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Property Condition Assessments (Commercial Building Inspections)
Our services are not limited to residential home inspections. We also offer inspection services on office buildings, warehouses, shopping centers, strip malls, and light industrial. However, the commercial inspection is typically called a Property Condition Assessment (PCA).
The purpose of the PCA is to assess the general condition of the building, site, and other improvements at the referenced location. The report will identify those areas that will require remedial repair work and will assign them an associated estimated remedial cost. The PCA will be conducted in accordance with ASTM E 2018-01 Standards.
The report will be based on a site visit, in which SDHI will perform a visual, non-intrusive and non-destructive evaluation of various external and internal building components. These systems include the roof, foundations, structural frame, building envelope, heating, ventilation and air conditioning (HVAC) systems, electrical, and plumbing. The inspection will also include ancillary items such as; site drainage, pavement, sidewalks and landscaping. Photographs will be taken to provide a record of general conditions of the facility, as well as the specific deficiencies observed. Please note that the PCA is not a building code, safety, regulatory or environmental compliance inspection. The report does not identify minor, inexpensive repairs or maintenance items which are clearly part of the property owner’s current operating budget so long as these items appear to be taken care of on a regular basis. The report does address infrequently occurring “big ticket” maintenance items, such as exterior painting, deferred maintenance and repairs and replacements that normally involve significant expense or outside contracting.
Based upon observations noted during our site visit, and information received from our interviews with building management and service personnel (if available), SDHI will prepare a preliminary cost estimate, complete with an appropriate remedy for any deficiencies noted. Replacement and repair cost estimates will be based on approximate quantities, and cost estimates will be allocated to the following categories:
Immediate: Expenditures that require immediate action as a result of (i) existing or potentially material unsafe conditions, (ii) material adverse physical deficiencies impacting existing tenancy, (iii) material building code violations, (iv) poor or deteriorated condition of a critical element or system, (v) a condition that if left “as-is”, with an extensive delay in element or system failure within one (1) year or a significant escalation in its remedial cost.
Replacement Reserves: Replacement reserves are recommended for recurring major capital expenditures that are reasonably predictable both in terms of frequency and cost. Typical examples of this are roofing, parking, appliances, etc., which have a predicable expected useful life and replacement cost. Replacement reserves may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within an estimated time period.
Thermal Imaging Infrared Camera Surveys
![]() We are an industry leader in our integration of advanced infrared cameras along with our physical inspections. Being a local and independent inspection company has allowed us to adapt with our changing real estate market. Instead of paying franchise fees to big corporations, we have invested in the best equipment available to the inspection industry. By investing in infrared technology we can now locate and identify a number of problems that would have previously gone undetected - even by a seasoned home inspector. Very few home inspection companies have made the same investment as these cameras are expensive. Entry level models start at $9,000, which does not include any accessories or training.
The science of how thermal imaging cameras work:
A simple explanation is that thermal-imaging cameras measure the heat signature that is given off by objects. All objects, even ice cubes, emit a heat signature that is measurable. Though the camera is VERY sensitive and can measure exact temperatures, the use in the building trades focuses primarily on anomolies (differences). Proper training, of course, is the key to reliable interpretation when using this technology. We've got that base covered - our imaging services are conducted only by FLIR ITC Certified Thermographers.
Thermal imaging cameras applied to home or commercial building inspections:
Let's discuss a real-world example. Two images on this page show a loose electrical connection and a moisture damaged ceiling that has been painted over. A loose electrical connection like this could easily become a future electrical fire. Most likely one or both of these conditions would not have been discovered with the standard visual inspection. In the case of the loose electrical connection, a fire was avoided and all that was needed was a simple repair. Many imminent problems show uncharacteristic thermal signatures like this, many can be located and addressed before an actual problem
surfaces.
Additional Applications/Uses:
- Flat Roof (leak diagnosis including location)
- Moisture Problems
- Home Efficiency Inspections/Energy Loss
- Missing Insulation
- Electrical/Wiring Problems
- Preventive & Predictive Maintenance
- Mechanical Inspections
- Stucco Moisture
Foundation Inspections (Commonly and Incorrectly Called Manometer Reading)
![]() Our floor level surveys are a semi-precise measure of the levelness or "slope" of a concrete slab-on-grade floor system. This brief description pertains to slab-on-grade foundations, though the service is equally suited for evaluating raised foundation systems. "Slope" is defined as the measured difference (in inches) from the highest to lowest points, measured vertically at floor level. We say semi-precise because most times we are adjusting for the finished flooring, and not seeing the actual concrete floor/foundation.
The primary reason to conduct an floor level analysis is to provide our clients with a factual elevation assessment of the home; clients can then compare the results with industry norms. Note: we are in no way claiming to provide expert engineering advice. With that said, we may give an opinion if we feel there is evidence of sloppy construction or possibly worse. For example: a distressed hillside home with slope measured at 2 inches or more would be a concern. This much slope can sometimes exist without being noticeable when walked upon. If this were the case we would recommend the advice of an engineer. Our information has led many clients to pursue engineering services and continue with their purchase. Our information has led other buyer's to pursue the purchase of a different home, avoiding the additional fees and effort for an actual engineering investigation, which can easily cost $700 & up for the initial report.
We also assist homeowners and contractors in accurately levelling subfloors prior to the installation of finished flooring such as tile or hardwood. This is the critical step to a quality installation that gets overlooked all too often. In fact, many flooring disputes center around this very issue.
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