Building Evaluation Options
Two options exist for commercial building evaluations. The first option is the ASTM (American Society for Testing and Materials) E2018 standard in which the evaluation is called a Property Condition Assessment or PCA. The second option is the CCPIA (Certified Commercial Property Inspectors Association) standard inspection, known as the ComSOP (Commercial Standard of Practice). The two building evaluation options are very similar but some differences exist. Both standards provide good information to a client looking to purchase a commercial building. When we say building inspection, both standards are likely being referred to.
Commercial Inspection FAQ’s
How much does a commercial inspection cost?
Commercial inspections vary in price depending on the type of building, size of the building, locations of the building, and depth of inspection. A large ten-story office building will cost much more than a small single-story storage warehouse. In addition, the depth of the inspection will change the price quite a bit. Please call our office to discuss your inspection needs.
What do you inspect on a commercial inspection?
Commercial inspections are quite flexible as far as work scope is concerned. A baseline PCA (Property Condition Assessment) according to the ASTM E2018-15 standard, gives a good general understanding of a property. Most of our clients select this option because of the high value. However, if you want all HVAC equipment operated as part of the assessment we can bring in specialist to assist with that. Or if known structural issues exist, we can bring in engineers that work specifically on structural problems. With that being said, the ASTM standard list the following:
- The site
- Structural frame and building envelope
- Roofing
- Plumbing
- Heating
- Air conditioning and ventilation
- Electrical
- Vertical transportation
- Life safety/fire protection
- Interior elements
In addition to this, we send questionnaire’s out to the current owner asking for additional information regarding the property. We also review any documents that are available to us regarding the property. These may pertain to past inspections, past repairs or replacements, design drawings, etc.
Inspections can also be conducted to the CCPIA (Certified Commercial Property Inspectors Association) which can be viewed here.
How long does the PCA take?
PCA’s typically take three to five hours on site for most buildings. A typical office or warehouse will likely fit in this category. Projects that are much larger or with detailed work scopes could take much longer.
More Inspection FAQ’s
When will I receive my condition report?
Generally, property condition reports (PCR) are received five to seven business days following the walk-through survey. This is also determined by the property type and work scope of the project.
How many people conduct the PCA on a building?
Typically just one or two “field observers” are involved on the walk-through portion of the PCA, however your project may need more or less depending on the work scope and complexity.
Can you tell me if my building passed the inspection?
Our property condition assessments and commercial inspections do not pass or fail buildings. The purpose and goal of the inspection is to provide our client with information regarding the condition of the property and our opinions of costs for capital expenditures. Having this knowledge can better help our clients make decisions regarding commercial building investments.
What are included in the opinions of costs?
We provide cost opinions for the anticipated upcoming expenditures for the building. These are often related to roof replacements, HVAC system replacements, parking lot replacement, etc. We do not provide cost for smaller maintenance items or comment upon cosmetic issues. In addition, our cost opinions are not actual quotes for the work to be completed. Before any purchase of a building is completed, you should have detailed costs from contractors to better understand the financial aspects of the building.
Do you provide multi-family building inspections?
Yes, we do. Multi-family building up to four units is completed under the Illinois home inspector standards. If a building has five or more units then the inspection is conducted under the ASTM E2018 standard or the CCPIA ComSOP. More information can be found at our residential division here.
Lask Inspection Group, LLC
In conclusion, Lask Inspection Group would love to help you with your upcoming building inspection. We have inspected hundreds of commercial and residential properties. We highly recommend you contact our office for a proposal on your upcoming investment. Our inspection services are primarily in northern Illinois, however our commercial inspection division works throughout the midwest states for our clients. In addition, our thermal surveys for electrical systems are conducted through the midwest states as well.