Buying a commercial building is a big investment. Before a purchase is made, a Portfolio Manager may order a building inspection and report, which provides the information needed to make an informed decision on the property.

The right commercial building inspection will highlight the true condition of a property and the costs required to repair it. But what, exactly, will a commercial building inspector look for during an inspection? Keep reading to discover building inspection basics and four things an inspector will be sure to check.

The Basics of Commercial Building Inspections

From the roof to the foundation, a commercial building inspector will check a building’s health in its entirety. But before we jump into the building inspection process, let’s take a look at a few basics first.

What Is A Commercial Building?

A commercial building is a building or structure located on a parcel of commercial real estate. These buildings are intended to generate profit, either from capital gain or rental income. Commercial buildings are usually divided into five categories: Office Buildings, Retail/Restaurant, Multifamily Dwellings, Land, and Miscellaneous.

Some examples of commercial buildings and properties include:

• Cafes
• Condominiums
• Convenience Stores
• Factories
• Hotels and Lodging
• Malls
• Manufacturing Facilities
• Medical Office Suites
• Mixed-use Buildings
• Multifamily Housing
• Office Buildings
• Residential Units (for-profit)
• Restaurants
• Shopping Centers
• Sports Facilities
• Storage Facilities
• Strip Malls
• Warehouses

Who Performs A Commercial Building Inspection?

Asset managers have several options when it comes to hiring a commercial building inspector. The first option is to hire an engineer or architect. These individuals possess varied backgrounds in the building trades, facilities management, maintenance and similar subjects. However, it is important to note that engineers and architects may charge premium fees for their services and specialized knowledge.

A second option is to hire a commercial building inspector. Many companies specialize in both residential and commercial inspections, but be careful. The nature of a commercial inspection is unlike a residential inspection. It’s a good idea to hire a company that not only specializes in commercial inspections but also understands that commercial properties are a company asset, business expense and income generator.

What Is The Goal Of A Commercial Building Inspection?

Commercial real estate acquisitions revolve around return on investment (ROI) and residual value. Portfolio managers want to know two things: “How much will this cost?” and “How much will I make on this investment?” 

This is where an inspection comes in handy. An inspection will reveal the life spans of five major systems within the building, including the following:

• Roofing
• Structural Integrity
• Electrical
• Plumbing
• Heating, Ventilation and Cooling (HVAC)

Real estate management teams want to know if the roof or HVAC system will need to be replaced in the coming years, or if electrical elements will need to be upgraded due to a change in building use. A building audit or inspection will provide insight on these questions. The resulting report will ultimately advise the portfolio company whether or not buying the property is worth the investment.

4 Things a Commercial Building Inspector Will Check

Purchasing commercial property is not only expensive; it also requires a great deal of consideration and research before a purchasing decision can be made. Investors, insurance lenders, portfolio lenders and commercial mortgage-backed security (CMBS) lenders routinely order property condition assessments (PCAs) in order to learn more about a property or before entering into a purchase agreement.

Here are four things a commercial inspector will focus on during his or her inspection.

The Building’s Five Major Systems

Commercial buildings generally have five major systems: Electrical, Mechanical, Heating, Plumbing, and Air Conditioning/Ventilation. Inspectors will check that these systems are in good working condition. If a system is not up to par, the inspector will estimate the cost of repair (or replacement) in his or her report. Fire safety systems, building alarms, and sprinkler systems will also be checked during the inspection.

The Building’s Exterior

A building’s exterior doesn’t just include its outer walls; it also includes parking lots or structures, landscaping, and roofing. The inspector will determine whether the building is structurally sound and highlight any necessary repair costs. Inspectors may rely on insight from roofing experts, construction contractors, or building code inspectors to fully inspect the exterior health of a building.

The Building’s Interior

This portion of the inspection serves two purposes: to check that interior spaces meet local building codes, and to check for safety-related risks and hazards. The inspector will observe the building’s walls, floors, bathrooms, offices, kitchen spaces, and similar areas. This portion of the inspection will illuminate any need for interior renovations (especially if anything within the building is not up to code).

The Building’s Documentation

Commercial building inspectors review many documents during the inspection process. They may review appraisals, building plans, citations, certificates of occupancy, construction permits, evacuation plans, environmental studies, fire safety system records, floor plans, maintenance records, and surveys. These records will reveal the true cost of owning the building and help the investor determine the value of the property.

Pathogenic Mold

While allergenic mold will usually most strongly affect those with allergies and other health concerns, pathogenic mold can cause infections in people who have weakened immune systems. The most common types of pathogenic mold include:

• Aspergillus: Usually found throughout the environment including in soil, plant matter, and household dust, Aspergillus fumigatus can be airborne too and cause symptoms like fever, weakness, and coughing up bloody or brown mucus.
• Cryptococcus neoformans: Found in environments worldwide, C. neoformans is usually inhaled and can stay in the body where it causes an infection later. Most cases of fungal meningitis are linked to Cryptococcus neoformans.
• Histoplasma capsulatum: Typically found in soil, outbreaks of Histoplasma capsulatum are usually caused by soil disturbances like digging during large-scale construction projects. Inhaled H. capsulatum spores can cause pneumonia.

Toxigenic Mold

Toxic mold, or black mold, isn’t one specific type of mold. Many molds are black, so you can’t tell what type of mold you’re dealing with just by looking at it. Medical News Today states that black mold can cause severe health problems because they release mycotoxins that enter your body leading to what is essentially mold poisoning.

Long-Term Effects of Mold Exposure

While exposure to mold, particularly toxic mold may only cause mild allergy symptoms, if any at all, in the short term, the effects of mold exposure may be felt years later.

Even after your mold issue has been remedied or you’ve moved to a new home, long-term effects of mold can include:

Memory Loss

Long-term exposure to mold can cause issues with concentration, judgment, and short-term memory in particular.

Poor Mental Health

The physical issues and stresses caused by dealing with mold exposure can cause anxiety, confusion, mood swings, and depression.

Constant Fatigue

Exposure to mold causes your body to work harder to fight illnesses than it normally would have to. This can lead individuals, especially those with pre-existing conditions like allergy and asthma feeling tired.

Lung Issues

Mold particularly attacks the lungs and the pulmonary system in general. Even years after exposure to mold, it is possible to notice a reduction in lung function.

How to Remove Mold From Your Home

If you find the presence of mold in your home, there are several steps you can take to help remove it:

Fix Water Leaks

Whether it’s from a leaky faucet or a broken pipe, mold can start growing in 24 – 48 hours. Reach out to an HVAC professional or plumber to help you eliminate any water leaks.

Exhaust Fans

Use exhaust fans when you’re cooking or washing dishes. When taking a shower, be sure to always use your bathroom fan.

Clean Visible Mold

Do you see mold growing on a wall or other surface? Use a sponge and soap to remove mold wherever you find it.

Get Professional Help

When mold damage is widespread or if it’s just too much for you to handle, it’s time to call in the pros. Look for a mold remediation professional in your area that has the tools needed for large-scale cleaning.

How to Prevent Mold Growth

At the end of the day, the best way to prevent the growth of mold is to control the moisture in your home. There are several tools you can use:

Dehumidify

Use a dehumidifier to reduce your indoor humidity. Try to keep your humidity level to around 40% relative humidity for optimal conditions.

Use An Air Purifier

Take steps to reduce the risk of inhaling mold spores and other airborne irritants. Using a HEPA air purifier is a great way to eliminate microscopic particles from your indoor air.

Proper Ventilation

If you’ve woken up in the morning to notice condensation on your windows, your home may not be properly ventilated. Consider installing a ventilation fan to improve the airflow in your home and limit the creation of moisture.

Using a well as your primary source of water comes with many perks. No more water bills. Refreshing, clean, and mineral-rich water that tastes great. You might not even think about well inspections.

However, you’ll want to test the well water first to ensure you can safely take advantage of all the benefits it offers. So, before you decide to purchase a home with a private well, here’s everything you need to know about well inspections and making sure your water is safe to use.

During the inspection, the licensed professional will also be looking to see if the well meets state regulations and criteria. Each state’s criteria vary, but generally, the inspector will ensure the well is in a proper location on the property and that there is no damage to the construction or parts of the well.

When Do You Need A Well Inspection?

You’ll likely only have to worry about a well inspection if you’re purchasing a home in a more rural area. Many rural homes aren’t connected to public water services. This means should anything go wrong, you won’t receive help from the city. You’re on your own for any repairs or added filtration systems.

Getting a well inspection before you purchase a home can save you a lot of time, energy, and money. For instance, if you discover a well needs expensive repairs or the water isn’t safe to drink or use, you may want to reconsider your purchase. Or you could negotiate a lower deal with the seller. Either way, you want to know you’re living in a home where the water is safe to consume.

If you purchase a home with a well, a well inspection won’t be a one-time thing. Ideally, your well should be inspected every year to ensure your water is safe, and the well remains working properly.

Before you buy land with a well, you may also benefit from doing a bit of research into the groundwater in your area. Search for known water issues through the EPA, talk to neighbors about any problems, and ask your real estate agent about any known water concerns in the area.

What Does A Well Inspection Include?

A well inspection includes several tests. However, the main two tests include testing for water safety and for water quantity.

Water Purity

Foremost, an inspection tests for water safety and purity. The inspector takes a water sample from the tap in your home and then sends it to a lab for testing. Once tested, you’ll receive a report detailing what is in your water and what the passing limit is for each element found.

The water inspection usually tests for PH levels, hardness, alkalinity, and turbidity, which essentially means the cloudiness or clarity of the water. The lab results will also reveal the minerals present in your water. Typically, your water is tested for iron, calcium, manganese, copper, fluoride, and chloride.

For many, a big draw of owning a well is for the natural minerals. Water high in minerals contains health and nutrient benefits. Plus, minerals tend to make the water taste better too.

Along with mineral testing, the inspection also tests for coliform bacteria and volatile organic compounds, or VOCs. You especially don’t want to find VOCs in your water as they pose a huge health hazard. VOCs examples include human-made chemicals, gasoline compounds like MtBE and benzene, and even chloroform. You don’t want these in your water.

The inspector should also test your well for radon. In many areas, radon isn’t automatically included in the list of elements tested so you’ll want to be sure to specifically request for a radon test.

Water Quantity

Your water inspection will also test for water quantity. You don’t want to be left in the shower with a head full of shampoo and no water. You’ll want to ensure your well is able to provide enough water for the needs of your family. And if you have a larger household, your well may need upgrades to fulfill your water needs.

To test water quantity, the inspector measures the dimensions and depth of the well and conducts a flow rate test. The flow indicates the amount of water coming from your well, and the flow rate measures the number of gallons per minute.

On average, a home needs 100 to 120 gallons per person per day. The flow rate should be around 6 to 12 gallons per minute. This ensures you have accurate water pressure and enough water to meet basic needs such as bathing, cooking, and washing.

During the inspection, the inspector will also check your pressure tank. The inspector will look for any rusting, leaking, or other mechanical defects that could result in low water pressure or contamination.

Water & Well Testing Inspections in Colorado

Never take a chance on water purity or the condition of your well in Colorado or any other state for that matter.  Water is the primary source for all living things and clean water is essential for humans to remain in good health.  In rural areas, we rely on our wells to produce clean and pure water and in Colorado, especially the mountainous areas, well water is what we use 99% of the time.  PineBreeze Inspections will protect your family by making sure not only your water is safe, but the systems supporting your clean water are fully functional and efficient.  When we are finished with your well and water inspection, you can hydrate with confidence!

Radon decays swiftly, releasing tiny radioactive particles that can cause damage to the cells lining the lungs. According to several organizations, including the American Lung Association and the Environmental Protection Agency, radon is harmful to health.

Why Should Houses in Colorado Be Tested for Radon?

The average radon levels in all the counties of Colorado are over four picocuries per liter (pCi/L). 4 pCi/L is the level at which the Environmental Protection Agency recommends radon mitigation.

Factors Affecting The Presence Of Radon Inside A Household

The presence of radon inside a house depends on different factors:
●   Soil type
●   Presence of moisture in the soil
●   Air pressure
●   The heating and ventilation system in a house
●   Movement of air
●   Movement of groundwater
●   The lifestyle of the occupants of a house

Radon Testing Kits

Radon testing is the only way to determine if the levels of radon inside a house are above permissible limits. Colorado residents can also obtain free radon test kits.

Buy one from home improvement and hardware stores or order them online or through mail-order companies. The cost of a radon test kit ranges from $10 to $50. While buying a radon test kit, pick one that has the stamp of approval from the National Radon Proficiency Program.