COMMERCIAL BUILDING INSPECTION
Pricing by Custom Quote — No Two Properties Are the Same
Commercial Is a Different Conversation
A residential home inspection has a defined scope, a standard process, and a predictable range of findings. The IDFPR Standards of Practice govern what gets inspected, how it gets documented, and what the report looks like. Commercial inspection does not work that way.
A commercial building inspection is defined by what the client needs, not by a regulatory minimum. The scope is negotiated. The depth of evaluation varies by property type, age, use, and how the client plans to use the information. The price reflects the complexity of the assignment, not a standard fee schedule.
What stays the same: the tools, the inspectors, the commitment to honest documentation, and the loyalty to the client who hired us.
Who Needs a Commercial Inspection and When
Commercial inspections serve a fundamentally different set of clients than residential inspections — and the reasons for ordering one vary significantly by who is asking.
Buyers acquiring commercial property need to understand the physical condition of the asset before they close. A commercial inspection documents what the building is doing today — not what it looked like on paper when it was last sold. Deferred maintenance, aging mechanical systems, roof conditions, and structural concerns discovered before closing are negotiating points. Discovered after closing, they are your capital expenditures.
Lenders and investors require documented property condition assessments before committing financing. Most major commercial lenders follow ASTM E2018 — the Property Condition Assessment standard — as their due diligence benchmark. A well-documented PCA gives lenders confidence in the asset they are underwriting. Investors use the same documentation to model future capital needs.
Property managers taking over a new assignment need a baseline document of the building's current condition. That baseline becomes the reference point for every future maintenance decision, every capital budget conversation, and every dispute about what was present at turnover.
Tenants evaluating a long-term lease have a real stake in understanding the condition of the building they are committing to — particularly for industrial, manufacturing, and food service spaces where building systems directly affect operations.
Current owners planning capital expenditure need to understand what the building's systems will need and when — not what is broken today, but what the remaining service life of each major system is and what the replacement cost will be.
How Commercial Inspection Differs from Residential
The Types of Commercial Properties We Inspect
No two commercial properties require the same inspection. Here is how scope, focus, and complexity shift by property type.
🏢 OFFICE BUILDINGS
Office buildings range from small professional suites to multi-story downtown properties. The inspection focus shifts significantly with the age and class of the building.
Older office buildings — particularly those built before 1980 throughout Chicagoland — frequently have aging electrical distribution systems, outdated HVAC configurations, deferred exterior maintenance, and roof systems that are approaching or past their service life. Elevator systems, where present, require documentation and reference to the most recent inspection records.
We evaluate: building envelope and facade condition, roof coverings and drainage, HVAC systems including rooftop package units and any central air handling equipment, electrical panels and distribution throughout, plumbing systems including restrooms and common area fixtures, fire alarm and suppression systems where present, common area conditions, and parking and site conditions.
🏪 RETAIL AND STRIP COMMERCIAL
Retail spaces and strip centers present a unique inspection challenge: a single building that houses multiple tenants, each with different system usage patterns and modification histories. Tenant build-outs — some permitted, some not — create a layered construction history that requires careful evaluation.
Key focus areas include: the building envelope and storefronts, roof conditions across the full span of the building (flat or low-slope commercial roofs are common and require specific evaluation), the HVAC systems serving individual tenant spaces, electrical service and distribution including tenant panel access, plumbing rough-ins and restroom conditions throughout, signage and exterior lighting, parking lot and site drainage, and any shared mechanical or utility equipment.
🏭 INDUSTRIAL AND WAREHOUSE
Industrial properties and warehouses have systems and conditions that differ substantially from office and retail inspection. Structural capacity, loading dock integrity, overhead door systems, crane rail conditions where applicable, and the condition of concrete floor slabs are all relevant to the evaluation.
Mechanical systems in industrial properties often include large commercial gas-fired heating units, exhaust ventilation, compressed air systems, and in some cases manufacturing-specific equipment. We document what we can access and observe, and identify clearly where specialist evaluation is warranted.
We specifically evaluate: structural elements including columns, roof structure, and floor slab; overhead doors and dock equipment; electrical service capacity and distribution; heating and ventilation systems; plumbing; fire protection systems; and site conditions including truck access, pavement, and drainage.
🏠 MULTI-FAMILY (5+ UNITS)
Under Illinois standards, residential properties up to four units are inspected under the IDFPR Standards of Practice — the same framework we use for single-family homes and small multi-family properties. Our pricing for two-flats through four-flats is listed on the main service page.
Properties with five or more units move into commercial inspection territory. The evaluation framework changes, the report format changes, and the pricing is by custom quote based on the number of units, the age and condition of the building, and the scope agreed upon with the client.
For larger multi-family — apartment buildings, courtyard buildings, and mixed-use residential — we evaluate: the building exterior and envelope, roof systems, common area mechanical equipment, individual unit sampling (number of units inspected by agreement), electrical service and distribution, plumbing systems and water heaters, HVAC equipment serving common areas and individual units, fire protection systems, and site conditions.
🍽️ RESTAURANTS AND FOOD SERVICE
Restaurant inspection is a specialty scope within commercial inspection. The systems in a food service environment — commercial kitchen equipment, grease management systems, hood and exhaust ventilation, gas supply and distribution, walk-in cooler and freezer systems — create a more complex mechanical environment than a standard office or retail space.
We evaluate the building systems as part of the general commercial scope. For the kitchen equipment itself, we document what is present, note its general condition, and flag obvious concerns — but detailed evaluation of commercial cooking equipment may warrant specialist review depending on the scope agreed upon.
⛪ CHURCHES AND RELIGIOUS FACILITIES
Churches and other religious facilities often represent some of the most complex inspection assignments in commercial work — large, aging structures with significant deferred maintenance, complex roof systems over large spans, older electrical and mechanical systems, and limited maintenance documentation.
We evaluate: the building exterior and masonry, roof and attic conditions, HVAC systems serving sanctuary and auxiliary spaces, electrical systems, plumbing, accessibility conditions, and any ancillary structures on the property.
🏥 MEDICAL AND PROFESSIONAL OFFICES
Medical offices have specific plumbing, ventilation, and electrical considerations related to medical gas systems, specialized ventilation requirements, and plumbing configurations for clinical spaces. We document what is observable and note where specialist evaluation of medical-specific systems is warranted.
What We Inspect — System by System
Regardless of property type, a commercial inspection evaluates the following systems and components. The depth of each evaluation is agreed upon in the scope of work before the inspection begins.
Site and Grounds — Parking lots, pavement condition, curbs and gutters, retaining walls, site drainage patterns, site lighting, signage, fencing, loading dock equipment, and landscaping conditions where relevant to the building's drainage or structural exposure.
Building Exterior and Envelope — Facade condition, wall cladding, windows and storefront systems, caulking and sealant joints, expansion joints, exterior doors, overhead doors, building signage attachments, and any visible evidence of water infiltration or structural movement.
Roofing — Flat and low-slope commercial roofs receive a different evaluation than pitched residential roofs. We document roof covering type and condition, drainage systems including internal drains and scuppers, flashing and counterflashing at parapets and penetrations, HVAC equipment curbs and supports, and evidence of ponding, blistering, or membrane failure. Our FAA Part 107 certified drone is deployed on commercial roof inspections where safe and accessible.
Structure — Visible structural elements including foundation walls and footings where accessible, structural columns, beams, floor systems, and roof structure. We note cracks, settlement, deflection, and any evidence of modifications to structural elements.
Electrical — Main service entrance, utility metering, primary distribution panels, sub-panels throughout the building, and visible wiring. Our thermal imaging camera is deployed on every commercial electrical panel — identifying overloaded connections and failing breakers before they become fires. Emergency lighting and exit signage are noted.
Plumbing — Water service entry, distribution piping, water heaters and boilers, restroom fixtures throughout, visible drainage systems, sump systems, and gas supply piping. We run fixtures in accessible restrooms and evaluate water pressure and drainage.
HVAC — Commercial HVAC systems range from simple rooftop package units to complex multi-zone chiller and boiler systems. We document every piece of HVAC equipment: manufacturer, model, age from data plate, visible condition, and operational status. For gas-fired commercial heating equipment, our combustion analyzer is deployed — the only tool that evaluates furnace and boiler efficiency and heat exchanger integrity beyond a simple visual inspection. This is one of the most significant differentiators we bring to commercial work.
Fire Protection — Fire sprinkler systems are noted and the most recent inspection documentation is requested. Fire alarm panels, pull stations, horn/strobe devices, and emergency lighting are documented. We note compliance with visible code requirements and flag conditions that warrant fire protection specialist review.
Interior Common Areas — Flooring, walls, ceilings, stairways, elevator lobbies, and accessible common restrooms evaluated for condition and any visible safety concerns.
Mechanical Rooms and Utility Spaces — Boiler rooms, electrical rooms, mechanical penthouses, and utility spaces evaluated for equipment condition, clearances, and any obvious code concerns.
The Tools That Come to Every Commercial Inspection
The same equipment that differentiates our residential inspections comes to every commercial assignment.
Thermal Imaging Camera — Every electrical panel and distribution board receives a thermal scan. Overloaded circuits and failing connections in commercial electrical systems represent real fire risk — and they are invisible without infrared imaging.
Combustion Analyzer — Every gas-fired furnace, boiler, and commercial heating unit is evaluated with our combustion analyzer. No other commercial inspector in Chicagoland routinely performs combustion analysis on commercial heating equipment. This is the only tool that evaluates heat exchanger integrity and identifies carbon monoxide risk from failing equipment.
FAA Part 107 Certified Drone, 4K Camera — Commercial roofs — particularly flat and low-slope membrane roofs on large buildings — are difficult to evaluate from the perimeter. Our drone provides close-up aerial documentation of the full roof surface, drainage conditions, equipment, and penetrations. Our pilots carry the FAA commercial certificate required for commercial drone operation.
Moisture Meters and Thermal Camera Combined — Water infiltration through commercial building envelopes is one of the most common and most expensive findings in older Chicagoland commercial properties. Thermal imaging identifies temperature anomalies suggesting moisture behind surfaces. Moisture meters confirm or rule out active infiltration at flagged areas.
Gas Leak Detectors — Commercial properties with gas service to multiple systems receive gas leak detection as part of the mechanical evaluation.
The Report
Commercial inspection reports are delivered in Spectora — the same platform we use for residential inspection reports — producing a detailed, photographed, and clearly organized document that can be shared with attorneys, lenders, and co-investors.
The report includes:
A narrative summary of the building type, age, and overall condition
System-by-system findings with plain-language explanations and photographs
Identification of immediate concerns — conditions requiring prompt attention
Identification of near-term concerns — conditions expected to require attention within two years
Remaining service life estimates for major mechanical equipment
Capital cost context where applicable and agreed upon in the scope
Clear documentation of what was inspected, what was not accessible, and why
The report is yours. It is the independent documentation of the building's condition at the time of inspection, written for you, not for the seller or the lender.
How Our Quote Process Works
Every commercial inspection begins with a conversation about scope before a price is discussed.
The scope drives the price. A small single-story office with basic systems and a simple roof costs less to inspect thoroughly than a 30-unit apartment building with multiple mechanical rooms, aging electrical panels, and a complex roof system. Pricing a commercial inspection without understanding the property is not something we do.
What we need to prepare a quote:
Property address and type
Square footage and number of stories
Number of units (for multi-family)
Age of the building
Purpose of the inspection — purchase, refinancing, capital planning, lease evaluation
Any specific systems or concerns you want prioritized
Any lender requirements that affect scope or report format
Submit your information through the quote form on this page. We will review the property details and respond with a proposed scope and price. We do not provide verbal quotes before reviewing the property — the quote form is the starting point for every commercial engagement.
Once scope is agreed upon and the inspection agreement is signed, we schedule the inspection and confirm with all parties who need access to the building.
Why 30 Years of Chicagoland Experience Matters in Commercial Work
Commercial inspection is not just a different scope — it is a different mindset. The relevant question is not only "what is wrong with this building today?" but "what will this building cost to own and operate, and what is the risk profile of this asset?"
Chicagoland's commercial building stock reflects the same climate, the same aging infrastructure, and the same deferred maintenance patterns we have been documenting in residential properties since 1993. Flat commercial roofs in this market have been through decades of freeze-thaw cycling. Brick masonry facades on older commercial buildings have mortar joint deterioration at a pace that surprises buyers from warmer markets. Boilers in vintage Chicagoland commercial buildings are often decades old, running on combustion that has never been tested.
We know this market. We have the tools. And our loyalty, as always, is to the client who hired us — not to the deal.
312-544-9180
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