<format type="json">{report_id: string, property_address: string, report_date: date, report_author_firm: string, overall_risk_assessment: string, estimated_remediation_cost_usd: number optional, structural_assessment: {foundation: {condition: string, issues_identified: list[string], notes: string optional}, framing: {condition: string, issues_identified: list[string], notes: string optional}, roofing: {material: string, age_years: number, condition: string, recommended_action: string optional}}, environmental_findings: {phase_i_esa_status: string, recognized_environmental_conditions: list[{type: string, description: string, severity: string, recommended_action: string optional}], asbestos_containing_materials_present: boolean, lead_based_paint_present: boolean}, building_systems: list[{system_type: string, components_summary: list[{component_name: string, condition: string, estimated_lifespan_remaining_years: number optional, issues: list[string] optional}], overall_system_condition: string, system_recommendations: string optional}], title_encumbrances: list[{type: string, description: string, impact_assessment: string}], capital_expenditure_projections: list[{item: string, category: string, estimated_cost_usd: number, timeline_years: number}], key_due_diligence_recommendations: list[string], summary_narrative: string optional}</format> <data>EXECUTIVE SUMMARY: COMMERCIAL PROPERTY DUE DILIGENCE REPORT
Report ID: DDR-2025-8764
Date of Report: 2025-06-22
Subject Property: 0973 Mitchell Lodge, South Edwardmouth, North Carolina 63999
Prepared by: Moody, Wright and Barker

This report, commissioned by our client, synthesizes the findings from a comprehensive due diligence investigation of the subject property. The inspection, conducted on a brisk weekday, revealed a significant risk profile, driven by several key factors across structural, environmental, and financial domains. The on-site property manager was cooperative during our walkthrough. 

Structural Assessment:
The building's core structure presents a mixed condition. The foundation was observed to be in fair state, with field notes indicating spalling concrete and moisture intrusion in crawlspace. Specialist notes recommend: 'Class south stand sort nature actually option think TV cultural perhaps pick traditional.' Similarly, the framing is considered Fair; however, minor wood rot at sill plates and bowing in roof joists. Of greater concern is the TPO Membrane roofing system. Having been in service for approximately 15 years, its condition is poor, and our recommendation is a full replacement recommended within next 1-3 years. 

Environmental Findings:
The Phase I Environmental Site Assessment (ESA) concluded with a status of 'RECs Identified'. Multiple Recognized Environmental Conditions (RECs) were documented. A notable REC of Low severity relates to Hazardous Material Storage: Every blood responsibility nature sell help find pick arrive raise around. A survey for hazardous materials confirmed that the presence of asbestos-containing materials is likely, while lead-based paint is not expected. 

Building Systems and Capital Needs:
An evaluation of major building systems revealed significant deferred maintenance. The HVAC system is in Poor condition. The Chiller exhibits issues such as requires immediate service. The Rooftop Units (RTUs) exhibits issues such as nearing end of useful life, requires immediate service. The Plumbing system is in Fair condition. The Supply Pipes exhibits issues such as requires immediate service, corrosion noted. These deficiencies translate into considerable near-term capital needs. Our projections identify a total of $309,851 in required expenditures over the next decade. This includes approximately $188,229 for Roof Replacement within 2 year(s). 

Title & Encumbrances:
A preliminary title report review found 2 encumbrances. These include items of moderate impact, such as a Covenant related to 'Mills, Sparks and Burton holds a covenant for drive visionary e-commerce.'. 

Key Recommendations:
Based on these findings, we strongly advise the following actions prior to closing: Budget for full roof replacement within 12-24 months.; Obtain proposals for replacement of supply pipes.; Obtain proposals for replacement of chiller.; Proceed with Phase II Environmental Site Assessment to quantify contamination..</data>
{
  "report_id": "DDR-2025-8764",
  "property_address": "0973 Mitchell Lodge, South Edwardmouth, North Carolina 63999",
  "report_date": "2025-06-22",
  "report_author_firm": "Moody, Wright and Barker",
  "overall_risk_assessment": "Significant",
  "structural_assessment": {
    "foundation": {
      "condition": "Fair",
      "issues_identified": [
        "spalling concrete",
        "moisture intrusion in crawlspace"
      ],
      "notes": "Class south stand sort nature actually option think TV cultural perhaps pick traditional."
    },
    "framing": {
      "condition": "Fair",
      "issues_identified": [
        "minor wood rot at sill plates",
        "bowing in roof joists"
      ]
    },
    "roofing": {
      "material": "TPO Membrane",
      "age_years": 15,
      "condition": "Poor",
      "recommended_action": "Full replacement recommended within next 1-3 years."
    }
  },
  "environmental_findings": {
    "phase_i_esa_status": "RECs Identified",
    "recognized_environmental_conditions": [
      {
        "type": "Hazardous Material Storage",
        "description": "Every blood responsibility nature sell help find pick arrive raise around.",
        "severity": "Low",
        "recommended_action": "Recommend Phase II ESA to investigate hazardous material storage."
      },
      {
        "type": "Historical Contamination",
        "description": "Nature team value talk agent authority whole suggest attorney might house nothing.",
        "severity": "High",
        "recommended_action": "Recommend Phase II ESA to investigate historical contamination."
      }
    ],
    "asbestos_containing_materials_present": true,
    "lead_based_paint_present": false
  },
  "building_systems": [
    {
      "system_type": "HVAC",
      "components_summary": [
        {
          "component_name": "Chiller",
          "condition": "Poor",
          "estimated_lifespan_remaining_years": 12,
          "issues": [
            "requires immediate service"
          ]
        },
        {
          "component_name": "Rooftop Units (RTUs)",
          "condition": "Fair",
          "issues": [
            "nearing end of useful life",
            "requires immediate service"
          ]
        }
      ],
      "overall_system_condition": "Poor"
    },
    {
      "system_type": "Plumbing",
      "components_summary": [
        {
          "component_name": "Water Heaters",
          "condition": "Good",
          "estimated_lifespan_remaining_years": 3
        },
        {
          "component_name": "Supply Pipes",
          "condition": "Poor",
          "estimated_lifespan_remaining_years": 13,
          "issues": [
            "requires immediate service",
            "corrosion noted"
          ]
        }
      ],
      "overall_system_condition": "Fair",
      "system_recommendations": "Recommend comprehensive review and budgeting for Plumbing system upgrades."
    }
  ],
  "title_encumbrances": [
    {
      "type": "Covenant",
      "description": "Mills, Sparks and Burton holds a covenant for drive visionary e-commerce.",
      "impact_assessment": "Moderate"
    },
    {
      "type": "Easement",
      "description": "Clark-Woods holds a easement for revolutionize frictionless models.",
      "impact_assessment": "Moderate"
    }
  ],
  "capital_expenditure_projections": [
    {
      "item": "Roof Replacement",
      "category": "Immediate Repair",
      "estimated_cost_usd": 188229,
      "timeline_years": 2
    },
    {
      "item": "Chiller Replacement/Repair",
      "category": "Short-Term CAPEX",
      "estimated_cost_usd": 40971,
      "timeline_years": 4
    },
    {
      "item": "Supply Pipes Replacement/Repair",
      "category": "Short-Term CAPEX",
      "estimated_cost_usd": 18768,
      "timeline_years": 3
    },
    {
      "item": "Phase II ESA & Remediation",
      "category": "Environmental Mitigation",
      "estimated_cost_usd": 61883,
      "timeline_years": 2
    }
  ],
  "key_due_diligence_recommendations": [
    "Budget for full roof replacement within 12-24 months.",
    "Obtain proposals for replacement of supply pipes.",
    "Obtain proposals for replacement of chiller.",
    "Proceed with Phase II Environmental Site Assessment to quantify contamination."
  ]
}