Dear Bang Realty-Oregon, INC.,

Oregon Property Inspections has completed a property inspection for the property 20 E Main Street, Ashland, OR 97520 on 01-16-2026. The report was conducted in accordance with ASTM Baseline Condition Assessment Process E2018, Certified Commercial Property Inspectors Association, and generally accepted industry standards. 

Oregon Property Inspections certifies to the best of its knowledge this report is true and accurate. We hope this report is found to be complete and informative. Please do not hesitate to contact us if you have any questions or if further assistance is needed. 

Sincerely,

Oregon Property Inspections

James Hooper

Owner/Project Manger/Site Inspector 

Purpose,Scope, & Limitations

Scope

Oregon Property Inspections was retained to conduct a Property Condition Assessment of the subject property. The purpose of the assessment was to provide an objective, independent, professional opinion of the subject property.

The inspection will conform to the ASTM Standard ASTM E2018 protocol for Property Condition Assessments and CCPIA ComSOP standards. The report findings as presented herein outlines the inspector's observations and opinions regarding the apparent physical condition of the subject property as observed at the time of the inspection based solely upon a visual examination of readily accessible building systems and components as presented in the Property Condition Assessment. 

Our services included reviewing available and supplied documents relating to the property, interviews of individuals knowledgeable of the property, a visual survey of the property, and preparation of this report. This report presents a summary of the building and site systems observed, our opinion of their general condition, our recommendations, and opinions of immediate and short-term future costs. Recommended work items are identified as immediate and short-term future costs. Immediate costs includes items considered building or fire code violations, items considered life safety concerns, and deferred maintenance items and repairs that, in our opinion, would cause significant additional deterioration if they were not completed. All other items are considered short-term future costs over the 5-10-year evaluation period. We have generally not included repair costs for items considered as maintenance items expected to cost less than $1,000 in any one year.

User Alliance

This report is for the use and benefit of, and may be relied upon by Client and any of its affiliates, and third parties authorized by Client and Focus Building Inspections, including the lender(s) in connection with a secured financing of the property, and their respective successors and assigns.

If this report is to be utilized beyond the initial purpose, Focus Building Inspections reserves the right to assess and obtain further fees for any additional time or reporting necessary for future purpose. 

Obsolescence

The client should only rely on the inspection report at the point in time that the inspector’s observations were being made and research was being conducted. The client should deem the report as obsolete to some extent, even while it is being prepared.

Opinion of Costs

Opinions of Costs to Remedy Physical Deficiencies – Opinions of Cost are segregated into immediate costs and short term costs. Immediate Needs are defined as opinions of Costs that require immediate action as a result of any of the following: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that if left uncorrected, have the potential to result in or contribute to critical element or system failure within one year or will result most probably in a significant escalation of its remedial cost. The deficiencies and/or items identified are based on our observations unless otherwise noted. Short terms costs are opinions of Costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but require repairs or replacements that should be undertaken on a priority basis in addition to routine preventive maintenance. Such opinions of Costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services are beyond this guide. Generally, the time frame for such repairs is within one to two years.

Limitations

Oregon Property Inspections has performed the services and prepared this report in accordance with generally accepted consulting practices, and makes no other warranties, either expressed or implied, as to the character and nature of such services or product.

Oregon Property Inspections, its officers, and its employees have no present or contemplated interest in the property. Our employment and compensation for preparing this report are not contingent upon our observations or conclusions.

Information in this report, concerning equipment operation, condition of spaces and concealed areas not observed or viewable and for the disclosure of known problems, if any, is from sources deemed to be reliable, including, but not limited to property managers and maintenance personnel; however, no representation or warranty is made as to the accuracy thereof.

No assessment or inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of a subject property’s building systems. Preparation of an inspection in accordance with the CCPIA and the ASTM guide is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. ASTM also recognizes the inherent subjective nature of a consultant’s opinions as to such issues as workmanship, quality of original installation, and estimating the Remaining Useful Life (RUL) of any given component or system. It should be recognized that a consultant’s suggested remedy may be determined under time constraints, formed without the aid of engineering calculations, testing, exploratory probing, the removal of materials, or design. Furthermore, there may be other alternate or more appropriate schemes or methods to remedy the physical deficiency.