American Eagle Home Inspections, LLC

"Lite" Commercial Inspections

Commercial properties of 20,000 square feet or less and usually two stories or less are ideal candidates for “lite” commercial inspections or Walk-Through Surveys.  These “inspections” are conducted in accordance with ASTM Specification E 2018-01.  For “lite” commercial inspections, Sections 7 (pertaining to Document Reviews and Interviews) and 9 (pertaining to Opinions of Probable Cost to Remedy Physical Deficiencies) and that part of Section 8 (8.4.8) that pertains to Vertical Transportation are not performed.  A Walk-Through Survey is limited in scope; it is NOT a building code inspection or ADA accessibility survey.  The evaluation of the condition of the building is literally done while walking though the building.  The survey is done on "easily visible, readily accessible" items.  Concealed physical deficiencies are excluded.  The condition and symptoms of problems are reported, but causes, remedies and cost of correction are excluded.  Items that are reported on include "significantly deficient", "physical deficient" and those items with "significant deferred maintenance".  Items not included in the report are routine maintenance and minor repairs.  Other exclusions are: environmental studies and evaluations and specifically excludes asbestos, radon, lead, urea formaldehyde, fungi, mold, animals, rodents, wood destroying organisms (WDOs), PCBs (polychlorinated biphenyl) and any other toxic materials or substances.  The Field Observer (inspector) usually will recommend a Phase One Environmental Site Assessment in the contract.

(The numbers in the following section refer to the ASTM Specification E 2018-01 mentioned earlier.)  The Walk-Through Survey includes the examination of the following systems and components:

8.4.1 Site

• Topography and drainage

• Means of ingress and egress

• Paving, curbing, signage and parking; both "on-street" and in lots

• Fencing and flatwork (concrete slabs, stairs and patios

• Landscaping and appurtenances

• Recreational Facilities

8.4.2  Structure and Building Envelope

• Building materials and type of structure

• Loading docks, if present

• The foundation system

• The structural system

• The building envelope, including glazing, sealants, balconies, doors, stairways, parapets, etc.

8.4.3  Roofing

• Roofing system and materials

• Exposed membrane and flashings

• Parapets, slope and drainage

• Note repairs, ponding and leaks

• Inquire as to age and warranty

• The examination of the roof’s condition is one of the most critical parts of evaluating a commercial building.  Replacing a 15,000 SF flat roof can cost $30,000 to $50,000.

8.4.4  Plumbing

• Sanitary, storm and supply piping

• Fixtures; all should be checked

• Domestic hot water production

• Note any unusual or special plumbing systems

8.4.5  Heating

• Heat generating and distribution systems and apparent or reported age(s)

• Identify whether a maintenance contract exists and apparent level of maintenance exercised

• Past replacements and/or upgrades

• Note any special or unusual systems, such as solar heat

8.4.6  Air Conditioning and Ventilation

• Air conditioning and ventilation systems and apparent or reported age(s) (includes type of reported refrigerant)

• Identify whether a maintenance contract exists and apparent level of maintenance exercised

• Past replacements and/or upgrades

• Note any special or unusual systems

8.4.7  Electrical

• Electric service provided; 120/208; 120/240 and 277/480 are "Lite" commercial; 3-phase electrical is not "Lite" commercial.

• Distribution system including panels, transformers, meters, emergency generators, lighting

• Type of wiring, emergency power, lighting protection, etc.

• Note any special or unusual systems

8.4.8  Vertical Transportation

• Commercial “Lite” excludes this section

• Elevators and escalators should be handled by specialists.  They also require a periodic inspection

8.4.9  Life Safety/Fire Protection

• Life safety and fire protection systems including sprinklers, standpipes, fire hydrants, fire alarm systems, water storage, smoke detectors, fire extinguishers, emergency lighting, emergency exits, stairwell pressurization, smoke evacuation, exit signage, etc.

8.4.10  Interior Elements

• Typical common areas, including lobbies, corridors, restrooms

• Typical floor, ceiling and wall finishes

• Note amenities (fountains, shops, etc.)

• Other areas as agreed to with client