof overload, other than those of a common 
nature - or framing stress.  
5.3
Exterior
Description
The building exterior wall system is comprised of load bearing masonry 
block walls.  The surfacing of the main building is a painted plaster
surfacing, however small sections have a stone accent finish (see photos).
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 9 of 48
Home & Building Inspection Specialists
The exterior windows are mostly fixed single-pane design with aluminum 
anodized and painted wood frames (see photos).      
The exterior doors consist of hinged anodized aluminum doors with glass 
panes along the front and west entry areas of the suites and hinged hollow-
core metal doors along the east for tenant entry (see photos).  
There are concrete steps with landings for entry to the building at the front 
(north), east and west exteriors (see photos).  
Painted/ or wallpaper over gypsum board drywall/ or plaster walls makes up 
the interior finish sides of the walls (see photos).  
Observations & Comments
The exterior walls are in fair condition with repairs recommended at this 
time.
o
The paint surface on the plaster siding is showing signs of wear and 
deterioration.  Without painting we anticipate continued deterioration.  
We recommend the building and its associated trim be painted as 
required to provide protection and help prolong its life.  
o
As part of normal/ or routine maintenance, seal and paint all cracks in 
exterior walls to prevent potential moisture entry, especially around 
masonry/ siding joints, corners of windows, window and door 
perimeters, etc.  These are typically due to minor localized 
displacement/ or the result of seasonal temperature changes.
The windows are in fair condition with repairs are recommended at this time
and some which affect the overall safety of the tenants.
o
The tenant indicated none of the windows had been opened since they 
have occupied in 1998.  In addition there were metal bars installed on 
the windows with no quick release mechanisms noted.  This creates a 
potential safety hazard in the event of an emergency when quick egress 
is required.  We recommend all windows be repaired as required to 
allow for adequate egress for safety reasons.
o
There were broken glass panes on various front exterior windows.  
These can allow the glass panes to break during normal operation.  We 
recommend the glass pane be replaced for safety reasons.
o
We anticipate the need for periodic maintenance of the window seals to 
prevent the potential of water penetration.
The exterior doors are in fair condition, with repairs recommended at this 
time.
o
The east exterior door sags and is very difficult to close when opened.  
We recommend the door/ or its associated hardware be repaired or 
replace as required to ensure proper operation.
o
We anticipate the need for periodic maintenance of door seals to 
prevent the potential of water penetration/ or conditioned air leakage.
The exterior steps and landings are in fair condition, with repairs 
recommended at this time and which affect the overall safety of the tenants.
o
The handrail for the front and east exterior stairway is missing (see 
photos).  This may have been standard at the time the building was 
built, however it can allow someone to slip and fall off the steps during 
normal use.  We highly recommend a handrail be installed as required
to provide proper support and for safety reasons.  
o
There is a banister or guardrails missing from around the top landing of 
the front/ east entry steps (see photos). This can allow someone to fall/
potentially injure themselves.  A guardrail or banister should be 
installed as required to provide proper protection for safety reasons.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 10 of 48
Home & Building Inspection Specialists
5.4
Roofing
Description
The roof surface of the building is a low-sloped built up roof surface with an
elastomeric coated surface (see photos).  The roof surface appears to be at 
least 20 years old as the current tenant said it has not been re-surfaced since 
they have resided or since 1998. The low-sloped roof is designed to drain to 
roof drains around its perimeter the surfaces below them.  
We inspected the main building low-sloped roof surface by walking on it.  
Roof access was via a ladder against the eaves along the front exterior of the 
building (see photos).
Observations & Comments
The roofing surface over the building is in poor condition with roof surface 
replacement recommended at this time.  The roof surface appears to be more 
than twenty years in age.  
o
The building roof surface is worn, cracked/ deteriorated, beginning to 
separating along its edges and seams, and buckling around various 
areas.  Based on its age, condition, and evidence of previous water 
leakage to the interior areas, in our opinion, the roofing surface has 
reached the end of its useful service life and should be replaced.  Any 
wood rot noted during replacement should be repaired/ or replaced at 
the same time.  We recommend several estimates by licensed roofing 
contractors be obtained prior to replacing the roof.
o
With any roof, regardless of its age, minor leaks will occur from time to 
time.  Periodic maintenance is required in the form of re-sealing asphalt 
flashing areas, re-sealing cracked mortar joints or flashing, checking for 
cracked or broken seams, etc.  This will help in preventing the potential 
of leaks at these areas from occurring.
The roof flashing and penetration areas are in fair condition with repairs 
recommended at this time.
o
See ‘Roof’ section above.
o
We recommend the flashing and roof penetration areas be periodically 
maintained as required to insure proper drainage/ help prolong its life.
6.0
MECHANICAL SYSTEMS
6.1
Plumbing Systems
Description
The City of Phoenix supplies water to the property. Wastewater is 
discharged into the Metropolitan Sewer District’s sanitary sewer system.
The distribution piping is copper where visible, and the waste lines where 
visible were cast iron and ABS materials (see photos).
There is gas available for the building via a service entrance along the rear 
exterior.  Gas is service by Southwest Gas Corporation. 
The building has public restrooms Men’s and Women’s available for visitors
and which are not ADA/ or handicap accessible due to their age (see 
photos).
There is domestic hot water supplied to the suites via an electric water 
heater located in the janitorial room (see photos).  
There is a drinking fountain in the hallway at its west end (see photos).  The 
drinking fountain was not ADA compliant due to age of the building.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 11 of 48
Home & Building Inspection Specialists
There is a sprinkler system in use to water the landscaped areas.  .
WATER HEATER SYSTEMS
Closet Unit
Manufacturer
AO Smith
Age
2011
Size
40 gallons
Temperature Setting
N/A
Temperature @ Faucets
N/A
Table 5: Water Heater System Summary
Observations & Comments
All plumbing systems are in good operating condition with no major repairs 
recommended at this time.  We anticipate repairs of a general or deferred 
maintenance over the next two to five years.  
o
We do not anticipate the need for major repairs and only those of a 
general maintenance nature within the next two to five years.
The sprinkler system is in fair condition with repairs recommended at this 
time.
o
The sprinkler time/ or electronic controller was missing and there was a 
plumbing leak in the main water supply line (see photos).  We 
recommend the timer be replaced and all plumbing lines repaired or 
replaced as required to ensure the system is in good operating 
condition.  After repairs are completed the entire sprinkler system 
should be re-tested to insure the system is operating properly and that 
there are no other areas of water leakage.
The restrooms and associated plumbing fixtures were in good operating 
condition with repairs of a general or deferred maintenance anticipated due 
to the age of the plumbing fixtures (see photos).  
o
There were older fixtures installed in the building.  At the time of the 
inspection they were functioning.  Over time and within the next two to 
five years these will need to be replaced.
The hot water heater was in good operating condition with no repairs 
recommended at this time.
o
In general, good quality water heaters can be expected to last ten to 
fifteen years.  Since this water heater may be older we do anticipate 
replacement within the next two to five years.
6.2
HVAC Systems
HVAC SYSTEMS
HEAT
Type
Roof mounted packaged heat pump
Number
One unit, packaged. 
Fuel
Gas
Rated Capacity
Undetermined.
Distribution
Rigid and flex ductwork with ceiling diffusers
Controls
Traditional mercury switched thermostat control located in 
the subject area that automatically activates units as required 
to reach desired temperature.
COOL
Type
Roof mounted packaged unit
Number
One unit
Fuel
Electricity
Rated Capacity
(1) 10.0 tons
Distribution
Rigid and flex ductwork with ceiling diffusers
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 12 of 48
Home & Building Inspection Specialists
Controls
Traditional mercury switched thermostat control located in 
the subject area that automatically activates units as required
to reach desired temperature.
Table 6: HVAC System Summary
Description
There is a total of one packaged roof gas heat and electric AC unit used to 
heat and cool the building and where the packaged roof heat pump systems 
consist of a packaged gas furnace, compressor/ condenser and air handler/ 
evaporative coil unit located on the roof over the respective area that it heats
and cools (see photos).  The HVAC unit is of the model, date of 
manufacture/ size as described below.  All units are connected to the office 
spaces via conventional ductwork (see layout in Appendix). 
The main units are manufactured by:
1.
Trane
(gas packaged unit), M/N: YCD121C3L0AA; S/N: 
P10105177D…; Mfg 1999, nineteen years old.
Ductwork in the building consists of a combination of insulated rigid and 
flex ductwork to the diffusers on the tenant ceiling areas and for the return to 
the roof mounted packaged units (see photos).  
Individual thermostats located on the interior walls control temperature in 
the subject suites (see photos).    
Air filter media is located at the air handler unit on the roof and is typically 
the responsibility of the tenants (see photos).
Observations & Comments
The HVAC and distribution systems are in fair condition with evaluation 
repairs recommended at this time.
o
The cooling fins around the unit are excessively damaged or bent over.  
Typically this type of damage can be attributed to a previous hail 
storm(s).  The bent fins can significantly limit the air flow into/ or out of
the unit and cause the components to overheat/ or prematurely 
deteriorate.  In our opinion the excessively damaged fins require 
condenser coil replacement.
o
The tenant indicated that due to high electric bills they had not turned 
the unit on for the last three years. We attempted to turn the unit one 
with normal controls however it did not respond.  The cause could not 
be determined at the time of the inspection.  We recommend further and 
full evaluation of the unit and its associated control system to determine 
the cause of the unit not operating and to provide repairs/ or component 
replacement of the system components as required to insure the 
thermostat and associated HVAC components are in good operating 
condition.
o
The AC unit was an older unit and hence greater than fifteen years old 
(see photos).  It was not operating at the time of the inspection, and
based on the average life expectancy of a compressor/ condensing 
system this unit has reached the end of its useful service life.  As a 
precaution, we highly recommend a full evaluation by a licensed HVAC 
specialist to determine and ensure it’s internal components are in good 
condition.  Also, keep in mind that the efficiency of these older units is
far lower than newer ones which may make it economically feasible to 
replace them in the future as funds allow.
o
The heating ducts may be wrapped with asbestos insulation.  Actual 
content can only be determined by a laboratory. Further information on 
asbestos can be obtained from a licensed asbestos abatement contractor 
if needed.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 13 of 48
Home & Building Inspection Specialists
o
We highly recommend a periodic maintenance schedule be maintained 
such as servicing of the units prior to both the heating and cooling 
seasons each year.  This will help prolong their lives and reduce the 
need for major repairs in the near future.
The thermostat controls were functionally tested and are in good condition 
with no repairs required at this time.
The air filter media in the ceiling return registers of the subject areas were in 
good condition at the time of the inspection.    
o
Periodic maintenance and replacement schedule is advised. 
6.3
Electrical Systems
ELECTRICAL SYSTEMS
Amperage
One main service panel with 300 Amperes with individual meter for 
the building; One exterior and one interior sub-panel.
Voltage/Phase
120/ 208Y Volts; 4-Wire, 3-phase
Service Entrance
Overhead from transformer to individual main panel on east exterior 
wall. 
Branch Wiring
Copper
Table 7: Electrical System Summary
Description
Arizona Public Service provides electrical service to the building. 
One main service panel, one meter/ two electrical sub-panels is used to 
supply/ or monitor electrical power to the building (see photos).  The circuit 
breakers are labeled/ likely accurate although based on building age/ most 
likely varying layouts we recommend they be verified upon occupancy.
Ceiling-mounted 2’x4’ fluorescent fixtures provide lighting tenant spaces.
Lighting for the outer perimeter of the buildings is provided by exterior wall 
mounted lights around the perimeter of the building.   There pole-mounted 
lights for the front and along the public street West Van Buren.
Observations & Comments
The electrical service entrances were in good condition, however repairs are 
recommended that affect the safety of tenants/ or maintenance personnel.  
The panels were examined closely for any signs of overheating, arcing, etc. 
o
There are gaps or open knockouts in the main electrical service panel 
sheet metal case/ or cover.   This provides an opening where a person 
could potentially contact the wires/ or hot connections behind the 
breakers causing injury.  These gaps should be sealed properly as a 
safety precaution.  
o
It would be wise to have each of the present circuits fully identified at 
the electrical main service and sub-panels so you will know what 
electrical load is on each circuit.  The important point to remember is to 
not overload any one circuit.  If you have any doubts, it is suggested 
that a competent electrician be consulted.
o
There was inadequate clearance in front of the exterior electrical main 
and sub-panel on the east exterior wall area.  Provide minimum three 
feet in front for access and safety.
Since there were no constructions drawings available and the space lacks 
room numbers, we were unable to determine exactly what each panel served; 
however, if the space is to be utilized in a typical office layout, the capacity 
should be sufficient even if additional panels are required.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 14 of 48
Home & Building Inspection Specialists
In our opinion, the size of the service is adequate for the intended needs of 
the space, and there were no indications of significant electrical problems 
during our inspection.
The electrical supply system is in fair condition with repairs recommended 
at this time and which affect the overall safety of the tenants.
o
There were open electrical junction boxes and exposed wiring in the 
area over the ceiling at the east end of the hallway and in the basement 
area(s) (see photos).  This can allow someone to come into contact with 
the wiring and injure themselves.  We recommend all open junction 
boxes be sealed and exposed wiring be removed or repaired as required 
for safety reasons. 
o
We anticipate repairs of a general or deferred maintenance as things in 
the office move/ or change.
The general office lighting where tested was operating properly at the time 
of the inspection.  
o
Many building products used prior to 1978 and into the early 1980’s 
contained varying amounts of asbestos.  Asbestos, in certain forms, may 
be a health hazard.  There may be PCB in the  ballast for various 
fluorescent lighting in this building.  If this concerns you, there are 
testing laboratories and asbestos abatement professionals that can be 
retained to perform testing and give mitigation advice.  In most 
instances, if the material is in good condition, the recommendation is to 
leave it in place and encapsulate it.  Trying to remove it may cause a 
worse condition than leaving it alone..
o
We anticipate repairs of a general or deferred maintenance as things in 
the office move/ or change.
The exterior lights were not tested and their function could not be verified 
during the day.  
o
Based on visual inspection, however no repairs are required at this time, 
however, we do anticipate the need to periodically change out bulbs 
prior to moving in/ or during occupancy.
7.0
SPECIAL SYSTEMS
7.1
Vertical Transportation
Description
There is a stairway to access the basement of the building (see photos).
Observations & Comments
The stairs were in good condition at the time of the inspection however 
repairs are recommended that may affect the overall safety of the tenants/ or 
visitors. 
o
The handrail at the top and bottom of the stairway does not return to the 
wall at its end (see photos).  By today’s standards it can allow someone 
to catch clothing, etc. on the end of the railing.  We recommend the 
stairway be repaired as required for safety reasons.  
7.2
Security Systems
Description
There is a security system installed for the buildings.  Any security system 
would be the individual tenants’ responsibility.  
Observations & Comments
The individual security systems were not examined.
7.3
Fire Protection & Life Safety
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 15 of 48
Home & Building Inspection Specialists
Description
An examination of the building revealed there is no fire sprinkler system 
installed for any of the tenant spaces.
There is no fire alarm system for the building/ tenant spaces.
There were fire extinguishers installed in the hallway area.  None were noted 
in the exterior walkway areas.    
No smoke detectors were visible in the tenant spaces.  
There is illuminated emergency exit signage provided in corridors of the 
tenant spaces and above all exterior door (see photos).  
Observations & Comments
Overall the Fire Protection & Safety systems were in fair to poor condition, 
with upgrades recommended at this time.  The scope of the fire inspection 
included checking certification tags of fire extinguishers and questioning the 
owner/landlord.
We recommend a full safety evaluation by the City of Phonix Fire 
Department if more detailed information is required.
We recommend fire extinguishers be installed and mounted with signage in 
units.
In the event of tenant build outs it may be required to have fire extinguishers 
and a fire alarm installed for safety reasons.
o
We recommend you verify with the City of Phoenix as this could be an 
added expense to you/ or any tenant as the owner prior to occupancy.
The fire extinguishers were in poor condition with repairs or replacement 
recommended at this time. 
o
There was only one fire extinguisher noted in the west hallway area by 
the drinking fountain (see photos).  The fire extinguisher is older and 
has no gauge showing whether it was charged or not and was laying on 
the floor not mounted with no signage.  We recommend new fire 
extinguishers be installed and mounted with signage for safety reasons.
The EXIT signs were in good operating condition with no repairs required at
this time.
o
It is recommended that a periodic maintenance schedule be installed/ or 
maintained for the lighted exit lights above the exterior doors and 
hallway areas to insure they remain in good operating condition for 
safety reasons.  
8.0
INTERIOR ELEMENTS
TYPICAL INTERIOR FINISHES
TENANT
Walls
Combination of open plans and painted drywall/ or plaster
Floors
Carpet/ Vinyl squares/ Sheet Vinyl/ Ceramic tile
Ceilings
2x4 Acoustic Panels
Doors
Solid wood or metal
COMMON
Walls
Not applicable.
Floors
Not applicable.
Ceilings
Not applicable.
Doors
Not applicable.
Table 8: Interior Finishes Summary
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 16 of 48
Home & Building Inspection Specialists
Description
The subject interior space was examined.  The interior of the building 
consists of one suite with one tenant totaling approximately 2,600 – 2,900
total square feet.  There are public bathrooms within the suite.    
The flooring surfaces inside of the building consist of mainly carpet, hard 
tile, vinyl squares/ or sheet vinyl in the main building areas.  Bathrooms 
have hard tile flooring installed.  The storage, mechanical room/ or janitorial 
rooms in the suites have sheet or vinyl squares flooring installed (see 
photos).
Walls are largely covered with paint over drywall/ or plaster (see photos.  
Most interior walls are strictly nonstructural partition walls. Some of the 
space utilizes an open floor plan. 
Interior ceilings consist of a drop down ceiling with 2x4 acoustic panels 
installed below an attic area and below previous older ceiling tiles in some 
areas (see photos).  
Interior doors are hollow-core or solid wood or metal with twist-type handle 
design door knobs.  
Observations & Comments
The flooring is in to fair condition, with repairs of a general or deferred 
nature recommended/ or anticipated at this time. 
o
During build-out during tenant changes it is assumed that the builders 
will install any new flooring (as applicable) in accordance to local 
municipality codes and good construction practice.
The walls are in good condition with no repairs recommended at this time.
o
We anticipate the need for periodic repairs as part of general or deferred 
maintenance/ or as tenants move in and out.
The ceiling and ceiling tiles are in fair condition with repairs recommended 
at this time that affect the overall safety of tenants.
o
There were older ceiling tiles above the drop down ceiling such as that 
at the east hallway that are damaged or broken (see photos).  These 
older ceiling tiles may contain asbestos and due to the extent of damage 
the asbestos may already be leeching into the air that is breathed. This is 
not safe and in this case, professional inspection and removal are the 
best measures to protect tenants from possible (or further) exposure to 
this potentially deadly substance.
In addition if you’re planning a 
renovation project or your ceilings have been damaged, you may be at 
risk for asbestos exposure
o
We anticipate the need for ceiling repair/ or painting as part of general 
or deferred maintenance.  
Due to the age of the building, it is likely that materials used in construction 
contain asbestos/ or lead.  During build it is highly recommend tests be 
made prior to removing materials.
o
Many building products used prior to 1978 and into the early 1980’s 
contained varying amounts of asbestos.  If this concerns you, there are 
testing laboratories and asbestos abatement professionals that can be 
retained to perform testing and give mitigation advice.  In most 
instances, if the material is in good condition, the recommendation is to 
leave it in place and encapsulate it.  Trying to remove it may cause a 
worse condition than leaving it alone.
o
Since this building is constructed and painted prior to 1977, there is a 
high probability that lead paint was used.  It is likely that any old paint 
that remains (and it is virtually impossible to remove all paint from 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 17 of 48
Home & Building Inspection Specialists
any building) may contain lead.  Even lab analysis of paint samples 
could not guarantee that no lead exists anywhere else.  Thus, caution 
should be exercised when working around any painted surfaces, 
particularly during remodeling work.  Children and pets should not be 
allowed to chew on any painted surfaces.
There were signs of visible mold growth on areas inspected; however, no 
testing was requested or conducted.
o
There was a dark discoloration in the ceiling area of the east ground 
level hallway (see photos).  The cause could not be determined at the 
time of the inspection, however typically this is caused by excessive 
exposure to moisture.  These areas are conducive to mold and mildew 
and can continue to grow, which will deteriorate the drywall there.  
Certain molds could potentially cause respiratory illnesses or other 
infections, therefore any damaged/ or discolored  components should be 
evaluated by a licensed environmental specialist for repairs/ or 
remediation required to ensure it is adequately and safely removed.
9.0
MISCELLANEOUS
9.1
Amenities
Description
N/A 
Observations & Comments
N/A
9.2
ADA Compliance
Description
This inspection is not meant to be an ADA compliance inspection, however 
it is intended to describe, where possible, those items that do not comply 
with current and local ADA regulations.
Observations & Comments
ADA compliance is minimal as it does not appear an attempt has been made 
to comply with handicap issues as it may not have been a requirement at the 
time the buildings were completed/ or permitted.   
There were no bathrooms designated as handicap units.  No attempt such as 
large door and entry areas, handicap bathrooms with rails, insulated sink 
drain lines, etc. was made to meet ADA compliance in the event there is an 
intention of advertising as such.
o
We anticipate when the building is renovated adequate handicap 
compliance will be provided in the bathrooms of the tenant spaces.
There is no suitable ramp leading from the parking area to the front or side
walkway and tenant entry areas.
o
We anticipate when the building is renovated adequate handicap 
ramp(s) for access from the parking area will be provided.
There are roughly eleven parking spaces dedicated for the building space.  
Generally 4% of the total spaces for parking lots under 200 spaces should be 
designated as handicapped accessible.  With one designated space, this 
building does meet those requirements.
There is a drinking fountain at the west hallway (see photos).  The drinking 
was not ADA accessible.
o
In the event the interior is renovated it may be required to install an 
ADA accessible drinking fountain for compliance.
All interior doors have the twist-type design knobs that do not allow a 
handicap person to open the doors versus the level-type knob design.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 18 of 48
Home & Building Inspection Specialists
o
In the event the interior is renovated it may be required to install an 
ADA accessible doors/ or door knobs for compliance.
There was no elevator for the lower level.  This would not allow a handicap 
person access to this area.  
o
In the event the interior is renovated it may be required to install an 
ADA accessible elevator to the basement for compliance.
9.3
Regulatory Compliance
Description
A Certificate of Occupancy was not available at the time of printing 
(Attachment C).  It will be provided as an addendum once received.  No 
inspection reports were provided. 
Observations & Comments
Reviews were requested with the City of Phoenix with the following 
departments:
1.
City of Phoenix Permit Online search.
o
A permit search on line did not reveal any permits taken out for this 
building.  This may not indicate that no permits were taken out but it 
does warrant further evaluation.  We highly recommend consultation 
with the current owner as to the history of the building to ensure a
Certificate of Occupancy was obtained and any renovation/ or build outs 
were completed per City of Phoenix standards and that no further work 
will be required upon occupancy.  
9.4
Maintenance
Description
We did not delve into the contractual aspects of owner/tenant maintenance 
responsibilities as part of this inspection.
Observations & Comments
It is our opinion that the overall maintenance and landscaping of the 
building is minimal with most systems at the end of their useful service life 
requiring repair or replacement/ or showing their age and in need of 
upgrade/ or replacement. In addition there are serious safety issues that we
recommend be addressed immediately as they could affect the health and 
safety of the tenant(s)/ or their client(s).  
10.0 LIMITATIONS
The observations described in this report are valid on the date of the 
investigation under the conditions noted in the report. We prepared this 
report for the exclusive use of Brian Bissell.  BBaca Engineering, LLC does 
not intend any other individual or party to rely upon the report without our 
express written consent. If another individual or party relies on the report, 
they shall indemnify and hold BBaca Engineering, LLC harmless for any 
damages, losses, or expenses they may incur as a result of its use.
The report is limited to the visual observations made during our inspection. 
We did not conduct any destructive or invasive testing, move furnishings or 
equipment, or undertake any digging or excavation. Accordingly, we cannot 
comment on the condition of systems that we could not see, such as buried 
structures and utilities, nor are we responsible for conditions that could not 
be seen or were not within the scope of our services at the time of 
inspection. We did not undertake to completely assess the stability of the 
buildings or the underlying foundation soil since this effort would require 
excavation/ destructive testing. Likewise, this is not a seismic assessment.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 19 of 48
Home & Building Inspection Specialists
We did not inspect the following:
o
The room marked hazardous was locked and not inspected (see photos).
We do not render an opinion on un-inspected portions of the facility.
We did not perform any computations or other engineering analysis as part 
of this evaluation, nor did we conduct a comprehensive code compliance 
investigation. The report is not to be considered a warranty of condition, and 
no warranty is implied. The photographs are an integral part of this report 
and must be included in any review.
If cost estimates are presented, they are estimates only. The estimates are 
based on our general knowledge of building systems and the 
contracting/construction industry. When appropriate, we have relied on 
standard sources, such as Means Building Construction Cost Data, to 
develop cost estimates. However, for items for which we have developed 
cost estimates (e.g., structural repairs), no standard guide for developing 
such estimates exists. 
We have performed no design work as part of the study, nor have we 
obtained competitive quotations or estimates from contractors as this also is 
beyond the scope of the project. The actual cost to remedy deficiencies and 
deferred maintenance items that we have identified may vary significantly 
from estimates and competitive quotations from contractors.
Sincerely,
Ralph G. Baca, P.E.
Principal
07-28-08
EXPIRES   09/30/2020
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 20 of 48
Home & Building Inspection Specialists
Attachment A & B
Aerial & Site Layout of Building
Capital Mall Association 
West Van Buren
N
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Home & Building Inspection Specialists
Assessor Information
N
Capital Mall Association
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Home & Building Inspection Specialists
HVAC Layout – 747 W Van Buren in Phoenix, AZ. 85007 
The main units are identified per below:
1.
Trane (Gas Packaged Unit), M/N: YCD121C3L0AA; S/N: P10105177D; Mfg 03/ 1999, Nineteen 
years old. 
1*
* Unit compressor 
inoperative/ excessive fin 
damage
N
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Map of Building, 747 W Van Buren in Phoenix, AZ. 85007
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 24 of 48
Home & Building Inspection Specialists
Attachment C
Certificate of Occupancy/ Permits/ or Records Search Results
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Home & Building Inspection Specialists
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 26 of 48
Home & Building Inspection Specialists
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 27 of 48
Home & Building Inspection Specialists
Certificate of Occupancy/ Permits TBD
Awaiting City of Phoenix Records Search as of date of report
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 28 of 48
Home & Building Inspection Specialists
APPENDIX A
PHOTOGRAPHS:  747 W Van Buren in Phoenix, AZ. 85007
Photo 1:  Front exterior view of building.
Photo 2:  No hand rails for front entry steps.
Photo 3:  Front exterior view west end of building.
Photo 4:  Main water service entrance and shutoff, active 
water leakage. 
Photo 5:  West entry stairs and steps to building. 
Photo 6:  Paint wear and deterioration west exterior wall. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Home & Building Inspection Specialists
Photo 7:  Paint wear and deterioration west exterior wall.   
Photo 8:  Rear exterior view west end of building. 
Photo 9:  Water meter and anti-siphon valve west edge of 
property. 
Photo 10:  Rear parking lot and driveway view looking east 
from west entrance. 
Photo 11:  Handicap parking spot at rear of building paint 
striping wear. 
Photo 12:  Rear exterior view of building. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 13:  East exterior entrance, steps without hand rails 
and landing without guard rails. 
Photo 14:  Main electrical service entrance east exterior of 
building. 
Photo 15:  Overhead electrical service entrance east exterior 
of building.
Photo 16:  Main electrical meter east exterior, Arizona Public 
Service provider. 
Photo 17:  Sprinkler irrigation electrical timer missing.
Photo 18:  Main electrical service entrance and shutoff.  
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Home & Building Inspection Specialists
Photo 19:  Electrical sub-panel adjacent to main, breakers not
labeled. 
Photo 20:  Electrical sub-panel adjacent to main, internal 
wiring view. .
Photo 21:  Capped off wiring inside electrical sub-panel. 
Photo 22:  Neutral wiring double-lugged and neutral and 
ground wiring sharing same buss bar. 
Photo 23:  Building roof view looking west along south edge. 
Photo 24:  Building roof view looking NW from SE corner. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 25:  Roof mounted gas pack for heating and cooling of 
the building. 
Photo 26:  No air gap for AC condensate line of HVAC unit. 
Photo 27:  Excess debris at roof drain, top drain cover and 
filter displaced. 
Photo 28:  Hail damage to fins of HVAC unit. 
Photo 29:  Roof surface crack(s) and separation typical of 
many areas in field area of roof. 
Photo 30:  View looking west along north edge of roof. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 31:  Rain cap missing for vent, excessive roof surface 
crack(s). 
Photo 32:  View looking west along north edge of roof.
Photo 33:  Roof surface crack(s) and separation typical of 
many areas in field area of roof.
Photo 34:  Tree limbs and debris west edge of roof, surface 
crack(s) and separation typical of perimeter edges.
Photo 35:  Roof surface and HVAC view looking east from 
west end of roof. 
Photo 36:  Main gas service entrance and shutoff valve rear 
exterior of building. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 34 of 48
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Photo 37:  View looking west to west entry and EXIT signs 
over door, sign not illuminated. 
Photo 38:  Older fire extinguisher and not mounted, drinking 
fountain older not ADA compliant. 
Photo 39:  Interior hall view looking east from west end. 
Photo 40:  Men’s restroom entrance west end hallway. 
Photo 41:  Men’s restroom view typical; no ADA compliance. 
Photo 42:  Men’s restroom view typical; no ADA compliance.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 43:  Shower in men’s restroom view water leakage at 
shower head threaded joint. 
Photo 44:  Wear of pan in shower stall of men’s restroom no 
drain screen. 
Photo 45:  Water stains and surface damage on ceiling of 
men’s restroom. 
Photo 46:  Wood trim not painted around interior perimeter 
of entry door to men’s restroom. 
Photo 47:  Metal entry door east exterior, light over door.
Photo 48:  East exterior metal entry door does not close and 
latch without effort.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 49:  Interior conference room view typical. 
Photo 50:  Interior conference room view typical. 
Photo 51:  Emergency lighting system installed throughout 
building. 
Photo 52:  Middle hallway view looking north to janitorial 
closet. 
Photo 53:  Interior front office view typical. 
Photo 54: Women’s restroom entry typical. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 37 of 48
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Photo 55:  Electric water heater installation in janitorial 
room 40 gallons manufactured in 2008.
Photo 56:  Excessive corrosion around water heater shutoff 
valve/ or its associated plumbing.
Photo 57:  Ladies restroom interior view in hallway typical, 
no ADA compliance. 
Photo 58:  Ladies restroom interior view in hallway typical, 
no ADA compliance.
Photo 59:  Janitorial closet view for storage and sink. 
Photo 60:  Cast iron drain material below sink in janitorial 
closet. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 38 of 48
Home & Building Inspection Specialists
Photo 61:  Front entry door view.
Photo 62:  Office view at front entry area. 
Photo 63:  Office view at front entry.
Photo 64:  Attic access in middle hallway area.
Photo 65:  Attic view showing masonry walls, electrical 
wiring and HVAC ducting (potential asbestos ducting).
Photo 66:  Attic view showing masonry walls, electrical 
wiring and HVAC ducting (potential asbestos ducting).
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 67:  Attic view showing metal truss framing, plumbing 
and HVAC ducting installations. 
Photo 68:  Attic view showing plaster ceiling construction, 
plumbing and HVAC installations. 
Photo 69:  Attic view showing plumbing and HVAC 
installations. 
Photo 70:  Water stains along perimeter edge of attic area.
Photo 71: Attic view showing masonry walls, electrical 
wiring and HVAC ducting (potential asbestos ducting).
Photo 72:  Interior view looking east to east end of ground 
level office areas. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

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Photo 73:  Emergency lighting in hallway and office areas. 
Photo 74:  Office view typical. 
Photo 75:  Office area used for storage ground level space. 
Photo 76:  Hazardous material sign no entry to room; 2 – use 
breathing apparatus, 0 –will not burn, 4 may detonate.
Photo 77:  Storage room east end of ground floor area.
Photo 78:  Excessive water stains and damage above east end 
hallway area.  Older ceiling tiles above drop down ceiling. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 79:  Mud tubes hanging from ceiling at east end of 
hallway area. 
Photo 80:  Excessive water damage to older ceiling tiles and 
dark discolorations conducive to mold east end hallway. 
Photo 81:  Open junction box and exposed wiring in area 
above drop down ceiling east hallway area. 
Photo 82:  Electrical sub-panel east end of hallway. 
Photo 83: Electrical sub-panel east end of hallway.
Photo 84:  Stairway to basement, hand rail does not return to 
wall. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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Photo 85:  Basement view looking north from entry, exposed 
wiring north wall. 
Photo 86:  Extension cord wiring and mud tubes indicative of 
potential wood destroying insect activity in basement area. 
Photo 87:  North wall view of basement area, open electrical 
junction box. 
Photo 88:  Basement view looking west from east end. 
Photo 89:  Corrosion on galvanized water line in attic area. 
Photo 90:  Mud tubes indicative of potential wood destroying 
insect activity at east end of ground level hallway area.
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 43 of 48
Home & Building Inspection Specialists
APPENDIX B
References Used as Part of Inspection
1.
Shannon Dubasik, Executive Director
Capitol Mall Association
(602) 340-0745
shannon@capitolmall.org
2.
Robert Gallegos, Park Manager
City Of Phoenix
2605 N 15th Avenue
Phoenix, AZ. 85007.
602-261-8993
robert.gallegos@phoenix.gov
3.
City of Phoenix 
Planning & Development
602-262-7811
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
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APPENDIX C
Qualification of the Lead Engineer
RALPH G. BACA, P.E.
REGISTERED PROFESSIONAL ENGINEER
2401 E. Taxidea Way
Home:  (480)-706-7477
Phoenix, AZ., 85048
Work:   (480)-706-6222
E-mail:  bbacaengineering@earthlink.net
Website:  www.bbacaengineering.com
EDUCATION: B.A., Physics: Occidental College; L.A., CA.
June 1980
B.S.M.E., Engineering: California Inst. of Tech.; Pasadena, CA
June 1980
SUMMARY OF Over seventeen years Registered Professional Engineer Arizona & California:
EXPERIENCE:
Consultant in providing building evaluation and maintenance planning.
o
HVAC and structural engineering design and evaluations.
o
ASTM certified for Commercial building Property and Environmental Site Assessment, Phase I.
o
Residential and Commercial Building Evaluations
o
Commercial Property Site Assessment Specialist
Nineteen  years as a Mechanical Design Engineer covering:
Six Sigma/ Continuous Improvement Implementation; Certification Complete
Design-to-Cost through Benchmarking, Quality & Process Analysis (Lean Mfg.)
Systems Design, Development, Test, and Analysis:  
o
Commercial Aircraft Environmental Control Systems
o
Military Fighter Emergency Start Power Systems
Structural, and Thermal Design and Analysis of Gas Turbine Engine Components.
Electronic Packaging of Commercial and Military Avionic CRT Displays
PROFESSIONAL LICENSES/ OR MEMBERSHIPS:
American Society of Heating, Refrigerating, and Air-Conditioning Engineers
Inc. (ASHRAE)
National Association of Home Inspectors, (NAHI).
National Society of Professional Engineers, (NSPE).
Professional Engineer’s License, State of Arizona #30637
Professional Engineer’s License, State of California #M29693
EMPLOYMENT: August 1994 to Present, Residential & Commercial Building Evaluations, Phoenix, AZ.
Engineering Consultant/ Owner: Building Evaluations/ Inspections/ Maintenance Planning.
Responsibility:  Provide professional evaluation of residential and commercial buildings with special emphasis on 
condition of the structure, maintenance & safety issues, environmental, & energy efficiency.   
Competencies: In-phase construction, Blueprint reading, Customer Interface, Building Design, Report Writing, 
Engineering Evaluations & Estimating Repairs.
Accomplishments: Over 8,000 buildings inspected and evaluate.  Successful startup of own Property Inspection 
Business (BBaca Engineering, LLC; October 1999 to present).
---------- References available upon request.  ----------
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

BBACA ENGINEERING, LLC
Page 45 of 48
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APPENDIX D
ESTIMATED REPAIR/REPLACEMENT COSTS
Repairs
Allowance Immediate
Allowance First Year
Allowance 2-5 Years
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

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Page 46 of 48
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Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

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Page 47 of 48
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Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007

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1.
The recommendations and comments included in this report are based on the collective experience of Professional Engineers. Any 
costs or other comments contained herein do not necessarily infer that subcontracts, quotes, or opinions of other professionals were 
solicited.
This table summarizes estimated costs of repairs or replacements, including both labor and materials. These estimates are based on our 
general knowledge of building systems, local contracting/construction industry conditions, and other sources such as Means Building 
Construction Cost Data. We have performed no design work as part of this study, nor have we obtained competitive quotations or 
estimates.  Estimates for subsequent years do not account for inflation.
2.
The costs for these items should be rolled into periodic maintenance schedules and included as part of the monthly service fees for the 
applicable sub-contractors along with materials as applicable. We mention them as a reference only to provide guidance as to what, in 
our opinion would be applicable in maintaining and prolonging the life of the various systems.   We recommend you obtain 
maintenance history from current property manager for a better estimate of these costs. 
Report: 180627-1081RBE      Name:  City Parks & Rec (Gallegos)
Address: Commercial Office Building 747 W Van Buren in Phoenix, AZ. 85007