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Property Condition Assessment 2.18.21 Front overview picture of Subject Property [Click on Icon to Insert Picture] DELETE THIS TEXT BOX FROM DRAFT REPORT Property Condition Report 737 Bridge Road 737 Bridge Road Northampton, Massachusetts 01060 EBI Project No. 1121000569 February 18, 2021 Prepared for: Ten-X, LLC 15295 Alton Parkway Irvine, California 92618 Prepared by: 02/18/2021 Mr. Christopher Camastra Ten-X, LLC 15295 Alton Parkway Irvine, California 92618 Subject: Property Condition Report, 737 Bridge Road 737 Bridge Road, Northampton, Massachusetts 01060 EBI Project # 1121000569 Dear Mr. Camastra: Attached please find EBI's Property Condition Report, (the Report) for the above-mentioned asset (the Subject Property). During the property survey and research, EBI's property surveyor met with agents representing the Subject Property, or agents of the owner, and reviewed the property and its history. The Report was completed according to the terms and conditions authorized by you, the Client. This Report has been completed in general conformance with ASTM E 2018-15 and Ten-X, LLCs Scope of Work/ Master Service Agreement dated October 2018 between Ten-X, LLC and EnviroBusiness, Inc. This Report is prepared for, addressed to and may be relied upon by Ten-X, LLC, such other persons as may be designated by Ten-X, LLC and their respective successors and assigns. Reliance on the Report and the information contained herein shall mean; (i) the Report may be relied upon by Ten-X, LLC and their respective successors and assigns in determining whether to make a loan or loans evidenced by a note or notes secured by the property or a pledge of equity interests in the borrower (the "Loan"); (ii) the Report may be relied upon by any potential purchaser, successor or assignee of any of the Loans or an interest therein in determining whether to purchase the Loan from Ten-X, LLC or an interest in the Loan or Loans or securities backed or secured by same, and any rating agency rating securities representing an interest in the Loan or backed or secured by the Loan; (iii) the Report may be referred to in and included, in whole or in part, with materials offering for sale the Loan or an interest in the Loan or securities backed or secured by the Loan; (iv) the Report speaks only as of its date in the absence of a specific written update of the Report signed and delivered by EBI Consulting. EBI Consulting is an independent contractor, not an employee of either the issuer or the borrower, and its compensation was not based on the findings or recommendations made in the Report or on the closing of any business transaction. Thank you for the opportunity to prepare this Report, and assist you with this project. Please call us if you have any questions or if EBI Consulting may be of further assistance. Respectfully Submitted, EBI CONSULTING Jasun Van Horn Field Engineer Indra Deb, P.E. Technical Director, Structural Services Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 TABLE OF CONTENTS EBI Consulting iii EXECUTIVE SUMMARY TABLE 1............................................................................................................... EXECUTIVE SUMMARY & PROPERTY DESCRIPTION 2....................................................................... General Description 2.................................................................................................................................................................... Subject Property Summary 2........................................................................................................................................................ Subject Property Description 3................................................................................................................................................... Municipal Information & Zoning 5............................................................................................................................................... 1.0 PURPOSE AND LIMITATIONS 6........................................................................................................... 2.0 SITE CONDITIONS 10............................................................................................................................ 2.1 Topography 10........................................................................................................................................................................... 2.2 Pavement and Parking 10........................................................................................................................................................ 2.3 Landscaping, Site Improvements & Site Amenities 10....................................................................................................... 2.4 Municipal Services & Utilities 11........................................................................................................................................... 2.5 Natural Hazards 12.................................................................................................................................................................. 3.0 BUILDING CONDITIONS 14................................................................................................................. 3.1 Substructure 14......................................................................................................................................................................... 3.2 Superstructure 14..................................................................................................................................................................... 3.3 Facades 14.................................................................................................................................................................................. 3.4 Roofing 15.................................................................................................................................................................................. 3.5 Basements/Attics 16................................................................................................................................................................. 3.6 Americans With Disabilities Act (ADA) Accessibility 16.................................................................................................. 3.7 Interior Finishes & Components 17..................................................................................................................................... 3.8 Suspect Mold and Moisture 20.............................................................................................................................................. 4.0 BUILDING SYSTEMS 21......................................................................................................................... 4.1 Building Plumbing 21................................................................................................................................................................ 4.2 HVAC 21..................................................................................................................................................................................... 4.3 Building Electrical 22................................................................................................................................................................ 4.4 Building & Site Fire & Life Safety 22..................................................................................................................................... 4.5 Elevators 23............................................................................................................................................................................... 5.0 MATERIAL CODE VIOLATIONS 24...................................................................................................... 5.1 Building Department 24.......................................................................................................................................................... 5.2 Fire Department 24................................................................................................................................................................. 6.0 REFERENCES 25...................................................................................................................................... 6.1 References Contacted 25....................................................................................................................................................... 7.0 IMMEDIATE AND SHORT TERM REPAIRS AND REPLACEMENT RESERVES 26......................... 7.1 Table 1 - Immediate and Short Term Repairs 26................................................................................................................ 7.2 Table 2 - Replacement Reserves 26...................................................................................................................................... Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 TABLE OF CONTENTS EBI Consulting iv APPENDICES Appendix A: Photographs Appendix B: Figures, Drawings, and Plans Appendix C: Other Relevant Documents Appendix D: Professional Qualifications Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 EXECUTIVE SUMMARY TABLE 737 Bridge Road 737 Bridge Road Northampton, Massachusetts 01060 Assessment Date: February 15, 2021 Property Type: Independent & Assisted Living Year(s) Built: 1971 Gross Site Area: 6.19 Acres # of Units: 60 Construction System Condition Action Required Recommendations Excellent Good Fair Poor NA Immediate Repairs Replacement Reserves 2.1 Topography X None 2.2 Pavement and Parking X Refurbish, Repair $68,535 2.3 Landscaping, Site Improvements & Site Amenities X Repair $11,600 2.4.1 Water & Sewer X None 2.4.2 Gas/Oil X None 2.4.3 Electrical X None 2.4.4 Storm Drainage X None 3.1 Substructure X None 3.2 Superstructure X None 3.3 Facades X Replace, Refurbish $32,900 $19,500 3.4 Roofing X X Replace $116,875 $1,620 3.5 Basements/Attics X None 3.6 Americans With Disabilities Act (ADA) Accessibility X Refurbish $7,900 3.7 Interior Finishes & Components X X Replace, Refurbish $588,000 $294,000 3.8 Suspect Mold and Moisture X Repair $6,000 4.1 Building Plumbing X Repair $6,000 4.2 HVAC X X Replace $109,700 $3,850 4.3 Building Electrical X Refurbish, Repair $16,000 4.4 Building & Site Fire & Life Safety X X Replace $15,000 4.5 Elevators X Refurbish $70,000 5.1 Building Department X None 5.2 Fire Department X None Totals $979,975 $387,505 Repairs and Reserve Summary Today's Dollars $/Unit w/2.50% Inflation Immediate Repairs $979,975 $16,333 N/A Replacement Reserves $387,505 $0 $449,426 Uninflated Inflated $/SF/Year $/Unit/Year $/SF/Year $/Unit/Year Years 1-12 0 538 0 624 EBI Consulting 1 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 EXECUTIVE SUMMARY & PROPERTY DESCRIPTION GENERAL DESCRIPTION The Subject Property, known as 737 Bridge Road, is located in Northampton, Massachusetts at 737 Bridge Road. The Subject Property was reportedly constructed in 1971. The Subject Property consists of a 60-unit, 85,000-gross square foot, skilled nursing facility / assisted living facility with a two-story building located on a 6.19-acre lot. The building contains a partial, basement, which holds the boiler room. Mr. Jasun Van Horn of EBI surveyed the property on February 15, 2021 and was accompanied by, and interviewed, Facility Manager, Manuel Leiton, Owner representative from Bias Pinchos. At the time of the survey, the weather was overcast and approximately 32 degrees Fahrenheit. During the survey, representative areas of the site, buildings, common areas, mechanical spaces, and mechanical equipment and building components were observed, and more than 10 percent of the resident rooms were surveyed. EBI's Pre-Survey Questionnaire was forwarded to the designated property contact. The information requested in the questionnaire assists in EBI's research of the Subject Property to obtain pertinent property data, discover existing physical deficiencies, chronic problems, the extent of repairs, if any, and their costs, and pending repairs and improvements. The Pre-Survey Questionnaire was not returned as of this Report. If the questionnaire is returned at a later date showing a material difference from information provided in this Report, EBI will forward the questionnaire under separate cover. If no response is received, or no material difference is noted in the questionnaire, EBI's Report will not be modified. The Subject Property appears to be in fair overall condition. It is EBI's professional opinion that the Remaining Useful Life (RUL) of the Subject Property is estimated to be not less than 35 years, based on its current condition and maintenance status, assuming any recommended Immediate Repairs or Replacement Reserves are completed, and appropriate routine maintenance and replacement items are performed on an annual or as-needed basis. Please see the Executive Summary Table for a compilation of recommended Immediate Repairs and/or Replacement Reserves. SUBJECT PROPERTY SUMMARY The following summary describes and comments on the primary Subject Property components. Please see the body of the Report for complete survey results for all sections. At the time of the survey, the Subject Property grounds, roofs and other horizontal components were predominantly concealed by snow. The assessment of the condition of snow concealed site improvements and building components in this Report was determined from observations of visible areas. Pavement & Parking The property is improved with asphalt-paved, vehicle parking areas located at the north, east, and south of the building, with asphalt travel lanes, service, and loading areas. Three drives provide access to the Subject Property from the adjacent road frontages. Overall Condition Fair Landscaping & Amenities The property has established and mature landscaping throughout the site, the entrance, around the building, and in islands in the front of the main entrance. The property has a monument sign, and concrete sidewalks with handicapped-accessible ramps. Other site amenities include a wooden shed, decorative metal and vinyl fencing, and a covered pavilion. Overall Condition Fair EBI Consulting 2 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Building Structure & Facades The building structure consists consist of steel columns, beams, and joists. The primary exterior materials consist of brick veneer and stucco above the windows. The front of the building features a covered canopy entrance. Fixed sliding aluminum and vinyl windows are located at all elevations of the building. Each bedroom unit contained either aluminum or vinyl-framed sliding windows. Overall Condition Good to Fair Roof The Subject Property has a low-slope, ballasted, single-ply, EPDM-membrane roof. The Subject Property has secondary metal roof over the main entrance. Overall Condition Good to Fair Major Mechanical Systems The building is heated and cooled by rooftop-mounted, packaged electric and gas, HVAC units and boilers feeding into the perimeter hydronic heating system. In addition, some split-system, electric HVAC units were observed in the office spaces. Domestic hot water is provided by the heating boilers. Fire and safety equipment includes various fire alarm devices and controls, and an automatic fire sprinkler and fire alarm system. Two hydraulic passenger elevators service the building. One natural gas-fueled emergency generator provides backup power to the building. Overall Condition Fair System Responsibility Maintenance, repair, and replacement of the roof, facades, landscaping, pavement and parking, mechanical systems, interior finishes, plumbing, electrical, HVAC, and life safety systems and components at the property are reportedly the responsibility of the Subject Property owner. SUBJECT PROPERTY DESCRIPTION The Subject Property is comprised of the improvements described above, situated on an irregular-shaped parcel with an address of 737 Bridge Road in Northampton, Massachusetts. The Subject Property has approximately 600 feet of frontage along Bridge Road, and 540 feet in depth along Prospect Avenue and 110 feet in depth along Hatfield Street. Local surface arteries, Interstate, and state highway systems provide access to the property. The Subject Property is located approximately 0.51 miles from Interstate 91. The site is essentially level. Wooded land and residential single- and multi-family homes are located along the southern property line. Roadways are located along the north, east and west property lines, beyond which lies residential single-family homes. The Subject Property is improved with a "H"-shaped building with a central wing. The west and east wings have rough dimension of approximately 225 feet in length and 52 feet in depth. The central wing has approximate dimensions of 215 EBI Consulting 3 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 feet in length and up to 52 feet in depth. The central connecting wing has approximate dimensions of 145 feet in length and up to 68 feet in depth. The building is open at the south side to two on-grade courtyards. The interior of the property is laid out with three resident room wings including one at the west, one at the east and one central corridor wing. Each wing includes resident rooms, service closets, storage closets, nurses stations and offices. Each resident room wing also includes a nursing station, a common bathing room, examination room, and services closets. An activities room is located between each wing on both floors. The central core at the first floor includes the entrance lobby, administrative offices, common area activity rooms and dining rooms. The partial sub-basement level includes the mechanical area/boiler room at the central south wing. Common restrooms, elevators and stairs are located off the entrance lobby servicing each wing with a total of four staircases. In addition, the first floor houses the commercial kitchen, laundry room, maintenance room and storage rooms. LISTED SUBJECT PROPERTY BUILDINGS & SQUARE FOOTAGES Building Name:Northampton Rehabilitation and Nursing Center Year Built:1971 Most Recent Year Renovated:N/A Number of Floors:2 Number of Units:60 Number of Beds:120 Number of Basement Levels:Partial sub-basement Total Leasable Area:85,000 Structure:concrete and steel Exterior Walls:brick veneer, stucco Roof:EPDM Foundation:Slab-on-Grade HVAC:Package Unit Electrical:Pad Mounted Transformers Vertical Transportation:Hydraulic In general, the Subject Property appears to have been constructed within industry standards and has been poorly maintained. The resident rooms include semi-private (2-bed) capacities and feature a private toilet room. The standard resident room layout are currently vacant with a few bed mattresses, night stands and chairs scattered within the rooms. The floors are finished with VCT or vinyl plank. The walls are typically painted GWB and CMU and the ceilings are suspended acoustic tile. The common restrooms are located in a common area facility located in each wing of the facility. Each have one ADA restroom stall, one shower stall, one bathtub stall, and one central open bathtub. The corridors are typically VCT, vinyl plank or carpeted and have GWB walls and suspended acoustic ceilings. APARTMENT UNIT TYPES AND MIX TYPE QUANTITY QUANTITY OBSERVED VACANT UNITS DOWN UNITS APARTMENT UNIT AREA (SF) TOTAL APARTMENT TYPE AREA (NRSF) One-bedroom (double bed) / shared-bath between rooms 60 8 60 0 425 25,500 APARTMENT UNITS OBSERVED UNIT #APARTMENT TYPE COMMENTS 110 One-bedroom (double bed) - single bathroom Vacant, fair condition. Broken window 111 One-bedroom (double bed) - single bathroom Vacant, fair condition. Broken window and damaged bathroom fixtures. 115 One-bedroom (double bed) - single bathroom Vacant, fair condition. EBI Consulting 4 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 UNIT #APARTMENT TYPE COMMENTS 121 One-bedroom (double bed) - single bathroom Vacant, fair condition. 202 One-bedroom (double bed) - single bathroom Vacant, fair condition. 210 One-bedroom (double bed) - single bathroom Vacant, fair condition. 212 One-bedroom (double bed) - single bathroom Vacant, fair condition. 220 One-bedroom (double bed) - single bathroom Vacant, fair condition. In general, the Subject Property appears to have been constructed within industry standards and has been poorly maintained. The resident rooms include semi-private (2-bed) capacities and feature a private toilet room. The standard resident room layout are currently vacant with a few bed mattresses, night stands and chairs scattered within the rooms. The floors are finished with VCT or vinyl plank. The walls are typically painted GWB and CMU and the ceilings are suspended acoustic tile. The common restrooms are located in a common area facility located in each wing of the facility. Each have one ADA restroom stall, one shower stall, one bathtub stall, and one central open bathtub. The corridors are typically VCT, vinyl plank or carpeted and have GWB walls and suspended acoustic ceilings. MUNICIPAL INFORMATION & ZONING Municipal Information "Readily available", "reasonably ascertainable", or "publicly viewable", municipal records at City of Northampton Department of Buildings, Department of City Planning, and Department of Finance, were reviewed on-line. Zoning Personnel at the municipal zoning office were consulted, the website was reviewed, and/or the zoning ordinance was reviewed to determine the zoning of the Subject Property. According to the information provided, the Subject Property appears to be located within an URB, Urban Residential district, and appears to be a conforming use. EBI Consulting 5 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 1.0 PURPOSE AND LIMITATIONS The exclusive purpose of this Baseline Property Condition Report (the Report) is to assist Ten-X, LLC in its underwriting of a proposed mortgage loan on the Subject Property described in this Report. This Report has no other purpose and should not be relied upon by any other person or entity. Reliance upon this Report does not extend to property owners, or entities or individuals interested in purchasing the subject property. Amendments to EBI's limitations as stated herein that may occur after issuance of the Report are considered to be included in this Report. Payment for the Report is made by, and EBI's contract and Report extends to Ten-X, LLC only. By accepting draft and final reports, Ten-X, LLC agrees to these terms and limitations. This Report is prepared for, addressed to and may be relied upon by Ten-X, LLC, such other persons as may be designated by Ten-X, LLC and their respective successors and assigns. Reliance on the Report and the information contained herein shall mean; (i) the Report may be relied upon by Ten-X, LLC and their respective successors and assigns in determining whether to make a loan or loans evidenced by a note or notes secured by the property or a pledge of equity interests in the borrower (the "Loan"); (ii) the Report may be relied upon by any potential purchaser, successor or assignee of any of the Loans or an interest therein in determining whether to purchase the Loan from Ten-X, LLC or an interest in the Loan or Loans or securities backed or secured by same, and any rating agency rating securities representing an interest in the Loan or backed or secured by the Loan; (iii) the Report may be referred to in and included, in whole or in part, with materials offering for sale the Loan or an interest in the Loan or securities backed or secured by the Loan; (iv) the Report speaks only as of its date in the absence of a specific written update of the Report signed and delivered by EBI Consulting. The information reported was obtained through sources deemed reliable, a visual site survey of areas readily observable, easily accessible or made accessible by the property contact and interviews with owners, agents, occupants, or other appropriate persons involved with the Subject Property. Municipal information was obtained through file reviews of reasonably ascertainable standard government record sources, and interviews with the authorities having jurisdiction over the property. Findings, conclusions and recommendations included in the Report are based on EBI's visual observations in the field, the municipal information reasonably obtained, information provided by the Client, and/or a review of readily available and supplied drawings and documents. No disassembly of systems or building components or physical or invasive testing was performed. EBI renders no opinion as to the property condition at un-surveyed and/or inaccessible portions of the Subject Property. EBI relies completely on the information provided during the site survey, or provided or obtained during the writing of the draft Report, whether written, graphic or verbal, provided by the property contact, owner or agent, or municipal source, or as shown on any documents reviewed or received from the property contact, owner or agent, or municipal source, and assumes that information to be true and correct. EBI assumes no responsibility for property information or prior reports withheld or not provided during preparation of the Report for any reason whatsoever. The observations in this Report are valid on the date of the survey. EBI uses the date of first occupancy to establish the Subject Property age. EBI hereby authorizes Ten-X, LLC and the other parties specifically identified in the transmittal letter hereto to use and rely upon the Report subject to the explicit understanding that the extent of the physical survey for the production of this Report has been limited by contract and agreed upon Scope of Work to visual observations and a walk through of the Subject Property. The scope of work for this Report is intended only to identify life, health, and safety issues, and the minimum amount of repairs and maintenance required to maintain the property in its current condition, and does not identify or recommend improvements or upgrades. Assumptions regarding the overall condition of the Subject Property have been developed based upon a survey of representative areas of the Subject Property. As such, no representation of all aspects of all areas or components is made. Further, no disassembly of systems or building components, or physical or invasive testing, or functionality was performed. The Report was completed in accordance with a financing scope, American Society for Testing and Materials (ASTM) Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process ASTM E 2018-15, and is not intended for use in making property purchase or sale decisions, or for purposes of making property management decisions. The contents of the Report are not intended to represent an in-depth acquisition analysis of the Subject Property, including, but not limited to, facades, roof, paving, mechanical, elevator, sprinkler, fire safety, and electrical systems or components. Anyone wanting information about the condition or characteristics of these property systems or components should consult the appropriate professional. That level of detail is beyond the scope of this Report prepared by EBI. EBI Consulting 6 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 This assessment is based on the evaluator's opinion of the physical condition of the improvements and the estimated expected remaining useful life of those improvements, based on his observations in the field at the time of the survey, and the written or verbal information received. The conclusions presented are based on the evaluator's professional judgment. The actual performance of individual components or systems may vary from a reasonably expected standard and may be affected by circumstances that are not readily ascertainable or viewable, or that occur after the date of the survey. Where quantities cannot be determined from information provided or physical takeoffs, lump sum estimates, or allowances are used. The costs shown are based on professional judgment and the apparent or actual extent of the observed defect, including the cost to design, procure, construct, and manage the repair or replacement. Where property-unique or specialty equipment is present, EBI relies solely on data regarding maintenance and/or replacement costs provided by the designated site contact or on-site individuals with first-hand knowledge of the specific equipment. EBI provides Pre-Survey Questionnaires for completion by the designated site or property contact, as provided by Ten-X, LLC or their agent. The information requested in the questionnaire assists in EBI's research of the Subject Property to obtain pertinent property data, discover existing physical deficiencies, chronic problems, the extent of repairs, if any, and their costs, and pending repairs and improvements. If the completed Pre-Survey Questionnaire is not returned as of this Report, this is a limiting factor in EBI's analysis. If the questionnaire is returned at a later date showing a material difference from information provided in the Report, EBI will forward the questionnaire under separate cover. If no response is received, or no material difference is noted in the questionnaire, EBI's Report will not be modified. EBI may not have been provided with roof design or installation details, and may not have been provided with warranty information (see Section 3.4 Roofing). EBI has relied on general industry performance of similar type roofs and general observations of the surface covering of the roof to determine if roof replacement is warranted during the analysis term. EBI is not responsible for roof failure that may occur earlier than estimated due to hidden conditions or defects that cannot be readily ascertainable by general observation. EBI may not have been provided with facade reports, and cannot opine on costs to repair facades of buildings five stories or more without receipt of current facade reports (see Section 3.3 Facades). EBI has relied on general industry performance of similar facade systems and general observations of the surfaces of the facades to determine if repair or replacement is warranted during the analysis term. EBI is not responsible for facade failures that may occur earlier than estimated due to hidden conditions or defects that cannot be readily ascertainable by general observation. If the municipality in which the Subject Property is located has governing ordinances requiring facade studies, and a copy is not provided to EBI, this is a limiting factor in EBI's assessment and analysis. Prudent property management will have had facade reports completed on their high-rise property, and if a copy of the report is not provided to EBI, this too, is a limiting factor in EBI's assessment and analysis. This Baseline Report was completed in general conformance with ASTM E 2018-15 and Ten-X, LLC's Scope of Work/ Master Service Agreement dated October 2018 between Ten-X, LLC and EnviroBusiness, Inc. The survey was conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the profession, and in accordance with generally accepted practices of other consultants currently practicing in the same locality under similar conditions. No other representation, expressed or implied, and no warranty or guarantee is included or intended. The Report speaks only as of its date, in the absence of a specific written update of the Report, signed and delivered by EBI. Any additional information that becomes available after EBI's survey and draft submission concerning the Subject Property should be provided to EBI so that EBI's conclusions may be revised and modified, if necessary, at additional cost. This Report has been prepared in accordance with EBI's Standard Conditions for Engagement, which is an integral part of this Report. EBI Consulting 7 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 DEVIATIONS FROM THE GUIDE EBI includes an analysis of estimated Replacement Reserves in this Report. EBI uses an approximate threshold of $1,000 in aggregate for reporting Immediate Repair or Replacement Reserve items. Material life, safety, health, fire, or building code violation or building or property stabilization issues observed at the Subject Property will be reported regardless of cost. CONDITION EBI uses terms describing conditions of the various site, building, and system components. The terms used by EBI are based on those defined in the ASTM Standard, but provide more detailed assessment of the various site, building, and system components and are defined below. It should be noted that a term applied to an overall system does not preclude that a part or a section of the system or component may be in a different condition. Excellent - Not defined by ASTM, however, EBI uses the term to define a component or system that is in new or like new condition and no deferred maintenance is recommended. Good - Defined by ASTM as "in working condition and does not require immediate or short term repairs above an agreed threshold*". EBI expands the definition to include components or systems in sound operation condition and performing its function, and/or scheduled maintenance can be accomplished through routine maintenance. It may show signs of normal aging or wear and tear and some remedial and routine maintenance or rehabilitation work may be necessary. Fair - Defined by ASTM as "in working condition but may require immediate or short term repairs above an agreed threshold*". EBI expands the definition to include components or systems performing their function, but may be obsolete or is approaching the end of its expected useful life. The component or system may exhibit evidence of deferred maintenance, previous repairs, or workmanship not in compliance with commonly accepted standards. Significant repair or replacement may be recommended to prevent further deterioration, restore it to good condition, prevent premature failure, or to prolong its expected useful life. Poor - Defined by ASTM as "not in working condition or requires immediate or short term repairs substantially above an agreed threshold*". EBI expands the definition to include components or systems that have either failed or cannot be relied upon to continue performing its original function as a result of having exceeded its typical expected useful life, 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 recommended. ABBREVIATIONS EBI may use various abbreviations to describe various site, building or system components, or legal descriptions. Not all abbreviations may be applicable to all Reports. The abbreviations most often utilized are defined below. ACT Acoustic Ceiling Tile ABS Acrylonitrile Butadiene Styrene ADA Americans with Disabilities Act ADAAG Americans with Disabilities Act Accessibility Guidelines AHU Air Handling Unit APA American Plywood Association BTU British Thermal Unit (a measurement of heat) BTUH British Thermal Units per Hour CFM Cubic Feet per Minute CMU Concrete Masonry Unit CPVC Chlorinated Poly Vinyl Chloride DHW Domestic Hot Water DWH Domestic Water Heater EIFS Exterior Insulating Finishing System EPDM Ethylene Propylene Diene Monomer EBI Consulting 8 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 EUL Expected Useful Life or Effective Useful Life FF&E Fixtures, Furnishings & Equipment FCU Fan Coil Unit FEMA Federal Emergency Management Agency FHA Forced Hot Air or Federal Housing Administration FHW Forced Hot Water FIRM Flood Insurance Rate Map FOIA Freedom Of Information Act FRT Fire Retardant-treated Plywood GFCI Ground Fault Circuit Interrupter GWB Gypsum Wall Board HCA Handicapped-accessible HID High-intensity Discharge (lighting) HVAC Heating, Ventilating, and Air Conditioning kVA Kilovolt Ampere kW Kilowatt MBH Thousand BTUs per Hour MDP Main Distribution Panel OSB Oriented Strand Board PTAC Packaged Terminal Air Conditioning (Unit) PVC Poly Vinyl Chloride RFI Request for Information RTU Roof Top Unit RUL Remaining Useful Life TPO Thermoplastic Poly Olefin UBC Uniform Building Code VAV Variable Air Volume VCT Vinyl Composition Tile VWC Vinyl Wall Covering EBI Consulting 9 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 2.0 SITE CONDITIONS 2.1 TOPOGRAPHY Description: The Subject Property is essentially level. Condition: No topography problems were reported or observed. Detriments or problems such as ground fractures, settlement areas, or evidence of erosion or chronically standing water were not observed. 2.2 PAVEMENT AND PARKING Description: According to a count in the field, the property is improved with parking areas for approximately 60 cars, which include 5 standard handicapped accessible spaces. See Section 3.6 Americans With Disabilities Act (ADA) Accessibility for handicapped accessible parking information. The parking areas, including the service and access areas have asphalt pavement. The property has a concrete-paved loading area, and former dumpster location. The parking is configured in a lot along the north, south and east of the building. Three entry drive provides access to the Subject Property from the adjacent road frontage. The parking area has extruded, asphalt curbing. Condition: No problems were reported regarding the adequacy of the parking areas. The paved areas are in fair condition. Cracking, settlement, alligatoring and patches in the pavement were noted throughout the Subject Property parking areas. Replacement Reserves are recommended for new asphalt overlay during the analysis term. The parking area sealant and striping is in poor condition, with indications of heavy wear. Based on the observed condition of the parking and drive areas, and the average effective useful life of pavement and pavement sealants, seal coating, and striping, Replacement Reserves are recommended for the application of sealants, seal coating, and striping of the parking and/or lane markings during the analysis term. The curbs are in fair to poor condition with areas of cracked, broken, and chipped finishes located at along the front drive lane and parking area. Replacement Reserves are recommended for repair of the damaged curbs during the analysis term. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Patching, crack sealing, sealing and striping 5 3 2 2 $5,300 7 $5,300 12 $5,300 Repair curbs 12 10 2 2 $17,600 New asphalt overlay 25 20 5 5 $35,035 Total $68,535 2.3 LANDSCAPING, SITE IMPROVEMENTS & SITE AMENITIES Description: The property has established, mature landscaping at the front of the site, the entrances to the property, around the buildings, and in and island along the main entrance drive to the building. Monument signage is located in the front yard along Bridge Road. EBI Consulting 10 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Asphalt walkways are provided for pedestrian traffic. One exterior stair provides access to the building along the northeast wing and is constructed with cast-in-place concrete and steel pipe railings. Lighting is provided by pole mounted fixtures on aluminum poles with concrete bases, approximately 8-10 feet in height, and spaced around the site, parking areas, and along the main entrance drive. Building mounted flood lights provide exterior building lighting. Ornamental aluminum and vinyl fencing is located along the southern side of the building encapsulating the two courtyards. In addition, another section of vinyl fencing was located along the north parking area. A wood storage shed is located on the southwest side of the property. A pavilion is located along the western side of the property. Condition: The property landscaping appears to be in fair condition, with some areas showing signs of distress due to winter conditions. Landscape maintenance is reportedly handled in-house as part of routine maintenance. The property signage appears to be in good condition. The sidewalks appear to be in fair to poor condition with areas of deterioration and trip hazards. These areas were noted along the exterior of the entire building and within the courtyards. Immediate Repairs are recommended for repair of the concrete sidewalks. The site and parking area stairs and concrete walks obscured due to the snow, but were reported to be in good condition. The parking area lighting and exterior light fixtures appear to be in good condition. The site fencing appears to be in good to poor condition. Immediate Repairs are recommended for repairs to the vinyl fencing. The courtyards were obscured by snow, but were reported to be in good condition. The wooden shed appears to be in poor condition. Immediate Repairs are recommended for repair of the wooden shed. The pavilion appears to be in good condition. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Repair concrete sidewalks Immed $6,600 Repair/Replace wooden shed Immed $5,000 Total $11,600 2.4 MUNICIPAL SERVICES & UTILITIES 2.4.1 Water & Sewer Description: City of Northampton provides water and sewer service to the Subject Property site. The sewer is discharged into the municipal lines beneath the abutting street. EBI Consulting 11 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Condition: There were no reported or observed problems with the Subject Property water and sewer connections, systems, sizes, or capacities. The utilities appear to be configured and operated in a manner consistent with their intended use, adequate for the use type, and appear to be in good condition. 2.4.2 Gas/Oil Description: No current gas is provided to the building, and the gas meter has been removed at the Subject Property. No oil service is provided to the Subject Property. Condition: Not applicable. 2.4.3 Electrical Description: There is no current electric service to the site. When connected, the service enters the property overhead to a pole at the front of the site, and then runs underground to a pad-mounted transformer feeding secondary runs to the main switchgear. The utility reportedly owns and maintains the lines up to the transformers. The secondary feeds to the switchgear are the responsibility of the Subject Property owner. Condition: There were no reported or observed problems with the Subject Property electric connections, systems, sizes, or capacities. The utility appears to be configured and operated in a manner consistent with its intended use, adequate for the use type, and appears to be in good condition. 2.4.4 Storm Drainage Description: The storm water flow from the site is controlled via on-site structures discharging into the municipal system. The building's internal roof drains are tied to catch basins in the Subject Property parking areas. The parking lots are configured with slopes toward catch basins controlling storm water flow. The drainage system is the responsibility of the Subject Property owner. Condition: There were no reported or observed problems with the Subject Property storm water drainage connections, systems, sizes, or capacities. Drainage appears sufficient, as areas of ponding or standing water were not observed during the survey. The utility appears to be configured and operated in a manner consistent with its intended use, adequate for the use type, and appears to be in good condition. 2.5 NATURAL HAZARDS 2.5.1 Seismic Description: Chapter 16 of the 1997 edition of the Uniform Building Code (UBC) was reviewed to determine the seismic zone of the Subject Property. Chapter 16 includes calculations for, and mapping of, earthquake (seismic) loads on structures. Figure 16-2, Seismic Zone Map of the United States delineates differing ratings of seismic load. These ratings indicate the severity of how horizontal ground motion and sub-surface soil types affect a structure. Figure 16-2 shows the United States having seismic zones ranging from 0 to 4. EBI Consulting 12 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Conclusion: According to Figure 16-2 in the UBC, the Subject Property appears to be located in Zone 2A, with a low to moderate probability of damaging ground motion. 2.5.2 Flood Zone Description: The Federal Emergency Management Agency (FEMA) maps and rates flood hazard zones throughout the United States. These zones are depicted on a Flood Insurance Rate Map (FIRM), designated by Community Map and Panel numbers. The flood hazard zones range from Zone A or AE (A1 - A130), with Base Flood Elevations (BFE) determined, to Zone X (unshaded), areas outside the 500-year floodplain. EBI utilizes CDYS' RiskMeter (Transamerica Data) First American Flood Data Services' Flood Insights mapping system to obtain the Flood Zone Determination of the Subject Property. First American Flood Data Services searches the FEMA FIRM map and panel to obtain the Flood Zone Determination of the Subject Property. Conclusion: The Subject Property Flood Zone Determination appears to be Zone C, defined as an area outside the 100 and 500 year floodplains, as shown on CoreLogic Flood Hazard Certification, Community Map # 250167, Panel # 0002A, dated April 03, 1978. However, according to the Flood Hazard Certificate, the Subject Property is located within 250 feet of multiple zones. Further analysis may be required to determine the exact placement of the Subject Property and the proper zone, or zones. EBI Consulting 13 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 3.0 BUILDING CONDITIONS 3.1 SUBSTRUCTURE Description: The majority of the Subject Property substructure was not visible due to the surrounding grade. The building contains a partial sub-basement and portions of the substructure were partially visible from the sub-basement or from the exterior. Based on EBI's visual survey, the property appears to have cast-in-place reinforced concrete foundations and footings, supporting the load bearing exterior and interior walls and/or columns. The structures includes concrete slabs-on-grade. Condition: The substructure appears to be sound and in good condition. No indications of problems with the substructures were reported or observed. 3.2 SUPERSTRUCTURE Description: The superstructure is partially obscured from view by interior and exterior finishes. The superstructure reportedly consists of load-bearing, reinforced, concrete masonry unit walls with steel columns, steel beams, and steel, truss joists supporting open-web, steel, floor and roof joists. Floor structures consist of lightweight concrete on steel decking, supported by the open-web, steel, floor joists. Roof structures consist of lightweight concrete on steel decking, supported by the open-web, steel, roof joists. Condition: Based on the overall appearance and observed general condition of the building, the superstructure appears to be sound and in good condition. No problems were noted or reported. Fire retardant treated plywood was not reported or observed. 3.3 FACADES Description: During the site survey, representative building facades were viewed from the surrounding grade, from windows at upper floors, or adjacent buildings. In depth analysis of the facades is beyond the scope of work for this Report. The primary exterior materials consist of brick veneer, and painted stucco panels beneath the windows, painted concrete at exposed portions of the foundation walls. An open porte cochere covers the entry. An aluminum-framed, storefront system with a vestibule is featured at the main entrance. Double door assemblies are utilized as secondary entry points and consist of average quality, commercial grade aluminum and glass doors. Service and access doors are insulated metal. Fixed sliding windows are located at all facades of the building on each floor. Recreation room units on each wing also have aluminum or vinyl-framed, sliding, glass doors to the courtyard. Condition: The observed areas of the facades appear to be in good condition overall with some minor deficiencies or deterioration. The observed sealants appear to be in good to fair condition, weathered, and based on their observed condition, reported age, and average effective useful life, Replacement Reserves are recommended for renewal of the sealants during the analysis term. The brick veneer appears to be in good condition. It is recommended that a dedicated repair program be instituted for anticipated degradation of the mortar joints and overall exterior wall performance. Walls should be routinely checked for fractured, spalling or missing mortar joints, and cleaning or tuck pointing of the brick and joints should be performed where necessary. Based on its reported age, observed condition and average effective useful life, Replacement Reserves are recommended for partial cleaning and re-pointing of the brick veneer during the analysis term. EBI Consulting 14 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 The painted finishes appear to be in fair condition. Based on the reported age and observed condition of the Subject Property's painted finishes on the facades, and on other exterior building components, and the average effective useful life of paint coatings, Replacement Reserves are recommended for exterior trim painting, during the analysis term. Aside from normal wear, the observed doors appear to be in fair to poor condition. Several of the steel, exterior, door frames were observed as rusted and vandalized. Immediate Repairs are recommended for their replacement. The windows observed appeared to be weather tight and in good to poor condition. Several of the windows exhibit failure of the seals between panes, and several have been vandalized. Most of the windows on first floor were damaged and were boarded with plywood. Several of the windows have been replaced with vinyl windows, and replacement is recommended for the remaining aluminum windows. Immediate Repairs and Replacement Reserves for their replacement is recommended during the analysis term. Exterior areas of the Subject Property buildings to which access was provided, and in which building elements were readily observable, were visually surveyed for the presence of termites or termite activity. No observations were conducted within concealed locations (construction elements behind exterior or interior wall finishes, and other building components, etc.). No disassembly of systems or building components or physical or invasive testing was performed. EBI renders no opinion as to the property condition at un-surveyed and/or inaccessible portions of the Subject Property. During the visual survey of the Subject Property, evidence of termite activity was not observed. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Exterior trim painting 8 6 2 2 $5,000 10 $5,000 Commercial window replacement Immed $27,500 Door replacement Immed $2,400 Sealant and control joint renewal 12 6 6 6 $4,500 Clean and repoint brick 35 30 5 5 $5,000 Sliding door replacement Immed $3,000 Total $52,400 3.4 ROOFING Description: During the site survey, representative areas of the roofs were observed. EBI was not provided with roof design or installation details, and was not provided with warranty information. Reportedly, no warranty is in place on the Subject Property roof. Based on previous reports and visual observation, the subject property roof has a low-slope, ballasted, fully adhered EPDM-membrane roof. The EPDM roof is approximately 16 years old. The roof pitches toward internal drains and leaders. The secondary metal pitched roof is approximately 16 years old and was viewed from upper 2nd-story windows. Additional roof features include HVAC equipment, parapet walls, and standard plumbing and mechanical penetrations. The roof was flashed with metal flashing. EBI Consulting 15 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Condition: In estimating the condition and effective useful life of roofs, EBI has relied on general industry performance of similar type roofs and general observations of the surface covering to determine if replacement is warranted during the analysis term. Discussions with the site representative regarding the roof's condition revealed some negative comments. The slope and drainage design of the building roof was obscured by the snow; however, was reported to be generally adequate. Evidence of presumably active roof leaks, in the form of stained ceiling tiles, were observed during the survey throughout the building. The EPDM-membrane roof appears to be in fair to poor overall condition. Roofs of this type typically have an average, effective useful life of approximately 20 years, depending on the property's location, material type and quality, quality of installation, roof maintenance and exposure, amount of roof traffic, and regional climatic conditions. Based on their observed condition and the observed roof leaks, Immediate Repairs are recommended to replace the EPDM membrane roof. The secondary metal roof appears to be in good overall condition. The internal roof drains were not observed due to the snow cover on the roof; however, based on reported ages, current conditions, and expected useful lives, Replacement Reserves are recommended. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost EPDM roof replacement Immed $116,875 Gutter and downspout replacement 15 10 5 5 $1,620 Total $118,495 3.5 BASEMENTS/ATTICS Description: The Subject Property has a partial sub-basement that is utilized for mechanical rooms and storage. No attic space is located on the Subject Property. Condition: There were no reported problems with the Subject Property basement. The mechanical room was unable to be accessed during the site investigation. 3.6 AMERICANS WITH DISABILITIES ACT (ADA) ACCESSIBILITY Description: The Americans with Disabilities Act (ADA), Title III, 28 Code of Federal Regulations (CFR) Part 36, enacted July 26, 1990 and effective January 26, 1992; and revised on September 15, 2010 to include the 2010 Standards for Accessible Design, which are published in the 2011 CFR, and which went into effect on March 15, 2012, governs public accommodation and commercial properties. Title III of the ADA divides facilities into two basic categories: places of public accommodation and commercial facilities, with different obligations for each facility type. The provisions of Title III provide that persons with disabilities should have accommodations and access to public facilities that are equal, or similar, to those available to the general public. Assessment of any other Titles, or their provisions of the ADA, including those that govern employer and/or tenant responsibilities, is specifically excluded from this Scope of Work and Report. Additionally, many jurisdictions have state or local accessibility codes or guidelines that may differ from the ADA and ADAAG. Analysis of these codes is beyond the Scope of Work for this Report. Since tenants and employers at properties are usually responsible for making their leased areas ADAAG-compliant, assessment for ADAAG compliance in these areas was not completed. EBI Consulting 16 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Regardless of a property's age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Facilities initially occupied after the effective date are required to fully comply with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance as Title III calls for owners of buildings occupied prior to the effective date to expend "reasonable" sums, and make "reasonable efforts", to make "practicable" or "readily achievable" modifications to remove barriers, unless said modification would create an undue financial burden on the property or is structurally infeasible. When renovating buildings occupied prior to the effective date, the area renovated, and the path of travel accessing the renovated area, must comply with the ADAAG. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. The definitions of "reasonable", "reasonable efforts", "practicable", and "readily achievable", are site dependent and vary based on the owner's financial status. Due to the unique nature of each property, the extent of analysis required, and the many variables of compliance with the ADAAG guidelines, the evaluation of costs for full ADAAG compliance is beyond the scope of this Report. A separate ADAAG Compliance Audit may be ordered and may reveal additional aspects of the property that are not in compliance. For the purposes of this Report the survey is limited to visual observations of only a representative sample of areas readily observable or easily accessible, and to those areas set forth in EBI's Modified Accessibility Compliance Checklist and Costs included in Appendix C of this Report. The survey is limited to identifying potential routine maintenance or renovation actions that can increase accessibility over time and may or may not, achieve full ADAAG compliance. Places of public accommodation at the Subject Property were visually observed for general compliance with the major requirements of the ADA, taking into consideration the current use of the property, its age and renovation history. No actual measurements were taken to verify compliance. If you have additional questions concerning the ADA and the ADAAG, calls can be made to the United States Department of Justice (USDOJ) ADA Hotline at (800) 514-0301 followed by touching "7" on the touch tone keypad. Additionally, information is available online at the USDOJ ADA website at http://www.usdoj.gov/crt/ada/adastd94.pdf or http://www.access-board.gov/adaag/html/adaag.htm. Condition: Portions of the Subject Property fall into the public accommodation category. A visual review of the property, in conformance with EBI's Modified Accessibility Compliance Checklist and Costs, concluded that the Subject Property is not in general conformance with the ADAAG. Modifications recommended to bring the Subject Property into ADAAG compliance are detailed in EBI's Modified Accessibility Compliance Checklist and Costs included in Appendix C of this Report. Immediate Repairs are recommended to complete these modifications. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Complete ADA compliance recommendations Immed $7,900 3.7 INTERIOR FINISHES & COMPONENTS Description: The interior areas into which entry was made possible by the site contact are finished with average-quality materials consistent with similar property use types. The Subject Property has interior common areas consisting of entry lobby and stairs, one commercial kitchen, one commercial laundry room, common area restrooms, support, office areas, interior corridors leading to the resident rooms and elevator lobbies. Other amenities include a dining room, courtyard areas, therapy room, shower rooms and activities/recreational rooms. The building has four stairways, one at each end of each wing of the building. Each is constructed with metal stringers, concrete-filled, stair treads and risers and steel pipe railings. The treads and risers are exposed concrete, and the walls have painted, gypsum wallboard finishes. EBI Consulting 17 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 At the time of the inspection, the commercial laundry facility contained three washer with a capacity of 75 pounds and three dryers. In addition, the kitchen had a full suit of appliances, including oven, stove, refrigerator, freezer, cleaning and prep sinks. No appliances are provided in the resident rooms at the Subject Property. At the time of inspection, the building was vacant and a majority of appliances and furniture have been removed. No common area appliances are provided. The standard property-owned furniture and equipment package for the resident rooms included the following: -Mechanical beds and mattresses; -Twin-size bed frames,headboards, and mattresses; -Night stands; -Overbed tables; -Dressers; -Wardrobes; -Armchairs; -Televisions TYPICAL INTERIOR FINISHES & COMPONENTS AREA OR ROOM FLOOR WALLS CEILING SPECIAL FEATURES, APPLIANCES OR EQUIPMENT Living Areas, Bedrooms Carpeting, vinyl tile Painted and vinyl-covered GWB and painted CMU Suspended acoustic tile None Commercial kitchen Ceramic tile flooring Painted and vinyl-covered GWB and painted CMU Suspended acoustic tile Stove, refrigerator, dishwasher, stainless steel sink. Bathrooms Ceramic tile flooring Ceramic tile Suspended acoustic tile Vitreous china sink and toilet, fiberglass and steel tub; ceramic tile and fiberglass tub surround; standard-grade fixtures and accessories Closet / Utility rooms Ceramic tile and vinyl tile Painted and vinyl GWB Suspended acoustic tile Washer/dryer connections Common Corridors Carpeting and vinyl tile Painted and vinyl-covered GWB and painted CMU Suspended acoustic tile None Offices Carpeting and vinyl flooring Painted GWB and painted CMU Suspended acoustic tile None Laundry Room Ceramic tile Painted GWB and painted CMU Suspended acoustic tile Three commercial dryers and washers Stairs Concrete filled metal pans Painted CMU Suspended acoustic tile None Condition: A representative sampling of the common areas and support areas were surveyed, and approximately ten percent of the resident rooms were surveyed. Comments regarding their condition are listed below. Discussions with the administrator indicated that no FF&E replacements and interior improvements have been completed within the last five years. The common areas are in fair condition. Based on their reported age and estimated remaining useful life and current condition, Replacement Reserves are recommended for common area refurbishment, including painting the walls and vinyl EBI Consulting 18 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 replacement, and common area FF&E replacement during the analysis term. Immediate Repairs are recommended for kitchen appliances replacement. The commercial washers, and dryers are over fifteen years old and in good to fair condition. Based the reported age, observed condition, and average effective useful lives, Replacement Reserves for full central washer, central dryer replacement are recommended as an Immediate Repair. The commercial kitchen appliances are over 15 years old and are in good to fair condition. Based the reported age, observed condition, and average effective useful lives, Replacement Reserves for kitchen appliances, including stove, oven, dishwasher, refrigerator and freezer are recommended as an Immediate Repair. Based on the reported replacement policy, observed conditions, reported age, and the average effective useful life, Replacement Reserves for refrigerator, stove, dishwasher, trash compactor, washer/dryer, microwave replacement are recommended during the analysis term (ALF only). The hardwood floors vary in condition from fair to poor. Refinishing the floors reportedly occurs as a part of routine, tenant turnover work (ALF only). Based on the reported replacement policy, observed conditions, reported age, and the average effective useful life, Replacement Reserves are recommended for parital refrigerator, stove, dishwasher, microwave, and washer/dryer replacement during the analysis term (ALF only). Approximately 80 percent of the units have original cabinetry and countertops, which appear to be in good / fair / poor condition. Cabinets and countertops are reportedly replaced/refurbished on an "as-needed" basis as a part of routine, tenant turnover work (ALF only). The commercial washers are five years old and the commercial dryers are also five years old and in good condition. The sheet ironer/folder is approximately 20 years old and in good to fair condition. Based the reported ages, observed condition, and average effective useful lives, Replacement Reserves for central washer, central dryer, sheet ironer, ice machine replacement are recommended during the analysis term. APARTMENT UNITS OBSERVED UNIT #APARTMENT TYPE COMMENTS 110 One-bedroom (double bed) - single bathroom Vacant, fair condition. Broken window 111 One-bedroom (double bed) - single bathroom Vacant, fair condition. Broken window and damaged bathroom fixtures. 115 One-bedroom (double bed) - single bathroom Vacant, fair condition. 121 One-bedroom (double bed) - single bathroom Vacant, fair condition. 202 One-bedroom (double bed) - single bathroom Vacant, fair condition. 210 One-bedroom (double bed) - single bathroom Vacant, fair condition. 212 One-bedroom (double bed) - single bathroom Vacant, fair condition. 220 One-bedroom (double bed) - single bathroom Vacant, fair condition. REPORTED APPLIANCE AGE AND CONDITION APPLIANCE PERCENTAG E 0-5 YEARS OF AGE PERCENTAG E 6-10 YEARS OF AGE PERCENTAG E 11-15 YEARS OF AGE PERCENTAG E 16-20 YEARS OF AGE CONDITION Refrigerators 0 0 100 0 Fair EBI Consulting 19 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 APPLIANCE PERCENTAG E 0-5 YEARS OF AGE PERCENTAG E 6-10 YEARS OF AGE PERCENTAG E 11-15 YEARS OF AGE PERCENTAG E 16-20 YEARS OF AGE CONDITION Stoves 0 0 100 0 Fair Dishwashers 0 0 100 0 Fair Washers 0 0 100 0 Fair Dryers 0 0 100 0 Fair COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Common area refurbishment - psf 8 7 1 Immed $358,800 8 $179,400 Resident room refurbishment including FF&E 8 0 8 Immed $151,200 8 $75,600 Central washer replacement 15 10 5 5 $22,500 Central dryer replacement 20 15 5 5 $16,500 Kitchen equipment replacement allowance Immed $78,000 Total $882,000 3.8 SUSPECT MOLD AND MOISTURE Description: Interior areas of the Subject Property buildings to which access was provided, and in which building elements were readily observable, were reviewed for the presence of moisture and visible or olfactory evidence of microbial development (suspect mold). No observations were conducted within concealed locations (construction elements behind wall and ceiling finishes, and other building components, etc.). No sampling or testing was performed to confirm the presence of invisible airborne microbial elements. In addition to EBI's observation efforts, property personnel did indicate the presence of moisture or suspect mold during the survey. EBI's Pre-Survey Questionnaire was not returned by the property, therefore no other information was provided. Condition: Representative Subject Property observations and interviews revealed visual and or olfactory indications of the presence of suspect mold activity in areas noted be throughout the Subject Property. Additionally, indications of active moisture infiltration were noted at a number of ceiling locations throughout the building. Repairs to correct moisture infiltration are discussed under other sections of this Report, which are directly related to the apparent causes of the infiltration. Additionally, EBI recommends completion of a mold assessment by a trained and experienced mold evaluation specialist, prior to remediation by personnel specifically trained in the handling of mold-affected materials. The estimated costs of removal of the suspect mold contaminated materials and replacement with new, unaffected materials should be determined as part of the mold assessment. The estimated cost of the mold assessment is included in Table 1 - Immediate Repairs. An allowance to complete the remediation work recommended by the assessment is included in Table 1 - Immediate Repairs as well. No additional recommendations concerning moisture or suspect mold are made at this time. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Inspection and report by mold assessor Immed $6,000 EBI Consulting 20 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 4.0 BUILDING SYSTEMS 4.1 BUILDING PLUMBING Description: The observed supply piping is copper and the waste lines are reportedly PVC and cast iron. The plumbing fixtures are vitreous china with chrome fixtures. Central fuel-oil fired and gas-fired boilers provided domestic hot water to the Subject building via a tankless water heater, mixing valves, and circulation pumps. The tankless water heater is located within a basement closet utility room. Domestic hot water pumps are utilized to distribute water throughout the building. A main gas meter has been removed but was located on the exterior central southeast corner of the building. The property was provided with a 2-inch gas main. Welded black iron pipe is used for gas piping throughout the Subject property. Condition: The bathroom finishes and fixtures observed appeared to be in fair condition and in working order. The building has been vandalized and copper water piping has been cut-out and removed. A plumbing inspection will need to be conducted to determine the extent of missing plumbing pipe. Immediate Repairs are recommended for a plumbing inspection and repairs and replacement.. There were no other reported or observed problems with the plumbing system components, operation, or capacities. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Plumbing Inspection and Repairs Immed $6,000 4.2 HVAC Description: The Subject Property is heated and cooled by the following approximate count and size of units: SUBJECT PROPERTY HVAC UNITS TENANT NAME / LOCATION / SPACE NO. OF UNITS MANUFACTURER APPROX. TONNAGE APPROX. AGE TYPE AND COMMENTS 737 Bridge Road 7 American Standard - Allegiance 11 N/A 10 Roof mounted condenser units 737 Bridge Road 11 American Standard 4 14 HVAC rooftop mounted 737 Bridge Road 12 ComfortMaker N/A 20 Natural gas fired boilers Condition: There were no reported or observed problems with the HVAC system sizes or operation. The observed mechanical equipment appears to be in fair condition, appears to be marginally maintained. The heating and cooling components vary some in age but are approximately 20 years old. The average effective useful life of packaged HVAC units of this size and type is 14 to 18 years, boilers is 30 years, however, can be extended to 35 to 40 years with refurbishment, all depending upon their location, maintenance, and use type. Based on their average effective useful life, current condition, and reported maintenance program, Immediate Repairs are recommended for full replacement of the HVAC units and gas/fuel-fired boilers. EBI Consulting 21 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Boiler replacement - small gas fired Immed $36,000 HVAC unit replacement, per ton Immed $73,700 HVAC condenser replacement - 1-2 ton 15 10 5 5 $3,850 Total $113,550 4.3 BUILDING ELECTRICAL Description: The Subject Property reportedly has copper wiring and standard electrical devices, switches, and fixtures consistent with the Subject Property use type. GFCI fixtures were not observed in the kitchens and bathrooms during the survey. GFCI breakers were not observed in the breaker panel during the survey. The main distribution panel (MDP) is rated as a 1,200 Amp, three phase, four wire, 120/208 Volt main, feeding the MDP within an electrical room in the basement. There are a variety of 200, 225 and 400-Amp main disconnects in the electrical room with one 1,000-Amp disconnect switch. The observed service is protected by circuit breakers. Beyond standard ground rods or grounded connections to major piping systems, additional lightning protection was not observed. A 100-kW, 125 kVA natural gas fueled emergency generator serves the Subject Property. In addition, there is a pad-mounted transformer located along the southern side of the building along the southern side of the ashpalt drive. Condition: There were some reported or observed problems with the electrical system and wiring. This utility appears to be configured and operated in a manner consistent with its intended use, and adequate for the use type. Immediate Repairs are recommended for electrical system refurbishment. Management reported that an infrared (IR) survey of the building electrical components has not been performed for several years, and due to the age of the building and electrical components, Immediate Repairs are recommended to complete an IR survey and to assess the overall condition of the main switch panel. The emergency generator is reported to be in fair condition. No testing information was provided. Based on the observed and reported conditions, Immediate Repairs are recommended to compete a generator servicing and testing. Based on the observed condition and expected useful life, Replacement Reserves are recommended for generator refurbishment during the analysis term. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Perform IR survey Immed $1,000 Generator refurbishment Immed $5,000 Electrical systems including wiring repair Immed $10,000 Total $16,000 4.4 BUILDING & SITE FIRE & LIFE SAFETY Description: Observed fire and life safety systems serving the building include a multiple zone fire alarm control panel, an auto-dialer reportedly tying the system to the fire department, hardwired smoke and heat detectors, pull stations, illuminated exit lights with battery backup, emergency battery lighting units, horn/light annunciators, fire extinguishers, and a full coverage wet pipe sprinkler system with check valves and tamper and flow switches. EBI Consulting 22 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 Condition: There were no reported or observed problems with the life safety system sizes or configuration. No inspection tags were observed for the sprinkler system, and the site representative was unaware of the last inspection. The fire extinguishers were observed with expired inspection tags. Immediate Repairs are recommended to provide and up to date fire extinguisher and sprinkler system inspection. The fire alarm control panel appears to be in good to fair condition. Fire alarm control panels have an average effective useful life of 20 years. Based on its observed condition, reported age, and average effective useful life, Immediate Repairs are recommended for replacement of the fire alarm control panels during the analysis term. The U.S. Consumer Product Safety Commission has recalled approximately 35 million sprinkler heads manufactured by Central Sprinkler Co. A complete list of the recalled sprinklers can be found at http://www.sprinklerreplacement.com or by calling (866) 505-8553. The recall involves mostly "wet" sprinkler heads manufactured from 1989-2000, and "dry" sprinkler heads manufactured from the mid-1970s to 2001. EBI observed sprinkler heads manufactured by Tyco, which do not appear to be subject to recall. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Replace fire alarm control panel Immed $15,000 Update inspections on fire alarm, sprinkler system and fire extinguishers - action item Immed $0 Total $15,000 4.5 ELEVATORS Description: The Subject Property has two 3,500-pound capacity hydraulic elevators. The elevator cabs are finished with laminate flooring and hardwood/laminate-paneled walls. Condition: The elevators were reported, and appeared, to be in fair condition. The current elevator maintenance company was not provided. The inspection certificates were not posted. Immediate Repairs are recommended to provide updated elevator inspection tags. According to the site contact, the elevator machinery is original. Based on the observed condition, reported age, and average effective useful life, of the elevator cabs, controllers, and machinery, Replacement are recommended for elevator cab refurbishment, elevator controller, and machinery replacement as an Immediate Repair. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Renovations to elevator cab Immed $10,000 Replacement of elevator machinery and controls Immed $60,000 Total $70,000 EBI Consulting 23 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 5.0 MATERIAL CODE VIOLATIONS 5.1 BUILDING DEPARTMENT Description: The City of Northampton Buildings Department was consulted for open material violations, and to obtain, "readily available", "reasonably ascertainable", or "publicly viewable" documents regarding the Subject Property. Conclusion: This municipality no longer allows public access to department files for research purposes. Requests must be submitted via a written Request for Information (RFI). The document retrieval time is estimated at ten business days, but could be longer depending on workload and municipal response time. EBI has submitted a RFI for potential outstanding violations on file for the Subject Property. No response has been received as of this Report. If a RFI response showing a material violation is provided to EBI, EBI will forward that notice under separate cover. If no response is received or no material violations are noted, EBI's Report will not be modified. COST SUMMARY Recommendations EUL EFF AGE RUL Year Cost Obtain permanent Certificate of Occupancy $ 5.2 FIRE DEPARTMENT Description: The local department was consulted for open material violations. Conclusion: This municipality no longer allows public access to municipal files for research purposes, and files or documents are not "readily available", "reasonably ascertainable", or "publicly viewable" without excessive fees or charges, which is beyond the scope of this Report. EBI Consulting 24 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 6.0 REFERENCES 6.1 REFERENCES CONTACTED A number of sources were contacted during the preparation of this Report. The site contact or Key Site Manager was contacted to be interviewed to obtain information regarding conditions at the property. Additionally, a Pre-Survey Questionnaire was forwarded to the designated Subject Property contact. The Pre-Survey Questionnaire has not been completed and returned to our offices. The information requested in the Pre-Survey Questionnaire is intended to assist in gathering information that may be material to identifying recognized conditions in connection with the Subject Property. The Pre-Survey Questionnaire and any accompanying documentation is presented in Appendix C. KEY SITE MANAGER INTERVIEW CONTACT / AFFILIATION DATE OF COMMUNICATION YEARS W/ PROPERTY TELEPHONE NO. AND/OR EMAIL ADDRESS Spencer O'Donnell Associate Vice President Colliers International 02/01/2021 - emailed the PSQ 02/01/2021 - contacted for site visit setup 5 (949) 724-5536 Spencer.ODonnell@colliers.co m Manuel Leiton Owner Representative Bias Pinchos 02/12/2021 - site visit confirmation 6 (413) 230-4496 The following individuals at state, county, or local municipal departments were consulted. Documentation applicable to the Subject Property in those departments was requested and reviewed when and where available and/or reasonably ascertainable. ADDITIONAL INTERVIEWS CONTACT / AFFILIATION DATE OF COMMUNICATION YEARS W/ PROPERTY TELEPHONE NO. AND/OR EMAIL ADDRESS City of Northampton, Buildings Department 02/12/2021 N/A (413) 587-1240 http://northamptonma.gov/702/ Building City of Northampton, Office of the Assessors 02/12/2021 N/A (413) 587-1200 http://northamptonma.gov/256/ Assessor-Office-of-the City of Northampton, Economic Development 02/12/2021 N/A (413) 587-1249 http://northamptonma.gov/2130/ Economic-Development City of Northampton, Health Department 02/12/2021 N/A (413) 587-1214 http://northamptonma.gov/245/ Health City of Northampton, Planning & Sustainability 02/12/2021 N/A (413) 587-1288 http://northamptonma.gov/924/ Planning-Sustainability City of Northampton, Public Works 02/12/2021 N/A (413) 587-1570 http://northamptonma.gov/305/ Public-Works EBI Consulting 25 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 7.0 IMMEDIATE AND SHORT TERM REPAIRS AND REPLACEMENT RESERVES The cost estimates shown on the tables are based on data obtained from the Owner for items already planned, quotes from contractors, EBI's in-house estimating database and EBI's experience with costs and estimates for similar issues, property and building types, city cost indexes, and assumptions regarding future economic conditions. These projected costs are augmented by cost estimate resource documents such as the National Construction Estimator, R. S. Means Building Construction Cost Data, or R. S. Means Facilities Maintenance and Repair Cost Data, and Marshall Valuation Service publications. 7.1 TABLE 1 - IMMEDIATE AND SHORT TERM REPAIRS Each of the Immediate Repair items noted during the survey is listed in Table 1 - Immediate Repairs, and is compiled on the Executive Summary - Immediate Repairs and Replacement Reserves table. Items are grouped and cross-referenced by Report section. Immediate Repairs as may be identified during the survey are typically limited to life, safety, health, building code violation, or building / property stabilization issues observed at a Subject Property, and are typically expected to be addressed within one year. 7.2 TABLE 2 - REPLACEMENT RESERVES Each of the Replacement Reserve items noted during the survey is listed in Table 2 - Replacement Reserves, and compiled on the Executive Summary - Immediate Repairs and Replacement Reserves table. Items are grouped and cross-referenced by Report section. Routine operational or customary annual maintenance items are not reported or included in this Report. EBI Consulting 26 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 TABLE 1 - IMMEDIATE REPAIRS 737 Bridge Road 737 Bridge Road Northampton, Massachusetts 01060 February 18, 2021 Project Number: 1121000569 Item Quantity Unit Unit Cost Cycle Replacement Replacement Percent Immediate Repairs Total 2.3 LANDSCAPING, SITE IMPROVEMENTS & SITE AMENITIES Repair concrete sidewalks 1,100 SF $6.00 $6,600 100%$6,600 Repair/Replace wooden shed 1 ALW $5,000.00 $5,000 100%$5,000 3.3 FACADES Commercial window replacement 50 EA $550.00 $27,500 100%$27,500 Door replacement 8 EA $300.00 $2,400 100%$2,400 Sliding door replacement 4 EA $750.00 $3,000 100%$3,000 3.4 ROOFING EPDM roof replacement 42,500 SF $2.75 $116,875 100%$116,875 3.6 AMERICANS WITH DISABILITIES ACT (ADA) ACCESSIBILITY Complete ADA compliance recommendations 1 ALW $7,900.00 $7,900 100%$7,900 3.7 INTERIOR FINISHES & COMPONENTS Common area refurbishment - psf 59,800 SF $6.00 $358,800 150%$358,800 Resident room refurbishment including FF&E 100 SF $6.00 $151,200 150%$151,200 Kitchen equipment replacement allowance 60 RM $1,300.00 $78,000 100%$78,000 3.8 SUSPECT MOLD AND MOISTURE Inspection and report by mold assessor 1 ALW $6,000.00 $6,000 100%$6,000 4.1 BUILDING PLUMBING Plumbing Inspection and Repairs 1 ALW $6,000.00 $6,000 100%$6,000 4.2 HVAC Boiler replacement - small gas fired 12 UNIT $3,000.00 $36,000 100%$36,000 HVAC unit replacement, per ton 67 TON $1,100.00 $73,700 100%$73,700 4.3 BUILDING ELECTRICAL Perform IR survey 1 ALW $1,000.00 $1,000 100%$1,000 Generator refurbishment 1 ALW $5,000.00 $5,000 100%$5,000 Electrical systems including wiring repair 1 ALW $10,000.00 $10,000 100%$10,000 4.4 BUILDING & SITE FIRE & LIFE SAFETY Replace fire alarm control panel 1 EA $15,000.00 $15,000 100%$15,000 Update inspections on fire alarm, sprinkler system and fire extinguishers - action item 1 ALW $0.00 $0 100%$0 4.5 ELEVATORS Renovations to elevator cab 2 UNIT $5,000.00 $10,000 100%$10,000 Replacement of elevator machinery and controls 2 UNIT $30,000.00 $60,000 100%$60,000 Total Repair Cost $979,975 EBI Consulting 27 Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 TABLE 2 - REPLACEMENT RESERVES 737 Bridge Road 737 Bridge Road Northampton, Massachusetts 01060 February 18, 2021 Project Number: 1121000569 Item EUL EFF AGE RUL Quantity Unit Unit Cost Cycle Replace Replace Percent Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Total Cost 2.2 PAVEMENT AND PARKING Patching, crack sealing, sealing and striping 5 3 2 159,000 SF $0.10 $15,900 100%$5,300 $5,300 $5,300 $15,900 Repair curbs 12 10 2 2,200 LF $8.00 $17,600 100%$17,600 $17,600 New asphalt overlay 25 20 5 53,900 SF $0.65 $35,035 100%$35,035 $35,035 3.3 FACADES Exterior trim painting 8 6 2 1 LS $5,000 $5,000 200%$5,000 $5,000 $10,000 Sealant and control joint renewal 12 6 6 1,000 LF $4.50 $4,500 100%$4,500 $4,500 Clean and repoint brick 35 30 5 5,000 SF $1.00 $5,000 100%$5,000 $5,000 3.4 ROOFING Gutter and downspout replacement 15 10 5 270 LF $6.00 $1,620 100%$1,620 $1,620 3.7 INTERIOR FINISHES & COMPONENTS Common area refurbishment - psf 8 7 1 59,800 SF $6.00 $358,800 150%$179,400 $179,400 Resident room refurbishment including FF&E 8 0 8 100 SF $6.00 $600 150%$75,600 $75,600 Central washer replacement 15 10 5 150 LB $150 $22,500 100%$22,500 $22,500 Central dryer replacement 20 15 5 300 LB $55.00 $16,500 100%$16,500 $16,500 4.2 HVAC HVAC condenser replacement - 1-2 ton 15 10 5 7 EA $550 $3,850 100%$3,850 $3,850 Total (Uninflated)-$27,900 --$84,505 $4,500 $5,300 $255,000 -$5,000 -$5,300 $387,505 Inflation Factor 1.000 1.025 1.051 1.077 1.104 1.131 1.160 1.189 1.218 1.249 1.280 1.312 Total (Inflated)-$28,598 --$93,278 $5,091 $6,146 $303,115 -$6,244 -$6,954 $449,426 Evaluation Period:12 # of Units:60 Reserve per Unit per year (Uninflated):$538 Reserve per Unit per year (Inflated):$624 EBI Consulting 28 Appendix A: Photographs Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 1 : 737 Bridge Road 2 : North Elevation EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 3 : South elevation 4 : East elevation EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 5 : West elevation 6 : Property Signage EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 7 : Porte Cochere 8 : Asphalt municipal walkway EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 9 : Cracked and deteriorated concrete walkway 10 : Deteriorated concrete walkway EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 11 : Main drive lane 12 : Secondary entry drive EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 13 : Courtyard Two 14 : Exterior parking area lighting EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 15 : Aluminum fence along courtyard two 16 : Vinyl fenced damaged and missing slats along courtyard EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 17 : Vinyl fencing damaged 18 : Wood shed along southwest portion of property EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 19 : Pavilion along west side of property 20 : Typical facade of building EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 21 : Metal roof over porte cochere 22 : Ballasted roof system EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 23 : Damaged roof hatch 24 : Roof (2) EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 25 : Roof 26 : Exterior fire alarm EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 27 : Fire alarm control panel 28 : Fire department exterior hookup EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 29 : Fire pull station 30 : Smoke detector and exit sign EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 31 : Wet sprinkler head 32 : Stove fire suppression canister EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 33 : Stove fire suppression system nozzels 34 : Commercial dryers EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 35 : Commerical washers 36 : Commercial kitchen EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 37 : Ceramic tile flooring 38 : Stainless steel sink in commercial kitchen EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 39 : Commerical refrigerator and freezer 40 : Elevator EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 41 : Elevator interior 42 : Elevator mechanical room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 43 : Former location of natural gas meter 44 : Pad-mounted transformer EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 45 : Typical electrical panel in common hallway for resident units 46 : Partial sub-basement boiler room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 47 : Rooftop HVAC unit 48 : Rooftop condenser unit (2) EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 49 : Rooftop condenser unit 50 : Interior stairs along east wing EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 51 : Interior stairway in southwest wing 52 : Nurses station west wing EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 53 : Activities room 54 : Broken window in tenant room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 55 : Damaged window sill 56 : Recreation room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 57 : Stained ceiling tile 58 : Storage space EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 59 : Theraputic tub room 60 : Typical bathroom in resident room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 61 : Typical hallway with stained ceiling tiles 62 : Typical hallway EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 63 : Typical office 64 : Typical resident room EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 65 : Typical resident unit (2) 66 : Typical resident unit EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 67 : Closet (2) 68 : Utility closet EBI Consulting Property Condition Report EBI Project # 1121000569 737 Bridge Road 737 Bridge Road, Northampton Massachusetts 01060 69 : Vinyl floor tile EBI Consulting Appendix B: Figures, Drawings, and Plans EBI G IS , S ou r ce s: E sr i, HER E , G arm in , USG S, Inte rma p , IN C R E ME N T P, N R C a n ,Es ri Ja p an , M ETI, Esri Ch ina (H on g Ko ng ), Esri K ore a, Esr i (Th a ila nd ), N G CC, (c)Ope n Stre e tMa p con tri bu tors, a nd th e G IS Use r Co m mu n ity Figure 1 : S ite Lo cation Ma p PN: 1121000569 D ate : 1/2 8 /20 2 1· Leg en d Site Ra d iu s ^_Pro j ec t Site at ¼ a nd ½ mi le 7 37 BRIDGE R OAD737 BR IDGE ROADNORTHAMPTON, MA 01060 EBI G IS , C op yr igh t:© 2 01 3 N a ti on a l G eo g ra p hic So ci ety, i-cu b e d Figure 2 - Topog raph ic Ma p PN: 1121000569 D ate : 1/2 8 /20 2 1·USGS 2 4K Qua d: Easthampton, M A 1986 Leg en d Site R a d iu s ^_Pro jec t S ite at ¼ a nd ½ mi le 7 37 BRIDGE R OAD737 BR IDGE ROADNORTHAMPTON, MA 01060 Overview Map RiskMeter Page 1 of 3 © 2021 CoreLogic, Inc. All rights reserved. CORELOGIC, RISKMETER, PXPOINT and the CoreLogic logo are trademarks of CoreLogic, Inc. and/or its subsidiaries. All other trademarks are the property of their respective holders Report generated Jan 28, 2021 by ebiint 737 Bridge Road, Northampton, MA 01060 LATITUDE: 42.338232 LONGITUDE: -72.649903 SFHA Out NEARBY No FZDDPHRASE Within 250 feet SEARCHDIST None Found SEARCHDESC Warning! Distance to an A/V Zone(A,A99,AE,AH,ANI,AO,AR,A1-A30,AR/A,AR/AE,AR/AE,V0-V30) SEARCHFOUND MAPNUMBER 2501670002A COMMUNITY 250167 COMMUNITY_NAME NORTHAMPTON, CITY OF ZONE C PANEL 0002A PANEL_DTE 19780403 FIPS 25015 COBRA COBRA_OUT Flood Zone Determinations Report Result: Feature: RiskMeter Page 2 of 3 © 2021 CoreLogic, Inc. All rights reserved. CORELOGIC, RISKMETER, PXPOINT and the CoreLogic logo are trademarks of CoreLogic, Inc. and/or its subsidiaries. All other trademarks are the property of their respective holders Report generated Jan 28, 2021 by ebiint X500 or B Zone A Zone V Zone D Zone Floodway CBRA RiskMeter Page 3 of 3 © 2021 CoreLogic, Inc. All rights reserved. CORELOGIC, RISKMETER, PXPOINT and the CoreLogic logo are trademarks of CoreLogic, Inc. and/or its subsidiaries. All other trademarks are the property of their respective holders Report generated Jan 28, 2021 by ebiint Appendix C: Other Relevant Documents MAYes NoNot Applicable1 Has the management previously completed an ADA compliance review?2 Have any ADA improvements been made to the property?3 Does a Barrier Removal Plan exist for the property?4Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, other agencies, etc.?5Has building ownership or management received any ADA-related complaints that have not been resolved?6 Is any litigation pending related to ADA issues?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1Does there appear to be sufficient handicapped-accessible parking spaces with respect to the total number of reported spaces?2Does there appear to be sufficient van-accessible parking spaces available (96” wide/ 96” aisle for van)? 1 $250 each $2503Do the accessible spaces appear to be marked with the International Symbol of Accessibility on the paving? 4Do the accessible spaces appear to be marked with the International Symbol of Accessibility on a vertically-mounted sign? 5Do the van-accessible spaces appear to be marked with a sign reading “Van-Accessible”?1 $150 each $1506Does there appear to be at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?7Do curbs on the accessible routeappear to have depressed, ramped curb cuts at drives, paths, and drop-offs?8Does signage appear to exist directing you to accessible parking and an accessible building entrance?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1If there is a ramp from parking to an accessible building entrance, does it appear to meet slope requirements? (1:12)2Are ramps that appear longer than six feet (6'-0") complete with railings on both sides?3 Does the width between railings appear to be at least 36 inches?4Is there a level landing for every 30 feet of apparent horizontal length of ramp, at the top, and at the bottom, of ramps and switchbacks?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1Does the main accessible entrance doorway appear to be at least 32 inches wide?2If the main entrance does not appear to be accessible, are there alternate entrances that appear to be accessible?3Does the alternate accessible entrance appear to be able to be used independently?4Is the door hardware easy to operate (lever/push type hardware, no twisting required, and not higher than 48 inches above the floor)?5 Do main entry doors, other than revolving doors, appear to be available?6If there are two main doors in series, does the minimum space between the doors appear to be 48 inches plus the width of any door swinging into the space?RampsEntrances and ExitsComments/DispositionNone reportedNone reportedNorthamptonEBI Project #1121000569Provide additional van-accessible parking spaces (1 of every 6 handicapped-accessible spaces) to bring property into compliance.None reportedNone reportedNone reportedProvide signage denoting 'van-accessible' status of each van space beneath vertically-mounted handicapped-accessible signage.Comments/DispositionComments/DispositionComments/DispositionMODIFIED ACCESSIBILITY COMPLIANCE CHECKLIST AND COSTS737 Bridge Road737 Bridge RoadCompliance ChecklistRecommended Actions and Estimated CostsBuilding HistoryParking EBI ConsultingModified Accessibility Compliance Checklist and Costs MANorthamptonEBI Project #1121000569737 Bridge Road737 Bridge RoadCompliance ChecklistRecommended Actions and Estimated CostsYes NoNot ApplicableQuantity Unit Price Units Total Cost1Does the main path of travel appear to be free of obstruction and appear to be wide enough for a wheelchair (at least 36 inches wide)?2Does a visual scan of the main path reveal any obstacles (phones, fountains, etc.) that appear to protrude MORE than four inches into walkways or corridors?3Do floor surfaces appear to be firm, stable, and slip resistant (carpets wheelchair friendly)?4Does it appear that at least one wheelchair-accessible public telephone is available? (only required if public phones are provided for the general public)5Does it appear that wheelchair-accessible facilities (toilet rooms, exits, etc.) are properly identified with signage?6 Is there an apparent path of travel that does not require the use of stairs?7If audible fire alarms are present, does it appear that visual alarms (strobe light alarms) also installed in all common areas?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1Do the call buttons appear to have visual signals to indicate when a call is registered and answered?2 Does the “UP” button appear to be above the “DOWN” button?3Does there appear to be visual and audible signals inside cars indicating floor change?4Does there appear to be standard raised and Braille marking on both jambs of each hoist way entrance?5Do elevator doors appear to have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?6Do elevator lobbies appear to have visual and audible indicators of car arrival?7Does the elevator interior appear to provide sufficient wheelchair turning area (51” x 68”)?8Do elevator controls appear to be low enough to be reached from a wheelchair (48 inches front/side approach)?9Do elevator control buttons appear to be designated by both Braille and by raised standard alphabet characters (mounted to the left of the button)?10If a two-way emergency communication system is provided within the elevator cab, does it appear to be usable without voice communication?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1Do common area public restrooms appear to be located on an accessible route?2 Do pull handles appear to be push/pull or lever type?3Does there appear to be audible and visual fire alarm devices in the toilet rooms?4Do corridor access doors appear to be wheelchair-accessible (at least 32 inches wide)?5Do public restrooms appear large enough to accommodate a wheelchair turnaround (60” turning diameter)?6In unisex toilet rooms, does there appear to be safety alarms with pull cords?7 Do the stall doors appear to be wheelchair accessible (at least 32” wide)?8 Do grab bars appear to be provided in toilet stalls?9Do the sinks appear to be provided with clearance for a wheelchair to roll under (29” clearance)?10Do sink handles appear to be operable with one hand without grasping, pinching or twisting?11Do exposed pipes under sink appear to be sufficiently insulated against contact?60 $50 per sink $3,00012Do soap dispensers, towel dispensers and other accessories appear to be reachable (48 inches front/side approach)?ElevatorsComments/DispositionPaths of TravelRestroomsComments/DispositionComments/DispositionProvide pipes beneath sinks with insulation.EBI ConsultingModified Accessibility Compliance Checklist and Costs MANorthamptonEBI Project #1121000569737 Bridge Road737 Bridge RoadCompliance ChecklistRecommended Actions and Estimated Costs13Does the base of one mirror appear to be mounted no more than 40” from the floor?Yes NoNot ApplicableQuantity Unit Price Units Total Cost1Does the total number of accessible resident rooms appear to meet or exceed requirements?2Do the resident room and bathroom doors appear to be a minimum of 32” clear width?3 Are there roll-in showers that appear to be a minimum of 30” x 60”?4 Does a text telephone appear to be provided or available?5Do audible and visual emergency warning devices appear to be provided or available?60 $75 each $4,500$7,9001-25 26-50 51-75 76-100 101-150 151-200 201-300 301-400123456781111112212345678Total Number of Spaces Provided on Property> 1,001501-1,000401-500ADA PARKING COUNT REQUIREMENTSResident RoomsTotal Estimated Cost of Handicapped-Accessibility Compliance Recommendations:Two percent (2%) of total space countTwenty (20) spaces, plus one additional space for every 100 spaces > 1,000One of every six (1:6) accessible spaces One of every six (1:6) accessible spacesTwo percent (2%) of total space countTwenty (20) spaces, plus one additional space for every 100 spaces > 1,000Minimum Number of Standard Handicapped-Accessible Spaces RequiredMinimum Number of Accessible Spaces Designated as Van-AccessibleTotal Accessible Parking Spaces Required on Property929Provide audible and visual emergency warning devices as required for compliance.Comments/DispositionEBI ConsultingModified Accessibility Compliance Checklist and Costs Appendix D: Professional Qualiﬁcations Mr. Indra Deb, P.E. Technical Director, Structural Services 21 B Street Burlington, MA 01803 Office: 617.715.1810 Mobile: 781.308.2686 SUMMARY OF EXPERIENCE Mr. Deb has over 35 years of experience in multi-disciplined engineering analysis and design. Mr. Deb has a broad background in all aspects of building systems, including structural, HVAC, electrical, and plumbing, as well as land development regulations, infrastructure planning, and building design. His expertise includes due diligence assessments (property condition assessments) and construction loan monitoring reports for industrial, commercial, office, parking garage and multi-family residential buildings. During construction period services, Mr. Deb’s experience includes bidding process, negotiation with construction contracts, construction supervision and management, coordination among sub-consultants and sub-contractors, cost control and monitor construction scheduling, review shop drawings and also involved in solving field problems. Mr. Deb has taught several building related courses (structural, HVAC, electrical, plumbing etc.) at Wentworth Institute and Boston University and is currently active in teaching professional registration preparation courses at Northeastern University. Mr. Deb has successfully completed thousands of project assignments including due diligence site assessments and building-condition engineering evaluations. Mr. Deb is responsible for professional quality and technical accuracy of the reports. At EBI, Mr. Deb as a Technical Director, Structural Services in the Real Estate Division, he specializes in reviewing Standard Property Condition Reports (PCR), Equity Property Condition Reports (EPCR), Construction Monitoring Reports (CMR), and Structural Evaluations of buildings. RELEVANT PROJECT EXPERIENCE Various Property Owners and Financial Institutions, Nationwide. Prepare and review property condition due diligence reports for thousands of property owners and financial institutions for portfolios and individual projects throughout the country. Property types included hotels, apartment complexes, retail, parking garage and office buildings. Clients have included LaSalle Bank, Sun Trust Bank, Bear Stearns, Principal Real Estate, Citigroup, and Property Analytics, CWCapital Asset Management, UBS Real Estate Finance, NCB, CBRE Capital Markets, Inc., Cambridge Savings Bank. Mr. Deb also prepares and reviews construction plan and cost reviews (CPCR), and construction monitoring reports (CMR) for various clients including Wachovia Bank, Prudential Mortgage Capital Co, Inland Mortgage Capital Corp., and Merrill Lynch Capital, among others. He also prepares, reviews and checks the structural calculations, drawings and specifications for antenna support and related equipment for telecommunication clients e.g. Metro PCS, AT&T, Verizon Wireless etc. Mr. Deb has more than 10 years experience in assessing and reviewing the Standard and Equity Property Condition Reports of multi-tenant residential, office, commercial and hotel buildings. Prior to joining at EBI, Mr. Deb was the owner and President of an Engineering and Architectural Firm from 1986 to 2005. Mr. Deb’s prior experience includes design, review, coordination and presentation of projects to municipalities (Planning Board, Conservation Commission, Board of Appeals, etc.) for approval. Responsibilities included Community Participation. Mr. Indra Deb, P.E. Technical Director, Structural Services 21 B Street Burlington, MA 01803 Office: 617.715.1810 Mobile: 781.308.2686 Mr. Deb was the Structural Engineer of Record for numerous building design, roads and highways and bridge design and renovation projects. Mr. Deb was also involved with stress analysis and design of structural components, job scoping of steel and concrete structures, foundation and support design for heavy industrial projects especially Pulp and Paper Plants. Performed structural analysis of buildings (Turbine Generator Building, Boiler Building etc.) including foundations, equipment foundation and building framework for process and power plants, material handling, air emission equipment etc. He also performed structural analysis for conveyor galleries, water tank, cooling towers, and underground coal pits and coordinated with other designers and site engineers as problems arose in construction interference. Mr. Deb has performed analysis and design of floor joists, girders, columns, roof structures (joist, girders, purlins), crane girders, equipment foundation, underground concrete structure (coal pit) etc for different buildings in pulp and paper manufacturing plant. Responsibilities also included structural analysis and design of different steel structures including Boiler Support Structures in a coal conversion project. EDUCATION B.S. Civil Engineering Jadavpur University, Kolkata, India M.S. Civil Engineering Carnegie-Mellon University, Pittsburgh, PA Graduate Certificate - Administration & Management Harvard University, Cambridge, MA PROFESSIONAL AFFILIATIONS Fellow of American Society of Civil Engineers (ASCE) Fellow of Boston Society of Civil Engineers (BSCE) Conservation Commissioner, Town of Burlington, MA -1996 to Present LICENSES Construction Supervisor’s License (Unrestricted) – Massachusetts PROFESSIONAL REGISTRATIONS NATIONAL COUNCIL OF ENGINEERING EXAMINERS (NCEES #42952). Registered Professional Engineer in 28 States which includes Massachusetts (Civil and Structural), Alabama, Arizona, Connecticut, Delaware, Florida, Georgia, Illinois, Indiana, Kansas, Maryland, Michigan, Nevada, New Hampshire, New Jersey, New York, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, Texas, Virginia, Washington, West Virginia and Wisconsin.