CCPIA# CCPIA-003302

Commercial Building Inspections

Before you invest in a commercial property, I make sure you know exactly what you’re getting into. At Wittner Inspection Services, LLC, I provide thorough commercial property inspections across South Central Texas. From small offices to retail spaces and warehouses, my goal is to help you identify hidden issues, avoid costly repairs, and make informed business decisions.

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Purpose

The objective of the walk-through survey is to allow the inspector to visually observe the subject property, gather information, and note items of interest.

It is the client’s responsibility to arrange for the inspector to receive timely access to the subject property and the areas, systems, and components within the agreed-upon scope of work for the walk-through survey portion of the inspection, and access to all documents and interviewees needed for the research portion of the inspection. This includes access to all documents, information, and previously generated reports in the client’s possession. The inspector is not responsible for obtaining, reviewing or providing information, should the source withhold, impede or delay access. Anything that hinders the inspector’s access should be noted in the report.

It is expected that the inspector will perform only one walk-through survey per inspection report. However, a revisit may be necessary if additional information arises after the walk-through survey, or if areas, systems, or components within the agreed-upon scope of work were inaccessible during the walk-through survey portion of the inspection. Revisits may be subject to additional charges or fees agreed to in writing by the inspector and the client.

What Is Inspected

I am certified through CCPIA (Certified Commercial Property Inspectors Association). I follow CCPIA's COMSOP to ensure every aspect of the building is inspected properly.

Roof - Roof coverings & Slope; Parapets & Copings; Exposed membrane; Ponding; Roof Drainage System; Roof Penetrations; and Roof Structure.
Exterior - Siding, Flashing, & Trim; Exterior Doors; Doors, Porches, Railings; Stoops Steps, Stairs; Eaves Soffits, Fascia; Exterior Windows; Stormwater Drainage & Retaining Walls; Topography; Parking Areas & Sidewalks; Exterior Lighting; and Landscaping
Wood Decks and Balconies - Decks & Balconies
Basement, Foundation, and Crawlspaces - Basement; Foundation; and Crawlspaces
HVAC (Heating, Ventilation, & Air Conditioning) - Equipment; Ventilation; Exhaust Systems; Distribution Systems; and Vents, Flues, & Chimneys.
Plumbing - Plumbing Supply, Distribution Systems, & Fixtures; Back-flow Prevention Device; Drain, Waste, & Vent Systems; Hot Water Systems, Controls, Flues, & Vents; Gas System, Fuel Storage, & Distribution Systems; and Sump Pump
Electrical Systems - Service Entrance Conductors; Main & Subpanels, Service & Grounding, Main Overcurrent Device; Branch Wiring Circuits, Breakers, & fuses; Lighting Fixtures, Switches, & Receptacles; GFCI & AFCI; and Smoke & Carbon Monoxide Detectors.
Fireplaces - Gas/LP Firelogs & Fireplaces; and Solid Fuel Heating Device (Fireplace, Woodstove)
Attic & Insulation - Roof Structure & Attic; Insulation of Unfinished Spaces; and Vapor Retarders (Crawlspace or Basement)
Doors, Windows & Interior - Interior Doors, Interior Windows; Floors; Walls; Ceilings; Steps, Stairways, & Railings; Garage Door & Garage Door Opener; Occupant Door (From garage to inside of property); Load Docks; and Elevators & Escalators.

Life Safety - Address/Street Number; Portable Fire Extinguishers; Exit Signs, Door, Stairwells; Fire Access Roads; Fire Hydrant Clearance; Hinged Shower Doors; Storage of Flammable and Combustible Materials; No Smoking Signs; Fire Alarm Systems; Commercial Cooking Appliances; Sprinkler System; and Emergency Lighting System.
Cooking Area - Cooking Equipment

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Detailed Report & Recommendations

After my inspection, you’ll receive a detailed report including:

A full overview of the building’s condition
Necessary repairs, upgrades, or maintenance tasks
Code compliance notes or violations
Recommendations to maintain or extend the life of your property

Why a Commercial Building Inspection Matters

Protect Your Investment: Identify hidden issues early to avoid costly repairs.
Health & Safety: Ensure the building is safe for occupants and complies with regulations.
Compliance: Stay up to date with building codes, zoning, and safety laws.
Tenant Satisfaction: Safe and functional spaces improve tenant retention.
Insurance & Financing: Lenders and insurers often require an inspection before approval.

FAQs

1. What standards do you follow for commercial inspections?

Most professional commercial inspections are performed according to ComSOP (Certified Commercial Property Inspectors Association Standards of Practice) standards. This is the industry-recognized benchmark for Property Condition Assessments. It ensures that the inspection covers all major systems, including the building envelope, structural integrity, HVAC, plumbing, electrical, and life safety systems (like fire sprinklers and alarms).

2. How does this differ from a residential inspection?

The scope is much broader and more technical. While a home inspection focuses on "livability," a commercial inspection focuses on capital expenses (CAPEX).

-Scale: We evaluate commercial-grade equipment like RTUs (Roof Top Units), three-phase electrical systems, and commercial fire suppression.

-Zoning & ADA: We often include a cursory review of ADA (Americans with Disabilities Act) accessibility and fire code compliance, which are not factors in residential settings.

3. What is a "Replacement Cost Table" and why is it included?

For commercial investors, the most important part of the report is the table of immediate and deferred costs. We provide an estimate of what it will cost to replace major systems over the next 5 to 10 years. This allows you to negotiate the purchase price or set aside the necessary capital for future repairs.

4. Can you inspect specialized properties like restaurants or warehouses?

Yes. Each asset class has unique risks:

-Restaurants: Focus on grease traps, commercial kitchen ventilation (hoods), and heavy-duty plumbing.

-Industrial/Warehouse: Focus on slab-on-grade thickness, loading docks, and high-voltage electrical.

-Multi-Family: Focus on repetitive systems, fire separations between units, and shared common areas.

5. How long does the inspection take?

Because of the size and complexity, commercial inspections take longer than residential ones.

-On-site: Can range from 4 hours to 2 full days depending on the square footage.

-The Report: Due to the detailed financial data and research involved, reports are typically delivered within 3 to 5 business days.

6. Do you hire "Specialists" for the inspection?

For complex buildings, we may lead a team of specialists. Depending on your needs, we can bring in:

-Commercial Roofers for flat-roof infrared scans.

-HVAC Technicians for internal chiller/boiler inspections.

-Structural Engineers for load-bearing analysis.

Note: This is often referred to as a "Team Approach" PCA.

7. How much does a commercial inspection cost?

Pricing varies depending on the size and the type of building. Pricing is custom-quoted based on the square footage, use of the building, and age.

-Small Retail/Office: $800 – $1,500

-Industrial/Multi-Family: $2,000 – $5,000+

-Consultant Fee: Often calculated by a "price per square foot" (e.g., $0.10 - $0.30/sq ft) or a flat project fee.

Regular commercial building inspections help you avoid surprises, protect your investment, and provide peace of mind. I help you make confident decisions about your property, whether buying, selling, or managing.