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Property Condition Assessment, Inc.

Due Diligence & Capital Planning

SUMMARY PROPERTY CONDITION ASSESSMENT

Wesley House – Stetson University 520 North Woodland Boulevard

Deland, FL 32720

August 21, 2013

Project No: PCA13-025P. O. Box 568363 ● Orlando, FL 32856-8363 ● Tel: 407.422.5257 ● Fax: 407.419.4194

E-Mail: [email protected]


Due Diligence & Capital Planning August 21, 2013 Wesley Foundation United Methodist Building 450 Martin Luther King, Jr. Avenue Lakeland, FL 33815 Attn: Reverend David Fuquay

[email protected]; (404) 849-8215 Re: Property Condition Assessment Wesley House – Stetson University

520 North Woodland Boulevard Deland, FL 32720 Parcel ID: 09-17-30-01-15-0011 Project No: PCA13-025 To Whom It May Concern: Property Condition Assessment, Inc. (PCAInc) has completed a Property Condition Assessment (PCA) of the referenced property in general accordance with the ASTM Baseline Property Condition Assessment Process, E 2018-08, and PCAInc’s Proposal 12-048, July 12, 2012. This Property Condition Report (PCR) is for the exclusive use and benefit of The Board of Trustees of the Florida Annual Conference of the United Methodist Church, Inc. and the Board of Higher Education and Campus Ministry of The Florida Annual Conference of The United Methodist Church, the “Client.” It is not to be relied on by any other agency or entity without the written consent of the Client and PCAInc. The opinions expressed in this report by PCAInc were formed utilizing the degree of skill and care ordinarily exercised by any prudent property condition evaluator in the same community under similar circumstances. PCAInc assumes no responsibility or liability for the accuracy of information contained in this report that has been obtained from the Client or the Client’s representatives, the owner or the owner’s representatives, from other interested parties, or from the public domain. The conclusions presented represent PCAInc’s professional judgment based on the information obtained during the course of this assignment. PCAInc’s evaluations, analyses, and opinions are not

P. O. Box 568363 ● Orlando, FL 32856-8363 ● Tel: 407.422.5257 ● Fax: 407.419.4194 E-Mail: [email protected]

mailto:[email protected]

Property Condition Assessment – 520 North Woodland Boulevard, Deland, FL

representations regarding the design integrity, structural soundness, or real value of the property. Information regarding operations, conditions, and test data provided by the Client, the current owner, or their representatives has been assumed to be correct and complete. The conclusions presented are based on the data provided, observations made, and conditions that existed specifically on the date of the assessment walkthrough on August 7, 2013. PCAInc certifies that PCAInc has no undisclosed interest in the referenced property. PCAInc’s relationship with the Client is at arm’s length, and PCAInc’s employment and compensation are not contingent upon the findings or estimated costs to remedy any deficiencies due to deferred maintenance and any noted component or system replacements. PCAInc’s PCR cannot wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of a subject property’s building systems. Preparation of a PCR in accordance with ASTM E 2018-08 is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. A PCR is not intended to be technically exhaustive and is not a code compliance report. In accordance with ASTM E 2018-08, representative observations were made and not complete inventories. This PCR was prepared recognizing the inherent subjective nature of PCAInc’s opinions as to such issues as workmanship, quality of original installation, and estimated remaining useful life (RUL) of any given component or system. It should be understood that PCAInc’s suggested remedy may be determined under time constraints, formed without the aid of engineering calculations, testing, exploratory probing, the removal of materials, or design. Furthermore, there may be other or more appropriate schemes or methods to remedy the physical deficiency. PCAInc’s opinions are generally formed without detailed knowledge from individuals familiar with the component’s or system’s performance. Participants in the walk-through were Robert McBride (field observer and PCR author), Barbara Betz (field observer and PCR reviewer) and Josh Kilmer, Commercial Roofing Consultants, Inc. Access to the property was provided by Ms. Cindy Guiles. Any questions regarding this report should be directed to PCAInc at (407) 422-5257. Respectfully,

Robert R. McBride Vice President

Reviewed by,

Barbara A. Betz President

Property Condition Assessment – 520 North Woodland Boulevard, Deland, Florida

TABLE OF CONTENTS

1. Summary ................................................................................................. 1 1.1 Purpose and Scope ...................................................................... 1 1.2 Deviations from the Guide ............................................................ 1 1.3 Major Concerns ............................................................................ 1 1.4 General Description and Physical Condition ................................. 3 1.5 Other Observations ....................................................................... 5

1.5.1 Site and Drainage .............................................................. 5 1.5.2 Landscape and Irrigation .................................................... 6 1.5.3 Access, Paving, Curbing and Parking ................................ 7 1.5.4 Utilities ............................................................................. 11 1.5.5 Structure .......................................................................... 11 1.5.6 Thermal and Moisture Protection ..................................... 16 1.5.7 Mechanical Systems and Equipment ............................... 18 1.5.8 Electrical Systems and Equipment ................................... 19 1.5.9 Interior Space, Life Safety and Fire Protection ................. 21 1.5.10 Vertical Transportation ..................................................... 24

2. Opinions of Probable Cost ..................................................................... 25

2.1 Definitions ................................................................................... 25 2.2 Table of Action Items and Opinions of Probable Cost ................ 26

Exhibits:

A. Qualifications B. Commercial Roofing Consultants, Inc. Roof Assessment Report

C. Order of Magnitude Estimating D. ASHRAE TC-1.8 Service Life Expectancies


1. SUMMARY:

1.1 Purpose and Scope: The purpose of the PCA is to observe and report, to the extent feasible pursuant to the processes of ASTM E 2018-08, on the physical condition of the subject property. The scope of the PCA has four components:

Document reviews and interviews with Authorities Having Jurisdiction Walk through survey Preparation of the opinions of probable cost to remedy physical deficiencies Preparation of a Property Condition Report 1.2 Deviations from the Guide:

This PCA was conducted as a Summary. The report is limited in descriptions and equipment inventories and is primarily directed to areas to be included in a capital reserve budget. No construction plans, surveys, etc. were made available to PCAInc for review. Interviews with the Authorities Having Jurisdiction were not made.

1.3 Major Concerns: The stormwater drainage system in the parking area does not appear to be functional and there are two large areas of ponding water in the parking lot during wet times of the year that make large sections of the parking lot unusable. The asphalt pavement of the parking lot is worn and has potholes. Repaving is required. There is a structural concern regarding the column at the northwest corner of the building supporting the roof. It appears that the footing has settled and investigation by a structural engineer is warranted. The steel staircase serving as a fire escape for the second floor is severely corroded and needs to be repaired or replaced. The modified bitumen edge of the roof was improperly installed and needs immediate repair or replacement. The HVAC equipment will exceed its anticipated useful life during the five-year outlook of this report. Funds for complete replacement need to be budgeted. The flooring materials inside the building have exceeded their expected useful lives and need to be replaced.

Project No: PCA13-025 1


The kitchen and kitchen equipment are worn and dated. The microwave is inoperable. The kitchen presents a poor appearance and complete renovation is recommended. Opinions of probable cost are based on order of magnitude estimating. The goal is to provide a cost estimate within 70-80% of the actual cost. These estimates and allowances are to be used for budgeting only. To determine the more probable actual cost, the Client is referenced to professional architects/engineers for the preparation of documentation to be used in bidding by qualified contractors.

Category 1, Life Safety Issues $ 0 Category 2, Deferred Maintenance $63,930 Category 3, Options $27,500 Total $91,430



1.4 General Descriptions and Physical Condition: The property is located on the west side of North Woodland Boulevard between West Minnesota Avenue and West University Avenue in the City of Deland within the confines of Stetson University. The Volusia County Property Appraiser (VCPA) lists the total land area as being approximately 1.7 acres. The property is “L” shaped with the long axis running east-west. It is 60’ wide by 217’ long. The bottom of the “L” is at the west end of the property, 54’ long by 55’ wide. The west end of the property includes an asphalt paved parking area shared with Stetson University. The property boundary does not appear to include the paved access driveway along the south side of the property. The current building was constructed in 1990, following demolition of the previous Wesley Center building. The building is a 17,561 gross sq. ft. two-story student center. There are four residential apartments located on the second floor. There are second floor porches located at the front and rear of the building. The rear second floor porch has a steel staircase with concrete pans providing secondary egress for the second floor. The overall condition of the building is good, but finishes and furnishings are worn and dated.

Building rear



Building north side

Front porch



1.5 Other Observations:

1.5.1 Site and Drainage: There are significant issues with the site and stormwater drainage. The access roads to the property are not part of the parcel and the asphalt paved parking area is shared with Stetson University. There are two stormwater inlet structures in the parking lot located on the subject parcel. It was reported that the inlet structures connect with each other, but there is no outlet connection to the local stormwater utility system. At the time of the site visit, there was significant ponding water present at both stormwater structures causing major areas of the parking lot to be unusable. The ponding water has been present for a significant period of time for tadpoles to be present in the ponds. It takes tadpoles around six weeks to hatch from eggs. This was reportedly a common occurrence during the wet months of the year. The stormwater inlet structures and piping need to be inspected and evaluated by a Civil Engineer and corrective measures taken. Reportedly, Stetson University has proposed to pave and enlarge the parking area, utilizing more land belonging to the subject property. If this proposal is acceptable, it needs to include correcting the existing stormwater issue. An allowance has been included in the Opinion of Probable Costs (OPC) table found at the end of this report to engage a Civil Engineer to evaluate the stormwater system.



Two standing water ponds at stormwater inlets in parking area

1.5.2 Landscape and Irrigation: The landscaping is in good condition. The irrigation water is provided and controlled by Stetson University. The irrigation meter appears to be located on the property north of the subject parcel. A mix of irrigation heads colored for reuse water and domestic water are on the subject parcel. The irrigation meter is colored for reuse water. According to a Stetson University web site, reuse water was introduced to Stetson in 1990 and no domestic water is being used for irrigation. The property manager needs to be made aware that reuse water is being used for irrigation and the irrigation maintenance contractor needs to utilize spray heads colored purple indicating the use of reuse water. It is recommended that the existing spray heads and risers be painted purple and signs posted indicating that reuse water is being used for irrigation.



Irrigation control valve located on adjacent property to the north – likely controls

irrigation water to subject property

1.5.3 Access, Paving, Curbing, and Parking:

There are two access routes to the property; a single lane asphalt paved drive south of the property providing access from Woodland Boulevard and an un-paved limerock drive accessing the property from the west with an entrance on Minnesota Avenue. Both access routes are the responsibility of Stetson University. It is assumed that there is a legal document with Stetson University providing easement to the subject property and that the deed to the subject property includes the right of easement. The asphalt in the parking area is aged, worn and has deteriorated. Potholes exist that require repair. An estimate for the repairs and re-paving with a 1” layer of asphalt has been included in the OPC table. The concrete sidewalks are in good condition.



Pothole in parking area

Entry to the building is by single wood-framed door at the front and the rear of the building. A steel staircase provides secondary emergency egress from the second story porch at the rear of the building. The steel staircase is in poor condition due to corrosion and requires major repairs or replacement. An allowance has been included in the OPC table to address the steel staircase. It is recommended, if the stairs are replaced, a design and manufacture that does not have concrete filled pans and requires minimal maintenance be considered.



Severe corrosion at the bottom of the rear exterior staircase

Corroded steps on rear exterior staircase



Corrosion on rear exterior staircase

Cracked concrete steps in steel pans on rear exterior staircase



1.5.4 Utilities: The primary electric power is provided by Duke Energy and is brought to the property underground from an undetermined location. Domestic water is reported to be provided by the City of Deland. The domestic water service meter is located on the east side of the property. There is a ¾” backflow preventer present. The backflow preventer did not have a tag indicating that the required annual inspection has been performed. A maintenance reminder has been included in the OPC table. According to the Volusia County Property Appraiser’s web site, the backflow preventer was installed in June 2011 and a construction permit was issued. Natural gas service to the property was not observed. Reclaimed water service is provided and controlled by Stetson University at no cost.

1.5.5 Structure: Construction plans were not provided for review. The building appears to be a steel structure with steel support columns, reinforced brick curtain walls, with a pre-engineered wood floor truss system and wood roof joists. The roof deck is constructed with laminated wood panels. The pre-existing building had a basement. The basement was reported to have been filled in during construction of the existing building. Closed-cell extruded polystyrene foam accessories were used as architectural features on columns. Woodpeckers reportedly are damaging the polystyrene accessories requiring continued maintenance to make the repairs. There was a large, approximately four inch diameter hole in the paneling covering a steel support beam at the rear of the building at the time of the site visit. There is a material that can be added to latex paint that reportedly deters woodpeckers from damaging these architectural elements. It is called Breakguard and can be found at www.stucoflex.com. No structural issues with the walls of the main building were observed. Displacement of the column footing/s supporting the rear roof of the building was observed. Cracks in the rear planter structure are significant and allow water intrusion into the wall which could compromise the structural integrity of the building. A structural engineer needs to be engaged to provide an assessment. Destructive investigation will likely be needed to adequately evaluate the condition of the supporting steel columns and to determine and correct the settling issue/s. An allowance has been included in the OPC table for a structural engineer to initiate the investigation.


http://www.stucoflex.com/


Probable water intrusion and spalling was observed beneath the rear second floor balcony. Destructive investigation is recommended to determine the nature and cause of the water intrusion/spalling. An allowance has been included in the OPC table for a structural engineer to perform an investigation.

Footing at NW corner settling



NW corner footing settling

Planter at NW corner with loose bricks



Planter at NW corner

Probable water intrusion/spalling at rear second floor balcony



Ibid

Attic – roof structure; staining likely from the prior roof



Pest control is provided by an outside vendor. A Sentricon termite baiting system was observed being used.

1.5.6 Thermal and Moisture Protection:

Moisture protection for the building consists of an asphalt-fiberglass shingle roof system on a plywood deck over a wood roof truss system. A modified bitumen membrane was applied around the perimeter of the roof at the low slope areas. Existing roof leaks at the perimeter of the roof were observed, likely due to delamination of the modified bitumen membrane. Immediate roof repairs are required. Commercial Roofing Consultants, Inc.’s roofing assessment report is at Exhibit B. An estimate of roof repair costs has been included in the OPC table. According to the VCPA’s web site, the roof was installed in 2009. With immediate repairs and annual inspection and maintenance, the roof system should last another eleven years. The CMU brick walls are in good condition. The mortar joints appear to be in good condition. A sealant should be applied to the brick walls every seven years. An estimate to apply a sealant to the brick walls is included in the OPC table for the current year, as it is likely that a sealant has not been applied since the date of original construction. The windows and exterior doors appear to be in good condition. The main entrance door assembly was likely value engineered to reduce the cost of construction. It has the appearance of a low quality, residential style entrance. Consideration should be given to improving the entrance to the building in the future. Thermal protection is provided with insulating batts in the attic. The insulation value was not determined. Exterior wall insulation was not observable. No interior roof leaks were observed. Staining of roof decks was observed, but attributed to the prior roof. No water intrusion issues with the windows were observed. Both planter walls on the west side of the building have efflorescence staining of the bricks on the planter walls. The efflorescence is the result of water intrusion of the brick/block and mortar structure from water penetration of mortar cracks, bricks, and/or planters. It is recommended that the plantings be removed and the plant boxes examined for defects in construction or design and proper lining and drainage be provided. It is also recommended that the cracked mortar areas be repointed. It is further recommended that a quality sealant be applied to the mortar and bricks of both the rear and front planters. An allowance has been included in the OPC table to address the water intrusion of the west planter structure.



Grout line at SW planter needing repointing

Efflorescence evidencing water intrusion of brick planters at west side of building



1.5.7 Mechanical Systems and Equipment: The water lines were observed to be copper. One leak was reported to have occurred in the kitchen area in a wall behind the current water heater. Typically copper piping is anticipated to last for 35-40 years. The observed sanitary piping above grade is PVC. The PVC used for the sanitary systems is anticipated to have long-term useful life remaining with no anticipated system replacement or significant repair costs occurring within the five year outlook of this PCR. There are two Jack-and-Jill full bathrooms on the second floor and two restrooms on the first floor. Bathroom fixtures are porcelain and in good condition. Cooling and heating are provided by two split system HVAC units. The condensers are ground mounted outside the north wall. The air handler units (AHUs) are located in the attic, one on each side of the building, accessible via scuttle holes located in the east bedroom ceilings. The condensers are manufactured by Ruud. There is a 4-ton unit manufactured in 1999 and a 3.5 ton unit manufactured in 1997. Both units use R-22 as a refrigerant, an ozone depleting chemical whose use is being phased out.

Ruud HVAC condensers



One of the two AHUs was observed. It is located on the north side of the attic. It was manufactured by Armstrong Air Conditioning in 2003 and is a 3.5 ton unit. It is designated AHU#2 on the main electrical panel and serves the second floor. The other AHU was reported replaced in 2004. The condensers are 14-16 years old and have reached, or will reach, their anticipated useful lives during the five-year outlook of this report. When a unit fails, both the condenser and the associated AHU will need to be replaced. An estimate to replace both HVAC systems has been included in the OPC table for next year as a budgetary item.

Duct work consists of flex duct. It appears to be in good condition.

The HVAC system is being maintained by Comfort Service, Inc. with inspection and cleaning being performed twice a year. The electric water heater is located in the kitchen. It is a Whirlpool 40-gallon unit installed in 2009. It is in good condition and should last another eleven years.

1.5.8 Electrical Systems and Equipment: The electric service is mounted on the north side of the building. There is a shunt trip located to the right of the service panel. The electrical room is accessed via a door in the kitchen area, adjacent to the water heater. The electrical room door is marked with a sign. The main electrical panelboard and distribution panels are manufactured by Cutler-Hammer. They were observed to be in good condition. There is an ITI Caretaker security system present that is not in operable condition. Its replacement would be a management decision.



Electric service

Electrical room



1.5.9 Interior Space, Life Safety and Fire Protection: The interior finishes are in good condition with the exception of the flooring. The carpeting and vinyl flooring are worn, in poor condition, and need to be replaced. An allowance to replace all the flooring materials has been included in the OPC table.

First floor common area



Second floor common area

Manager’s office



The popcorn finished ceilings are in good condition. One water stain was observed on the ceiling of the first floor men’s restroom. It appeared to be old and was likely caused from a water event in the bathroom above. The stain should be monitored. If it increases, the toilet above should be investigated for a leak.

Stained ceiling in men’s restroom

The interior walls are is good condition and appear to have been painted in the recent past. The kitchen is worn, dated and overall unattractive. The microwave is not functional. Consideration is strongly recommended to budget and plan to renovate this 23-year old kitchen. A budgetary amount has been included in the OPC table for kitchen renovation.



The building is not protected by a fire sprinkler system. Smoke detectors and hand-held fire extinguishers are present. The fire extinguishers are inspected and serviced by West Volusia Fire Equipment Inc., Deland, and the annual inspection was last performed in April 2013. The fire water main line runs along the east side of Woodland Boulevard. There are fire hydrants at the intersection of Minnesota Avenue and University Avenue.

1.5.10 Vertical Transportation: No vertical transportation is present on the property.



2. OPINIONS OF PROBABLE COST:

2.3 Definitions:

Opinions of probable cost are provided for resolution of material physical deficiencies observed. Under the ASTM guidelines, these exclude cosmetic/decorative matters; enhancements for marketplace repositioning; and routine and normal preventive maintenance. PCAInc provides a table of recommended actions for remedy of physical deficiencies and for certain other matters that may not fall within the ASTM guidelines. PCAInc classifies actions in three categories:

- Category 1: Code violations and/or life safety matters that require immediate action

- Category 2: Deferred maintenance actions required to resolve material deficiencies in building systems and components - Category 3: Enhancements

Under ASTM guidelines, a lower limit of $3,000 is set as a threshold to define actions that are not minor or insignificant. ASTM excludes code and life safety items from this threshold. PCAInc chooses to list action items that are below the threshold value to assure that the Client has a ready reference to all actions recommended by the findings and observations. Some of these items are noted as “Maint.” in the cost column. Opinions of probable cost are based on the order of magnitude. These are to be used for budgeting only. To determine the more probable actual cost, the Client is referenced to professional architects/engineers for the preparation of documentation to be used in bidding by qualified contractors.



2.5 Table of Action Items and Opinions of Probable Cost

Section Year Description Cat. Est. Cost

1.5.1 2013 Allowance for a Civil Engineer to evaluate the stormwater system in the parking lot 2 2,500

1.5.3 2013 Estimate to repair and re-pave asphalt parking area; 466 sy @ $5.00/sy 2 2,330

1.5.3 2013 Allowance to repair or replace the exterior steel staircase 2 16,000

1.5.4 2013 Annual inspection and certification of domestic water backflow preventer 1 Maintenance

1.5.5 2013 Allowance for a structural engineer to start an evaluation of the settling issues of footings at the rear of the building

2 5,000

1.5.5 2013 Allowance for a structural engineer to perform destructive investigation of water intrusion/spalling of the second floor rear balcony

3 2,500

1.5.6 2013 Estimate for immediate roof repairs 2 4,500

1.5.6 2013 Estimate to apply a sealer to the exterior brick walls 2 1,600

1.5.6 2013 Allowance to determine and repair water intrusion of west planter structure 2 3,000

1.5.7 2014 Estimate to budget for replacement 7.5 tons HVAC equipment upon failure 2 15,000

1.5.9 2013 Allowance to replace all flooring materials 2 14,000 1.5.9 2014 Allowance to renovate kitchen 3 25,000

Total, Category 1, Life Safety and Code 1 0 Total, Category 2, Deferred Maintenance 2 63,930 Total, Category 3, Options 3 27,500 Overall total $91,430


EXHIBIT A

QUALIFICATIONS

ROBERT R. McBRIDE, LEP PROPERTY CONDITION ASSESSMENT, INC.

ROBERT R. McBRIDE has been with PCAInc since April 2002. Past company President, he is now part owner and serves as the corporation Vice President. Bob is the director of operations, scheduling and coordinating the field work, performing due diligence property condition assessments, construction progress inspections, and Phase 1 Environmental Site Assessments. He is a Licensed Environmental Professional and has been a certified Structural Masonry Inspector and Mold Inspector. Bob is an infrared thermographer, specializing in building infrared thermography for water intrusion. Bob is a long-time resident of Orlando, his family moving to Orlando in 1954. After attending Maynard Evans High School, he continued his education at Florida Southern College in Lakeland, Florida. He graduated in 1970 with a Bachelor of Science degree in biology with a heavy minor in chemistry and specialized in microbiology. Upon graduation, Bob volunteered for the Air Force, following after his father’s 23-year career. In the Air Force, Bob’s primary duties were in air defense combat operations where he was a fighter weapons controller, radar operations specialist, and electronic counter-countermeasures officer. Bob’s primary duty assignments were Alaska, Colorado, Washington, Montana and New York, with overseas assignments in the Philippines and Germany. Bob was the Director of Air Defense operations in Saudi Arabia during the Iran-Iraq war in which Iraq launched air attacks against shipping in the Arabian Gulf. While in the Philippines, Bob was involved in the search for the last Japanese straggler from WWII. Bob retired from active duty in August 1970 as a Major having served for 20 years. His awards include four Meritorious Service Medals. 1991-2002 Bob worked for Earth Resources Corporation, Ocoee, Florida, an environmental corporation providing environmental assessments, sampling and remediation, and high hazard waste remediation, such as unknown compressed gases. Bob began his work at Earth Resources Corporation as a contract administrator for private, governmental and defense contracts and prepared bid estimates. Bob’s responsibilities quickly grew and he became the assistant director of operations for compressed gas cylinder remediation, the lead company in that field of work in the US providing services for major corporations, universities and research centers, Department of Defense, and the Department of Energy. Bob was the company’s Program Director for Earth Resources’ work in the development of technology and equipment design for the destruction of chemical warfare materials. In 2002, when Earth Resources Corporation’s owners decided to retire and sell the company, Bob joined Property Condition Assessment where he was rapidly promoted to Vice President. In 2006, Bob was promoted to President. Since joining PCAInc, Bob was instrumental in growing the company from five employees to eleven and greatly increasing the company’s client base and market share. May 2012, Bob McBride and Barbara Betz, also with PCAInc, formed a partnership and purchased the corporation from its owner and founder, Paul Halyard.

BARBARA A. BETZ PROPERTY CONDITION ASSESSMENT, INC.

BARBARA A. BETZ is the corporation President and majority shareholder. She has been with the company since July of 2006 handling Business Development, Strategic Planning and Growth, Advertising and overseeing all payroll and accounting functions. Barbara manages the Residential Construction Department, performing field inspections and scheduling and reviewing the work of other inspectors. Barbara is qualified and experienced in performing commercial construction progress inspections as well as providing construction loan administration services. Prior to serving as President, Barbara was Director of Marketing. During her time as Director of Marketing, Barbara increased the client base by 131%. Before coming to PCAInc, Barbara worked in the residential construction industry in sales with Homes by Carmen, a high end residential builder, where she was honored and published in the June 2006 Orlando Magazine as one of The Hot 100 Real Estate’s Best. Barbara started a successful, small service company in 2005. Within a three year period, she increased business and grew the company to five employees. Barbara came to Orlando from Virginia in 1981 having been recruited by Martin Marietta Corporation. Her job assignment was Marketing Specialist, researching Senate Armed Services Committee reports. Barbara has served in many volunteer capacities for civic and community organizations. She served as Chairman of the College and Career Center Volunteers at Lake Highland Preparatory School, Chairman of the Bargain Box for the Junior League of Greater Orlando, Chairman of the Ladies Board at The Country Club of Orlando, and served on the Orlando Opera Guild, PESO (Participation Enriches Science, Music and Art Organizations). In May 2012, Barbara formed a partnership with Bob McBride, also of Property Condition Assessment, Inc. and purchased a majority of the corporation from former owner and founder Paul J. Halyard. Barbara is a graduate from Virginia Commonwealth University in Richmond, Virginia, achieving a Bachelor of Science degree in Marketing and has earned credits towards her MBA. She has a Florida real estate license and serves as the Inn Administrator for the George C. Young First Central Florida Inn of Court.

EXHIBIT B

COMMERCIAL ROOFING CONSULTANTS, INC. ROOF

ASSESSMENT REPORT

Commercial Roofing Consultants, Inc.

LIMITED ROOF SURVEY

CRC Project # 13-351

520 N Woodland Blvd

Deland, Florida

Prepared for


CONTENTS: - Narrative Report - General Conditions & Deficiencies - Executive Summary - Photographic Documentation - Budgetary Considerations

Commercial Roofing Consultants, Inc.

August 8, 2013 Property Condition Assessment, Inc. PO Box 568363 Orlando, FL, 32856 Attn: Bob McBride RE: Limited Roof Survey of 520 North Woodland Boulevard, Deland, Florida. Pursuant to your request, we have conducted an inspection of the above referenced facility. The scope of this report will be limited to documenting the existing system, noting on site conditions, evaluating longevity and providing probable repair and replacement budgets as appropriate. In light of the fact that invasive testing was not authorized, only assumptions based on field observations may be offered. Additionally, testing for asbestos containing materials (ACM) was not authorized and consideration of the presence of ACM is not allowed for in repair/replacement budgets. Commercial Roofing Consultants is not an engineering or architectural firm and offers no opinion on these matters.

Existing Systems

The existing system consists of a wood truss system to which a laminated wood deck is attached. Waterproofing is accomplished by means of a conventional fiberglass matrix asphalt-saturated architectural roofing shingle. There is also a low slope roofing assembly consisting of a 2-ply self-adhering granulated modified bitumen membrane. Storm water is allowed to fall freely to grade.

General Conditions & Deficiencies

The following conditions were observed:

· Exposed fasteners were noted at ridge. See photo #3

· Exposed fasteners were noted sporadically in field of shingle roof. See photo #4

· End laps of low slope roof are beginning to delaminate and require repair. See photo #5

· Several areas of delamination were noted at the roof’s perimeter and require repair and

possibly wood deck repair. See photos #6-10

Executive Summary Both roof assemblies will exceed the 5-Year Outlook with corrective measures completed.

Budgetary Considerations

Year 1 Repairs $4,500 Year 2 Annual Inspection $500 Year 3 Annual Inspection $500 Year 4 Annual Inspection $500 Year 5 Annual Inspection $500

Total $6,500 End of Report.

Prepared by, Reviewed by,

Joshua Kilmer Raymond T. Kilmer Vice President RC# 11071

707 Brookhaven Drive RC #0066906 Phone: 407.447.7663 Orlando, Florida 32803 www.CRCroof.com Fax: 407.447.7665

Limitations

The methods and procedures utilized to offer the evaluations and opinions presented in this Limited Roof Survey are derived from various sources. Among these sources may be: Tenant/Occupant interviews; Review of offered warranties; Research of manufacturer’s website and published manuals; Onsite observations of rooftop and below deck conditions; Public records and aerial photographs; Information provided by the client or others concerned with this project. There is a distinct possibility that conditions exist which may not be apparent, identified or visible at the time of the roof survey. All observations are conducted utilizing non destructive and non intrusive methods, therefore hidden and underlying conditions may affect the roof survey outcome were those same conditions disclosed. Commercial Roofing Consultants, Inc. (CRC) believes this roof survey was performed to standards normally utilized by other professionals to perform a Limited Roof Survey. This Limited Roof Survey is based on our technical expertise only. We offer no warranty other that this Limited Roof Survey was performed as agreed to in our proposal. Any liability of CRC is limited to the cost of services provided. The use and reliance of this report is limited to the persons/entity named on the cover page of this report. This survey is accurate to the best of our knowledge and beliefs.


Photo #1: Overview

Photo #2: Overview


Photo #3: Exposed fastener

Photo #4: Exposed fastener


Photo #5: Open end lap

Photo #6: Edge delamination


Photo #7: Edge delamination

Photo #8: Edge delamination & deteriorated decking


Photo #9: Evidence of leak

Photo #10: Evidence of leak


EXHIBIT C

ORDER OF MAGNITUDE ESTIMATING

EXHIBIT D

ASHRAE TC-1.8 ESTIMATES OF SERVICE LIVES OF VARIOUS SYSTEM

COMPONENTS

Table 3 Estimates of Service Lives of Various System Components

Median Median Median Equipment Item Years Equipment Item Years Equipment Item Years Air conditioners Window unit ..................................... 10 Residential single or split package ... 15 Commercial through-the-wall ........... 15 Water-cooled package ..................... 15 Heat pumps Residential air-to-air ......................... 15a

Commercial air-to-air ....................... 15 Commercial water-to-air ................... 19 Roof-top air conditioners Single Zone ..................................... 15 Multi zone ........................................ 15 Boilers, hot water (steam) Steel water-tube.......................... 24 (30) Steel fire-tube ............................. 25 (25) Cast iron ..................................... 35 (30) Electric ............................................. 15 Burners .................................................. 21 Furnaces Gas or electric ................................. 18 Unit heaters Gas or electric ................................. 13 Hot water or steam .......................... 20 Radiant heaters Electric ............................................. 10 Hot water or steam .......................... 25

Air terminals Diffusers, grilles and registers .......... 27 Induction and fan-coil units............... 20 VAV and double-duct boxes ............. 20 Air washers ............................................ 17 Ductwork................................................ 30 Campers ................................................ 20 Fans Centrifugal ....................................... 25 Axial ................................................. 20 Propeller .......................................... 15 Ventilating roof-mounted .................. 20 Coils DX, water or steam .......................... 20 Electric ............................................. 15 Heat Exchangers Shell-and-tube.................................. 24 Reciprocating compressors.................... 20 Package chillers Reciprocating ................................... 20 Centrifugal ....................................... 23 Absorption ........................................ 23 Cooling towers Galvanized metal ............................. 20 Wood ............................................... 20 Ceramic ........................................... 34

Air-cooled condensers ........................... 20 Evaporative condensers ......................... 20 Insulation Molded ............................................. 20 Blanket ............................................. 24 Pumps Base-mounted .................................. 20 Pipe-mounted ................................... 10 Sump and well .................................. 10 Condensate ...................................... 15 Reciprocating engines ............................ 20 Steam turbines ....................................... 30 Electric motors ....................................... 18 Motor starters ......................................... 17 Electric transformers .............................. 30 Controls Pneumatic ........................................ 20 Electric ............................................. 16 Electronic ......................................... 15 Valve actuators Hydraulic .......................................... 15 Pneumatic ........................................ 20 Self-contained .................................. 10

Source: Data obtained from a national survey of the United States by ASHRAE Technical Committee TC 1.8 (Akalin 1978). Data updated by TC 1.8 in 1986. a See Lovvorn and Hiller (1985) and Easton Consultants (1986) for further information.

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