Commercial Building Inspection Services
Clear. Structured. Built for Confident Decisions.
Commercial real estate transactions move quickly, and the quality of your due diligence directly impacts risk, negotiation leverage, and long-term performance.
At Focus Building Inspections, we provide commercial building inspections, Property Condition Assessments (PCAs), and due diligence inspections designed to support informed decisions at every stage of property ownership. While many of our projects are tied to active real estate transactions, our services are equally valuable for owners, investors, brokers, and stakeholders who need clarity on building condition, risk exposure, and capital planning.
We serve clients across Oklahoma, Arkansas, Missouri, and Kansas, with a primary focus on properties within roughly two hours of Tulsa, OK.
To simplify the process, we’ve structured our services into four clear tiers. Each one aligns with a different level of decision-making, from quick system-level reviews to investment-grade due diligence.
Tier 1 — Core Systems Review
Targeted evaluation of major building systems
This service is designed for situations where a full property-wide inspection is not necessary, but key building systems still need to be evaluated before moving forward.
It is commonly used in early-stage due diligence, smaller transactions, or when a buyer or broker needs a focused assessment of risk tied to core systems.
Best for:
Smaller commercial properties
Preliminary deal evaluation
Owners or buyers needing a targeted evaluation of major building systems
Includes:
Identification of major deficiencies within these core systems only
Roof
Mechanical (HVAC)
Electrical
Plumbing
Focused, simplified report
What this means for your decision:
You gain a clear understanding of whether the building’s most critical systems present immediate concerns that could impact pricing, negotiations, due diligence, and even ownership.
Tier 2 — Commercial Building Inspection
Full building inspection with condition findings
This is a comprehensive commercial building inspection that evaluates the overall condition of the property without cost forecasting. It aligns with industry standards and provides a complete picture of physical condition across the asset.
This level is often selected when a buyer needs broad visibility into deficiencies but is not requiring formal capital planning or lender-driven reporting.
Best for:
Buyers or owners seeking a full condition assessment
Brokers supporting standard due diligence
Transactions where cost modeling is not required
Includes:
Full building inspection (ComSOP-based)
Structural components and building envelope
Interior and exterior systems
Identification of major deficiencies across the entire property
Focused, structured report
What this means for your decision:
You understand what is wrong, where the risks are, and how those issues may affect operations or future investment, but without quantified capital planning data.
Tier 3 — Capital Planning Inspection (Most Common)
Condition + cost insight for acquisition decisions
This is the most frequently selected service because it bridges the gap between physical condition and financial exposure.
In addition to a full inspection, this service includes an Opinion of Cost for immediate repairs and a 5-year capital reserve projection, giving buyers and lenders a clearer view of near-term and mid-term investment requirements.
This level aligns closely with a Property Condition Assessment (PCA) used in commercial due diligence.
Best for:
Investors, buyers, and owners evaluating financial exposure and capital needs
Acquisition groups
Brokers advising clients on deal risk
Lenders requiring condition, plus cost insight
Transactions where capital expenditure planning matters
Includes:
Full building inspection
Opinion of Cost (immediate costs + 5-year reserve projection)
Visual Accessibility Survey (limited to visual observations only, no measurements or counts, provides checklist)
Identification of major deficiencies across the property
Focused, structured report
What this means for your decision:
You gain a clear understanding of both building condition and financial exposure, allowing you to evaluate how immediate and near-term capital needs may impact pricing, negotiations, due diligence, and long-term ownership.
Tier 4 — Comprehensive Due Diligence
Investment-grade property condition assessment
This service is designed for larger, more complex, or higher-risk assets where a deeper level of analysis is required and aligns with a Property Condition Assessment (PCA).
It expands on the Capital Planning Inspection with a longer forecasting window, more detailed reporting, and a structured format aligned with institutional-level due diligence expectations.
Best for:
Larger commercial assets
Institutional or high-value acquisitions
Clients requiring detailed capital planning and risk analysis
Owners, investors, and acquisition groups evaluating complex or high-value assets
Larger properties requiring detailed capital planning and risk analysis
Transactions or portfolio reviews requiring investment-grade due diligence
Includes:
Full building inspection
Opinion of Cost (immediate costs + 10-year reserve projection)
Detailed Accessibility Survey (addresses each visible and measurable element, provides narrative report)
Executive summary
Prioritized deficiencies
Detailed, investment-grade report
What this means for your decision:
You gain a clear, investment-level understanding of building condition, long-term capital exposure, and risk concentration—supporting decisions that impact pricing, negotiations, due diligence, and overall investment performance.
Which Commercial Inspection Is Right for You?
Choosing the right level of inspection depends on how much risk clarity and financial insight you need during the transaction.
Need a fast review of major systems only?
→ Core Systems ReviewNeed a full commercial building inspection without cost analysis?
→ Commercial Building InspectionNeed condition + Opinion of Cost for acquisition decisions?
→ Capital Planning InspectionNeed a full Property Condition Assessment with long-term capital planning?
→ Comprehensive Due Diligence
If you're unsure, we can help you align the scope with your transaction, timeline, and risk tolerance.
From Proposal to Report: How the Inspection Process Works
A clear, structured process designed to support your decision-making.
Requesting a Proposal & Scheduling Services
All commercial inspection tiers begin with a proposal request. Once your request form is submitted, our team will schedule a consultation call to review property details and clarify the scope of services within each tier.
Following the consultation call, we prepare a tailored proposal and deliver it via email. Upon acceptance and signature, we provide several scheduling options designed to align with the your timeline.
Payment & Agreements
Before the inspection can proceed, you must complete the inspection agreement and submit payment. These steps ensure that expectations are clearly defined and services are secured.
Site Inspection
Our certified inspectors conduct a comprehensive on-site evaluation of the property.
Report Preparation
After the inspection, our team develops a report that reflects the scope of services agreed upon within the selected tier.
Report Delivery & Review
When the report is complete, you are notified and can securely access all documents.
Optional Follow-Up Consultation
At the your request, a company representative can be available for a phone call to discuss and review the inspection findings and reports.
How much do your commercial inspection services cost?
$125 to $225 per hour
The final inspection fee will depend on the scope and timeline of the inspection, the services requested, the property's size, and the travel distance. Submit a proposal request form for a specific price quote.
What types of buildings do you inspect?
Our Services are Suitable for a Range of Commercial Building Types
Office Buildings
Warehouse Buildings / Storage Facilities
Industrial Buildings
Retail Buildings / Shopping Centers
Office Buildings / Office Suites
Daycares / Schools / Nursing Homes
Restaurants/ Commercial Kitchens
Multi-Family Residential Buildings
Motels / Hotels
Churches / Religious Centers
Who is your typical customer?
We Serve a Variety of Professionals and Organizations
Commercial Brokers
Commercial Investors
Commercial Lenders
Builders / Construction Managers
Purchasers
Sellers
Building Owners / Business Owners
Tenants / Business Owners
Property Managers
Due Diligence Companies
Policies + Scope of Practice
Qualifications & Experience
When choosing a commercial inspector, select a team that’s both experienced and educated. Without a professional inspection performed by a qualified commercial property inspector, a buyer may be left with overlooked defects and potentially costly repairs.
Our inspectors hold certification with an accredited commercial inspection education and training program called CCPIA (Commercial Property Inspectors Association). CCPIA is the most reputable commercial inspection training program in the United States.
We also utilize the ASTM (American Standard for Testing and Materials) Property Condition Assessment standard E-2018-15 to conduct a baseline assessment for all commercial properties we inspect.
LIABILITY & RISK
No inspection report is perfect. We hold the highest qualifications and maintain liability insurance to ensure we minimize errors and omissions. No inspection is a guarantee or warranty of any kind. Liability is limited to the inspection fee.
Scope of Practice
At Focus Building Inspections, our onsite inspections follow the CCPIA Commercial Standards of Practice (ComSOP) to ensure consistency, professionalism, and clarity.
We offer three levels of service, depending on the level of detail needed:
Property Condition Assessment - a Commercial Building Inspection, Accessibility Inspection, and Opinion of Cost bundled together for the most comprehensive due diligence package.
Commercial Building Inspection – an evaluation of the property’s major systems, components, and overall condition, with a detailed written report.
4-Point Commercial Building Inspection – a focused inspection of the four primary systems that most clients and insurers prioritize: roofing, electrical, plumbing, and HVAC.
Every client falls into one of these three categories, allowing us to deliver the right level of insight for every project.
Inspection Agreements
We require that every commercial inspection client agree to and sign our inspection agreement prior to scheduling services. This is standard practice within the inspection industry and meets insurance compliance standards. Included in the agreement is the scope of practice, outline of the payment policy and guarantee of payment, limitations and liabilities, procedures for submitting claims, and more.
The Commercial Inspection Report
We utilize an intuitive report-writing software, enabling clients to view reports in multiple formats and easily share them with contacts. Our reports include written, detailed findings and explanations as well as professional image and video content.
The delivery time for reports varies depending on the project.
Payment & Scheduling Policies
The inspection is scheduled immediately upon acceptance of the proposal.
100% of the inspection fee is due within 24 hours of accepting the proposal.
The individual or entity signing the Agreement is financially responsible for all inspection fee.
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
When we travel to a commercial inspection site, we charge the inspector's hourly rate for the duration of the expected travel time. Should an overnight stay be required (for a multiple-day project), we calculate hotel fees and meals into the inspection cost.