Cadre Inspections For Homes and Buildings by Paul W Collins

WELCOME to the

Site Built Residence Property Buyer’s Guide For Independent Home and Business Real Estate Inspections and Reports

CADRE PROFESSIONAL INSPECTIONS, LLC 42 Quail Trail Alamogordo, NM 88310 Contact Cell 575-921-2344 Visit our website at: www.cadreinspections.com

Email: drpwcollinscadre@outlook.com

Warning: Cadre Professional Inspections is not a politically correct inspection company. "For nothing is hidden that will not become evident, nor anything secret that will not be known and come to light.” (Luke 8:17)

FHA / HUD Certified Otero County General Service License #7102, continuous since the year 2000. “We report on the real condition of a home or building to insure that you have the information you need from someone you can trust.”

Paul W. Collins, Owner / Manager

“Please feel free to share this booklet.” Cadre Professional Inspections, LLC is a charter member of the North American Association of Home and Building Inspectors Our quality reports are the result of intense focus, genuine effort, smart objectives, and skilled execution. © 2000 Cadre Professional Inspections, LLC

Updated 16 APR 2016 CAP ><>

Content

Page

Introduction

Reasons to Choose Cadre Inspections

Inspection Report Uses

Inspection Services Description

Cadre Inspector Code of Conduct

General Information Data Sheet

Work Order, Invoice, Receipt Form

Plain Talk Service Agreement

Inspection Fees Guide

Example of a new house with front door jam out of square.

Open junction box, furnace wired with an extension cord.

These types of examples are by no means common. Like similar deferred maintenance issues however, they occur much more often than most people realize. Another often overlooked issue is the number of service hours required to bring heating, cooling or other pre-owned home systems back on line after they have been shut down for a period of time. These costs can add up very quickly at $80 to $90 per hour or more. These hidden expenses are probably not readily observable to the average buyer. Be careful who owns and operates your inspection company. Sometimes an inspection is routed to a service company owned by the Real Estate Agency you’re trusting to be objective and sell you a home in good condition. Cadre has saved a lot of real estate buyers a lot of money and a lot of grief. There is no commercial business buyer or home buyer’s remorse with a Cadre Inspection, never has been, never will be.

Introduction – “Trust but Verify”

Hi folks, my name is Paul W. Collins. I work with folks buying homes and small commercial buildings to insure a smooth property purchase process. I graduated from the Professional Career Development Institute distance learning school for home and building property inspectors of Norcross, Georgia in April of 2000. My final exam grade was 97% for 16 different inspection categories. My experience in the construction and the building trades totals more than 40 years. Customer service is our first priority, always has been, always will be. We genuinely care about the health, safety and security of our customers. Cadre professional inspection reports protect everyone involved in a property transaction, especially our customers. Clients should choose their inspector and avoid any inherent conflict of interest by a real estate agent or a finance company. As an independent inspector I do accept referrals from real estate agents and banks. At least one local real estate agency doesn’t have us on their preferred list. Might be they don’t want folks to know the real condition of the houses they sell. Cadre reports are easy to read and understand. Some inspectors are not licensed and they do not advertise their service except to real estate agents. Saving a few dollars for a cheap inspection is probably not a good idea. I also contract with Hayman Engineering and Harrison Residential Engineering companies as a field technician. I gather footing and foundation data used to convert manufactured houses to real property by the County Assessor’s office. My qualifications include being FHA / HUD Certified. At Northern Michigan University I earned a B.Sc. and an M. A. Degree from 1971 to 1976. My NM State Teaching Credentials were earned in a graduate teaching program at NMSU at Las Cruces. I also hold an earned doctorate in Christian Education from Patriot Bible University. We offer a very high level of professional service. Without a professional inspection there could be high costs for undisclosed deferred maintenance conditions discovered with a property after the sale is closed. It is expensive when heating, cooling and other operating systems have to be serviced after being dormant for a long time. This is especially true of manufactured housing units. Cadre offers a complete real estate inspection service. Our fees are very affordable. Our quality and level of service is unmatched. I offer one of the best home and business building inspection services in south central New Mexico and the southwest region of the U.S.

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Home and Office Alamogordo, NM

“I hold this truth to be self evident . . . some home inspectors and their reports are way better than others.” - Inspector Paul W. Collins

Seven Good Reasons to Choose Cadre Professional Inspections 1. Our report to you is easy to read and understand. You don’t have to be a structural engineer or construction lawyer to understand what you are reading. There are two marks on our reports, a  and an x. The  means okay. The x means the customer should pay special attention to that checklist item. If the brackets are blank it means the item does not apply. We usually write brief comments to clarify sensitive issues. These are defined as those items that may cost a customer money or impact occupant safety and security after the sale closes. Our goal is for your property purchase to go as smoothly as possible. Most onsite inspections take about two or three hours or so. 2. We provide explanations about deferred maintenance issues as well as deterioration, damage and deficiencies. Much of the time home or building operating systems are working fine and don’t have to be repaired or replaced. We don’t insist that a property always meet Uniform Building Code (UBC) standards. As a matter of fact, we don’t insist on anything. With some inspection issues we sometimes recommend calling a service technician. There are no so-called “deal breakers” discovered during any inspection. We do suggest upgrades when it is appropriate and we do report and comment on health, safety and security issues. 3. “Maximum customer service – all the time,” is our basic business policy. We go the “extra mile” to satisfy our customers. Our inspection report checklists are updated regularly to reflect new information and procedures. We focus on the condition of the home or building – not the closing date of the sale. Everyone is treated with friendliness and respect. We are an equal opportunity inspection service provider. A customer may request an item be reevaluated at no charge within 48 hours after they receive their report. Any oversight is very rare and we always do our best to make it right. 4. Our standard property reports are delivered by email the same day the inspection is completed, if we are able to schedule the physical inspection by 10 a.m. Some amplified, commercial site, legal or business inspections may take a little extra time to write and review. We provide a great service and consistently arrive at our appointments a little early . We include digital color photos to emphasize both positive and sensitive items. An additional on-line copy of the original report is available for up to one year for a nominal fee. Hard copies are also available at the office also available for an additional fee. 5. We encourage our customers to be present during the inspection so they can observe and ask questions. The deferred maintenance issues discovered are brought first to the attention of our client. Your real estate agent and others are included in the reporting process at your direction. Our business is built on the highest level of customer service, always has been, always will be. Cadre’s growth and stability has been evident through years of an unstable housing market. 6. Clear and simple suggestions may be offered. They are based on accurate and insightful observations. Our inspection checklists reflect typical construction practices of the Southwest U.S. Geographic Region. We explain items that need special attention and emphasize safety conditions. We offer sensible suggestions concerning upgrades. Evidence detected from Wood Destroying Insects (WDI), pests and vermin are always reported when detected. Not all inspectors offer the same high quality inspection service that we offer. Please refer to our Code of Conduct found in this booklet. 7. Cadre Inspection fees are very affordable and may occasionally be adjusted. This policy is based on how busy we are or if we receive information that may suggest a discount is appropriate. Discounts may include those for military and law enforcement personnel. If your got an inspection that was priced too low, it may indicate that the report you received was sub-standard and incomplete. Cadre Inspectors possess all the necessary professional inspection qualities and is ready to provide the best professional home and property reports for our customers. If you do not purchase the home we inspected for you, an additional inspection on another home is offered at discounts of up to 30%. CAP ><> 26 Nov 2015

A Cadre Inspection Report Is Very Useful Our customers use their Cadre Inspection reports to become aware of undesirable property conditions. Our reports provide sellers with an incentive to reduce the asking price or to make repairs. Buyers may also use our report as a legitimate way to withdraw from a purchase contract and get their deposit money back without a penalty . It may be that some issues have intentionally not been disclosed. Most buyers don’t have any construction industry or building trades experience. They hire us to protect their interests, and that is what we do best. Real Estate agents want a high asking price and choose inspectors that minimize defects, deficiencies, damage and deterioration. Customers also use our inspection report to discuss deferred maintenance issues or upgrades with property sellers, or contractors who provide services for homes and business properties. They can get accurate estimates for repairs or renovation work. The report can serve as a punch list to insure all the required work is properly completed. New home owners have the opportunity to call for an inspection before they occupy their homes or before their warranty expires. This is scheduled with enough time for the housing contractor to schedule repairs or replace defective equipment and materials. The evaluation of each operating system is an integral part of the report designed for customers to be able to determine their ability to afford and maintain the property. Issues may include an old water heater with no warranty information. The plumbing and electrical systems could be outdated to the extent that they need to be upgraded. The heating system might be too old and inefficient, or a roof may need to be replaced if it is worn out and leaking. Defective roof conditions often are not easily detected. Cadre evaluates all types of building system deficiencies, especially roofs. The buyer or seller should to choose their own inspector. Reputable agents provide a list of inspectors so their customers can call and speak directly to an inspector. Real Estate agencies should regularly rotate the inspector names and phone numbers. It is unethical for an agent to use their own “preferred” inspectors or to accept a fee for their referral. Some agents are concerned only with the closing date and getting paid. Deferred maintenance issues may be minimized, hidden or ignored. If an agent offers to schedule your inspection without you knowing who your inspector will be or having talked to him, you can say, “thanks but we’ll get our own inspector.” Then call us. Buyers should hire an inspector who has a written code of conduct. That is one who is not employed by any real estate agency or its’ subsidiaries. Not all inspection companies offer the quality of service that we offer. A lot of unsuspecting folks have paid a lot of money for repairs and essential upgrades because they hired the wrong inspector. Don’t trust just anyone to evaluate the property you are buying. Cadre Inspections is a smart choice for your home or building inspection. Deferred maintenance issues get expensive to repair. Check out our website for some examples at: www.cadreinspections.com A good appraiser needs a professional inspection report to produce a good appraisal. An appraisal is concerned with the comparative value of the property. It provides the prices of other similar houses sold and only assumes that all operating systems are in good condition. A home or building inspection describes the condition of the property. It lists defects, deficiencies, damage and deterioration that exist at the time of the inspection that are not typically covered by an appraisal report. These are two completely different documents. Property owners sometimes will walk away from a mortgage when the market value of their home or building is too low compared to the higher amount of the mortgage. This is called negative equity. Variable rate mortgages and balloon payments very often lead to foreclosure. A low fixed rate mortgage is always the better choice. Be careful of some building contractors working as inspectors who solicit inspection work and then use the reports as marketing tools to generate unnecessary construction or remodeling projects. Their report may reflect a false need for upgrades that would be nice to have but expensive and not essential. Truly independent inspectors are by far the best choice. We do not work for real estate agencies or construction business owners. CAP ><> 2016

Cadre Professional Inspections offers a variety of report services.

Business Properties

Insurance Claims

Site Built Homes

Roofs

Manufactured Housing

New Construction Progress

The scope of a typical Cadre Inspection report includes data describing the location, grounds and site conditions, parking and basic property characteristics. We inspect the roof, exterior siding, windows and doors, the foundation elevation, seasonal heating and cooling equipment, plumbing and electrical components, safety concerns and we will provide a simple energy use analysis survey after working inside. Our customer’s presence and their questions are appreciated. First we check the perimeter of the property. Then the structure’s roof, foundation and exterior are inspected. Next we go inside and inspect the attic area and each individual room. Then we check the plumbing, electrical and seasonal heating or cooling systems. Floors, doors, windows, walls and ceilings are evaluated. Deferred maintenance issues are discussed with the customer during a debriefing process at the end of the physical inspection. Then we accept payment in cash or by check. Next we go back to the office where the data is reviewed and uploaded. The completed email report is then sent out. Timely service is important to us. As an independent inspection service company, we want to meet all your expectations. Our goal is to help our customer’s real estate purchase go as smoothly as possible. A Cadre Professional Inspection report alerts them to any significant deferred maintenance issue that should be brought to the seller’s attention before the closing date. The report information is clear, concise and accurate. It is very easy to read and understand. Our customized reports reflect a thorough and complete inspection process. Not every home or building inspector offers the same high quality inspection service that we offer. Customer service is a high priority, always has been and always will be. Our services include professional inspections for site built, modular and manufactured homes, as well as small business and commercial buildings. We inspect foundations, roofs, new construction, insurance claims and various other property conditions. Our reports help our customers make good decisions about buying property. We also offer special

inspections that are not often covered with a regular report format. Our fees are flexible and surprisingly affordable. Thank you for considering Cadre as your inspection service provider. â&#x20AC;&#x153;We focus on the real condition of a home or business building and report directly to you,â&#x20AC;? contact Cadre at 575-921-2344. CAP ><> 2016

Cadre Code of Conduct

A Cadre Inspector Will: 1. Refrain from offering any compensation in any form to any real estate agent, their broker or to the agency. 2. At all times be honest, objective and courteous. 3. Act in good faith for their customers. 4. Treat everyone fairly without bias toward their culture group, color, national origin, gender, religion, age or disability. 5. Offer a plain talk service agreement signed by both parties that clearly states the scope of the inspection and how much it will cost. 6. Have no financial interest or any anticipated interest in the property being inspected. 7. Send the completed inspection report first to the customer and then discuss report data with other interested parties authorized by Cadre. 8. Make no offer to bid for major projects at the property inspected for a period of at least two months. 9. Attend continuing professional education classes, seminars or home construction industry shows. 10. Pass an annual competency examination for home and building property inspectors.

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GENERAL INFORMATION DATA SHEET Asbestos Siding Be aware that this type of siding only poses a health risk when it’s broken up and the fibers become airborne. If that doesn’t happen, it poses no risk. If you have asbestos siding on the exterior of your house and it’s not broken, chipped, and falling off the wall (and often it’s not, as it’s not uncommon to find asbestos siding that’s 50+ years old but still in perfect condition), you don’t necessarily have to remove it. The EPA’s Toxic Substances Control Act (TSCA) Information Service. Asbestos Service Line: 1-800-368-5888.

Insulation Containing Asbestos If you suspect that you have vermiculite insulation in your home, we recommend that you don't disturb it. To determine whether your insulation contains asbestos, contact an asbestos consultant or laboratory listed in your Yellow Pages under "Asbestos Consulting and Testing." Ask for specific instructions on safely collecting insulation samples for testing and for interpretation of test results. Numerous laboratories that conduct asbestos testing participate voluntarily in a national certification program including the National Voluntary Laboratory Accreditation Program. The insulation in your attic may or may not contain asbestos. Generally speaking there is no serious safety issue as long as access to the attic is closed tight and the material remains undisturbed. Vents on the eves should also be screened. Your primary contact regarding asbestos in vermiculite and vermiculite products is the EPA’s Toxic Substances Control Act (TSCA) Information Service: Asbestos Line: Asbestos Ombudsman Hotline (part of the Small Business Ombudsman)1-800-368-5888, 202-566-1970 (Washington, DC Area Local), (fax) 202-566-1505. The assigned mission of the Asbestos Ombudsman is to provide to the public sector, including individual citizens and community services, information on handling, abatement, and management of asbestos in schools, the work place, and the home. Interpretation of the asbestos in schools requirements is provided. Publications to explain recent legislation are also available. Services are provided to private citizens, state agencies, local agencies, local public and private school systems, abatement contractors, and consultants.

The Hidden Dangers of Mold Exposure Federal guidelines for hazardous substances like radon, asbestos and lead already exist, but for those with mold lurking in their home, there's little warning. No standards for the fungal growth have been set, despite a warning from the U.S. Government Accountability Office in 2008. Indoor mold may pose a widespread and, for some people, serious health threat. Homeowners need to consult their local physician for any suspected threats. It is estimated that up to 25 percent of U.S. homes have mold problems. Research on mold is still in its infancy. Most scientists are still struggling to understand which species of mold produce which specific health outcomes. The World Health Organization has published a report on toxic molds, known as mycotoxins, that notes significant health issues. It warned that "exposure to mycotoxins can produce both acute and chronic toxicities ranging from death to deleterious effects on the central nervous, cardiovascular and pulmonary systems." The Department of Defense is also up-to-date on toxic molds. It has published a lengthy report on one type called "trichothecene mycotoxins." The DOD says this mold is a proven warfare agent and can cause vomiting, bleeding, blistering even death. Mold experts say the best prevention method is to keep your home dry. Watch for leaking pipes under sinks,

water coming in around windows and unventilated bathrooms. When in doubt call Region 5 Environmental Hotline: 800-6218431 from 8:30 am to 4:30 pm Central time (312-886-2395 for callers outside IL, IN, MI, MN, OH, and WI) CAP><>

6 CADRE PROFESSIONAL INSPECTIONS, LLC Work Order, Invoice and Receipt Form Paul W. Collins, Owner / Manager, Office: 42 Quail Trail, Alamogordo, NM 88310 Email: drpwcollinscadre@outlook.com Website: www.cadreinspections.com Cell 575-921-2344

Date ______________________

Customer (Company) ______________________________

Co. / Real Estate ________________________________

W.O. / Invoice / Control Nr.___________________________

Rep. / Agent / Inspector ___________________________

Contact / Nr. ______________________________________

Contact Nr. / Email _______________________________

Email ___________________________________________

Copy authorized.

(Contract) Customer / Nr. ____________________________

Appt. Day _________Time ____________ Date ________

Inspection _______________________________________

[ ] Confirmed [ ] Reschedule ______________________

[ ]N/A

[ ] Yes

[ ] No

Address

_______________________________________

[ ] Occupied

[ ] Owner [ ] Tennant [ ] Not Occupied

Year Built __________ Bedrooms ______ Baths ______

Contact Data ____________________________________

Sq. Ft. __________ Land Size ____________________

Directions / Notes _______________________________

REPORT [ ] Site Built [ ] Manufactured [ ] Major Systems

_______________________________________________

[ ] Foundation Only [ ] Roof Only [ ] Business Building [ ] Other _________________________________________

_______________________________________________ Concern(s) _____________________________________

Will all the utilities be turned on?

[ ] Yes [ ] No

_______________________________________________

Is entry into a crawl space requested? [ ] Yes [ ] No

[ ] Information email package sent.

Sale / Inspection Fee + Email Report $ ___________

[ ] Process explained & payment arrangements made

Other _______________________

+ ___________

[ ] County Assessor site viewed or called @ 437-5310.

Deductions / Credit _____________

– ___________

[ ] Service agreement / work order signed.

Sub Total

___________

GR Tax 6.3125% NM Sales

+ ___________

Wages Hourly Total

+ ___________

Travel (Trip Fee, Mileage, Lodging, etc.) + ___________

[ ] Service agreement / work order given to the customer.

Receipt – Thank you.  Date ________________ We appreciate your business.

Total Amount Due

Check Nr. __________ Amt. Rec’d

Name Printed _____________________________________

Paul W. Collins, Owner / Mgr. Initials ______________

Signature X _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

[ ] Cadre Original

[ ] Customer Copy

7 CADRE PROFESSIONAL INSPECTIONS, LLC – PLAIN TALK SERVICE AGREEMENT 1. The Inspector will perform the property inspection requested on the work order according to this agreement. An inspection report will be sent to the customer or their representative by email. A hardcopy is available at the office. Unfavorable conditions must be observed and deemed relevant to be reported. Inspections will be performed according to current knowledge of the standards of practice in the inspection industry. These standards are not invasive and contain limitations, exceptions, and exclusions including those described in this agreement. The inspector is not required to turn on the utilities. An inspection may be conducted without the utilities on or only if some are turned on. There is a travel fee if access to the property cannot be gained within 15 minutes after arrival. 2. The report includes checklist items in the following categories depending on the type of inspection ordered: basic information, site and grounds, parking, roof, structure, exterior, foundation, interior, seasonal heating and cooling, plumbing, electrical, energy use / compliance and safety issues. Written comments will be included with some checklist items. An item near the end of its useful life may or may not be reported as deficient. Heating and cooling systems may be operated. Most appliances and equipment will not be dismantled or operated. Their condition may not be reported if there is no observed defect. Items not usually inspected include playground equipment, swimming pools, hot tubs, saunas, sprinkler systems and septic tanks. 3. The inspection report will be sent first to the customer. Cadre may discuss the inspection as a paid consultant with additional clients and offer an additional anonymous report copy for a fee. We are not responsible for any use of report information by third parties. Hidden problems or those that could develop may not be reported. The inspector assumes no liability for the cost of repair or replacement of any item resulting from unobserved or unintentional unreported damage, deterioration, defects, deficiencies or deferred maintenance. Cadre is not required remove anything that obstructs access or limits visibility. For an inspector to enter a crawl space, it must be reflected on the work order and an extra fee may be charged. The inspector may also choose not to enter it with no penalty. 4. Cadre Inspectors will report observed evidence of wood destroying insects, rodents and other pests. Evidence of asbestos, radon gas, lead based paint, formaldehyde, pesticides, flammable chemicals, or mold and other harmful and toxic substances will be reported only if detected, observed, and recognized. The customer agrees to contact a licensed specialist for the identification, removal or remediation of any suspected or reported harmful substances. There is no warranty or guarantee on the sale or purchase, future use, operability, habitability, fitness or suitability for any purpose of the land including a home or building or their components. 5. Cadre Inspectors work as engineering field technicians for New Mexico licensed residential engineering companies. We provide data that engineers use to make decisions about manufactured housing and site built footings, foundations and other structure components. We are not an engineering firm and we do not offer engineer certificates. Cadre does offer manufactured housing foundation inspections and reports. Our inspectors are typically experienced building trades journeymen, licensed, and FHA / HUD Certified. 6. Most customers may have any item listed in the report re-inspected at no charge within 48 hours after receiving their report. Any monetary award sought for claims against Cadre Inspections shall be limited only to the fee paid to the inspector. Customers agree not to seek any additional money awards or attorney’s fees for unintentional inspector negligence or breach of any obligation under this Agreement. This includes any errors and omissions that occurred in writing the report. It is agreed that these provisions are not to be considered penalties and that the intent is (a) to reflect the fact that actual damages may be difficult and impractical to determine, (b) to allocate risk among the Inspector and Customer, and (c) to enable the Inspector to perform an inspection at the stated fee. The customer waives any claim for damages for the loss of use of any part of the inspected property. 7. There shall be no cause for any civil action against an inspector after (7) seven calendar days from the date of the inspection. For any anticipated litigation the customer agrees to provide the following: (a) written notification of the adverse conditions by email and a telephone call on the day of discovery, and (b) physical access to the premises on the day of discovery. It is agreed that failure to comply shall release the inspector from all liability. If the customer initiates any legal action, then they shall pay Cadre court costs, attorney’s fees and all defense related expenses including deposition and investigation costs. The customer shall also pay mileage to collect money owed, to collect on a check written with no account or with insufficient funds and the small claims court fees.

8. Any changes to this agreement shall be made in writing and signed by both parties. An inspector may stop the inspection at anytime, verbally cancel this agreement and walk away without any penalty. Upon completion of the inspection the customer or their representative shall guarantee payment of the total amount due in cash or by check. If any part of this agreement is found unenforceable by a court of qualified jurisdiction, it will be eliminated and the remainder remains in force. It is hereby acknowledged that the agreement has been read and is understood. Name Printed ___________________________________

Today’s Date __________________

Signature X _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Inspector Signature _________________________________

Total Amount Due $ _______________

Cell 575-921-2344 [ ] Cadre Original

[ ] Customer Copy

Website: www.cadreinspections.com

Fees listed include the inspection and a publishing grade email copy of the report. NM sales tax @ 6.3125% may be added to any fee quoted. There is a $50 trip fee if a property cannot be accessed within 20 minutes after arrival. A travel fee may be requested for inspections outside the greater Alamogordo area.

RESIDENTIAL Report Categories

Fees for 1000 sq. ft. or less

Fees For Additional Square Feet 1001-1500 1501-2000 2001-2500

Exterior Photos, Quick Stops Observations / Brief Comments Roofs and Foundations, Specific Items Repairs, Renovation and New Construction Progress Site Built and Mfg. Houses Standard – Amplified or Expanded -Legal or Rated –

$250

$260

$270

$280

$320 $360 $370

$360 $370 $380

$370 $380 $390

$375 $390 $395

All Certified FHA / HUD Inspections Pre-Pour, Final Foundations, Reverse Mortgage, Re-inspection

$395 Houses that are greater than 2500 square feet are bid individually. The number of sq. ft. and the number of baths are taken into consideration as well as other important factors used to determine a fair price. COMMERCIAL SITES & BUSINESS BUILDINGS Report Categories Exterior Photos Street Observation Interior Apartment,

Fees for 1000 sq. ft. or less

$280

Fees For Additional Square Footage 1001-1400

1401-1800

1801-2200

Hotel & Motel Suites Repairs, Retrofit, Renovation, Roofs, New Construction Phases, Specific Items Business Buildings Standard Legal or Amplified

$355 $370

$295

$315

$325

$365 $380

$375 $390

$385 $395

Business buildings and commercial sites that are greater than 2200 square feet are bid individually. Other factors in addition to size are used to determine a fair price. ÂŠ CAP 23 AUG 2016 ><>