Frequently Asked Questions About Commercial Inspections and Property Condition Assessments
Commercial property due diligence can involve a lot of questions—especially when you’re working within a limited inspection period. Below you’ll find answers to common questions about our commercial inspection services, scope of work, reports, scheduling, and what to expect throughout the process.
Still have questions? Contact our team to discuss your property and due diligence needs.
What types of commercial property inspection services do you offer?
We offer several levels of commercial property due diligence, from focused core systems reviews to comprehensive whole-building assessments. Depending on the service selected, your inspection may include a full building evaluation, opinion of cost, capital planning projections, and accessibility assessments. We also offer Phase I Environmental Site Assessments (ESA-1) as a standalone service or alongside an inspection.
Visit our Services page to compare options and find the right level of due diligence for your property.
What are the different Tiers of inspection?
We offer four tiers of inspection based on the scope and depth of due diligence you need:
Core Systems Review – Focused review of the roof, HVAC, electrical, and plumbing systems.
Commercial Building Inspection – Full building inspection of the property's systems and components.
Capital Planning Inspection – Full inspection plus cost opinions, a 5-year capital projection, and a light accessibility survey.
Comprehensive Due Diligence – Our most detailed inspection, including cost opinions, a 10-year capital projection, and an in-depth accessibility assessment.
Visit our Services page for more details.
What does a commercial inspection report look like?
Our commercial inspection reports are designed to make complex property conditions easy to understand and use during due diligence. Reports include photographs, documented property conditions, and clear explanations of significant findings, organized so you can quickly identify the issues that matter most.
The content and level of detail depend on the inspection service selected. Reports may also include opinions of cost, capital planning projections, and accessibility findings.
Visit our Samples page to request sample reports and compare the reporting included with each inspection level.
HOW IS YOUR INSPECTION REPORT DELIVERED AND WHAT’S THE DELIVERY TIMELINE?
Your completed report is delivered electronically via email. Delivery time depends on the scope of work and level of service selected:
Tier 1 — Core Systems Review: typically 3–5 business days of report writing after inspection day(s) are complete
Tier 2 — Commercial Building Inspection: typically 3–5 business days of report writing after inspection day(s) are complete
Tier 3 — Capital Planning Inspection: typically 5–7 business days of report writing of report writing after inspection day(s) are complete
Tier 4 — Comprehensive Due Diligence: typically 5–7 business days of report writing of report writing after inspection day(s) are complete
Phase I Environmental Site Assessment (ESA-1): typically 2-3 weeks of report writing of report writing after inspection day(s) are complete
More complex properties or projects with an expanded scope may require additional time.
CAN MY LENDER, BROKER, PARTNER, OR OTHER THIRD PARTY USE THE REPORT?
Clients may generally share their reports with parties involved in the property or transaction. However, sharing or receiving a report does not automatically grant a third party the right to rely upon it. Third-party reliance must be requested and expressly approved by Focus Building Inspections in writing.
Who will perform the inspection?
Your inspection will be performed by a qualified commercial inspector selected by Focus Building Inspections for your specific project and location. Our inspectors work within our established inspection standards and scope requirements, with Focus overseeing the process from proposal through final report delivery.
Depending on the property and scope of work, additional specialists or consultants may also be involved.
What does the scope of a Commercial Building Inspection include?
The scope depends on the level of inspection you select. Our services range from a focused review of the property’s core systems—roof, HVAC, electrical, and plumbing—to comprehensive whole-building due diligence that can include cost opinions, capital planning, and accessibility assessments. Each option is designed to provide a different level of detail based on your property and due diligence needs.
Visit our Services page to compare inspection options and determine which scope best fits your project.
How does the process of requesting commercial services work?
STEP 1 — REQUEST A PROPOSAL: Every inspection starts with a proposal request form. This form gives our team the essential details about your property, the people involved, and the services needed so we can deliver an accurate and thorough inspection plan.
STEP 2 — APPROVE, PAY, AND SCHEDULE SERVICES: The process continues with a consultation call, where we gather the details needed to prepare a tailored proposal. Once the proposal and agreement are accepted, an invoice and payment instructions are provided. Payment is due within 24 hours of acceptance. After payment is received, our team coordinates the inspection schedule based on property access and your due diligence timeline.
STEP 3 — WE PERFORM SITE INSPECTION: Our commercial inspectors carry out a detailed, on-site assessment of the property in alignment with the scope of work and the standards of practice established in the inspection agreement.
STEP 4 — WE DELIVER INSPECTION REPORTS: After the inspection, our team develops a report that reflects the scope of services agreed upon within the selected tier.
STEP 5 — OPTIONAL FOLLOW-UP CONSULTATION: Upon request, our team will schedule a phone consultation to walk you through the inspection findings, explain the report, and ensure you have a clear understanding of the results.
How much do your services cost?
Our rates range from $100 to $250 per hour, depending on the selected service tier, the scope, timeline, property size, and travel requirements.
Our inspection proposals provide a range of options to choose from that align with your property, due diligence needs, and the level of information you need to make an informed decision. For a precise quote, please submit a proposal request form.
What happens during the inspection and after?
The process is straightforward from the site inspection through final report delivery:
Site Inspection: Your inspector conducts an on-site visual evaluation based on the scope selected, documenting property conditions, deficiencies, and significant concerns with notes and photographs.
Report Preparation: We evaluate the field findings and prepare your report according to the inspection level selected. Depending on your service, this may include cost opinions, capital planning, or accessibility findings.
Report Delivery: Your completed report is delivered via email.
Consultation: We’re available after delivery to discuss the findings, answer questions, and help you understand what the reported conditions may mean for the property and your due diligence.
WHAT IS THE DIFFERENCE BETWEEN A COMMERCIAL BUILDING INSPECTION AND A PROPERTY CONDITION ASSESSMENT (PCA)?
A Commercial Building Inspection provides a visual evaluation of the property's systems and components within the selected scope. A Property Condition Assessment (PCA) follows a more structured due diligence framework and is performed in general accordance with applicable ASTM E2018-24 standards. It incorporates additional analysis intended to help clients evaluate property conditions and anticipated capital needs. Our Comprehensive Due Diligence (PCA) tier is our PCA-level service.
WHAT IS AN OPINION OF COST, AND IS IT INCLUDED WITH EVERY INSPECTION?
An Opinion of Cost is a planning-level projection of anticipated expenses associated with significant repair, replacement, or maintenance needs identified during the inspection. It is designed to help clients understand the potential financial impact of property conditions and support due diligence and capital planning.
An Opinion of Cost is included only with the service tiers that include cost analysis. Depending on the selected tier, it includes anticipated immediate costs and either a 5-year or 10-year capital projection.
Opinions of Cost are not contractor bids, quotations, or guarantees of actual future costs. When precise project pricing is needed, clients should obtain bids or estimates from qualified contractors or other appropriate professionals.
The CCPIA ComSOP does not require inspectors to provide repair estimates or opinions of cost as part of a typical commercial inspection. Focus provides this analysis as a defined deliverable within applicable service tiers. See CCPIA ComSOP Section 7.12 — Cost to Remedy.
WHAT IS AN ACCESSIBILITY SURVEY, AND IS IT INCLUDED WITH EVERY INSPECTION?
An Accessibility Survey is a non-invasive, observational assessment of visible property conditions in relation to applicable accessibility standards. It is designed to help clients identify potential accessibility concerns that may affect due diligence, property planning, or future improvements.
An Accessibility Survey is not included with every inspection. It is included with the service tiers that specifically include accessibility assessment. Our Capital Planning Inspection includes a limited visual accessibility survey with a checklist-style report, while our Comprehensive Due Diligence (PCA) includes a more in-depth evaluation of visible and accessible elements and spaces.
An Accessibility Survey does not certify ADA compliance and is not a formal code inspection, legal opinion, or guarantee of compliance. When a formal determination of compliance is required, clients should consult an appropriately qualified legal, design, or accessibility professional.
Who needs to attend the inspection?
Attendance is not required. Most commercial clients, including investors, lenders, and out-of-state buyers, do not attend the inspection. In some instances, a property representative may need to remain onsite during the inspection for access or liability purposes. When required, our team will coordinate this during scheduling.
Our team conducts the site evaluation according to the selected scope and provides a report with photographs, observations, and findings appropriate to the selected service tier.
If you would like to attend, you are welcome to do so with prior coordination. After the report is delivered, we are also available for a consultation call to review findings and answer questions.
What kinds of buildings do you inspect?
We work with many types of commercial properties, including:
Office buildings and suites
Warehouses / storage / industrial facilities
Retail buildings / shopping centers
Daycares, schools, nursing homes
Restaurants / commercial kitchens
Multi-family residential buildings / motels / hotels
Churches, religious centers
Who are your typical clients?
We serve a diverse group of clients, including:
Commercial Brokers
Investors
Lenders
Builders / Construction Managers
Buyers and Sellers
Building Owners / Managers
Tenants / Business Owners
Due Diligence Companies
Policies & Scope of Practice
Qualifications & Experience
Our inspectors have commercial-specific training and qualifications, including CCPIA training and certification where applicable.
Our Commercial Building Inspections are performed in accordance with the CCPIA ComSOP, subject to the scope of the selected service tier. When a Property Condition Assessment (PCA) is selected, the assessment is also performed in general accordance with applicable ASTM E2018-24 standards.
Liability & Risk
Our services are not a guarantee or warranty of any kind. Limitations of liability and other terms governing the engagement are established in the inspection agreement.
Our inspectors maintain commercial-specific qualifications, and Focus maintains applicable liability insurance.
Inspection Agreements
Every client is required to accept and sign our inspection agreement before services are scheduled. The agreement establishes the scope of services, payment requirements, limitations of liability, claims procedures, report-use provisions, and other terms governing the engagement.
Payment and Scheduling Policy
100% of the inspection fee is due within 24 hours of accepting the proposal.
Inspection services will be scheduled after acceptance of the proposal, signing of the agreement, and receipt of payment.
The individual or entity signing the Agreement is financially responsible for all fees associated with the services selected, even if signing
on behalf of another party such as a buyer, seller, lender, broker, or property manager.
A $350 fee will be charged for any cancellation or rescheduling that occurs within 72 hours of the scheduled inspection start time.
Preferred payment methods are secure credit/debit cards or ACH transfers.
We do not offer net payment options.
We do not offer defer-to-closing payment options.
Reports are not released until agreements are executed and fees are paid in full.
Travel Policy
We provide services across multiple states and regularly travel for commercial projects. Travel requirements are considered when preparing your proposal and are incorporated into the quoted project fee.
ARE COMMERCIAL INSPECTIONS COMPLETELY EXHAUSTIVE?
No. Commercial building inspections are visual, non-invasive assessments performed within the defined scope of work and the limitations of access, time, and available information. They are not technically exhaustive and cannot identify every condition that may exist within a property.
Concealed or latent defects, inaccessible areas, and conditions requiring destructive testing, specialized equipment, or further evaluation may not be identified. Commercial inspections also do not determine a property's market value, insurability, suitability for a particular use, or whether purchasing the property is advisable.
Our reports communicate the inspector's professional observations and opinions regarding conditions identified during the inspection.
See CCPIA ComSOP Sections 4.4, 4.5 and 8.1 for additional limitations.
DOES A COMMERCIAL INSPECTION PROVIDE A GUARANTEE, WARRANTY, OR INSURANCE OF ANY KIND?
No. A commercial inspection and the resulting report are not a guarantee, warranty, or insurance policy. The report communicates the inspector's professional observations and opinions regarding the condition of the property within the agreed scope of work at the time of the inspection.
Conditions can change, concealed conditions may exist, and some components or areas may be inaccessible at the time of inspection.
See CCPIA ComSOP Section 4.7 — Not a Warranty, Guarantee or Insurance Policy.
WHO IS RESPONSIBLE FOR PROVIDING ACCESS TO THE PROPERTY?
The client is responsible for arranging timely access to the property and the areas included within the agreed scope of work. This may include coordinating access with the owner, seller, property manager, tenant, broker, or other property representative.
When applicable to the selected service, the client should also provide access to available property documents, records, reports, and knowledgeable representatives needed to complete the assessment. Areas, information, or documentation that cannot be accessed may limit the inspection and will be addressed in the report when appropriate.