Commercial Inspection Services

Panther Inspections has performed commercial property inspections across Texas since 2013. Inspections are led by Collin Nowak, a TREC-licensed Professional Inspector (license #20772) and a CCPIA Certified Commercial Property Inspector (certification #3223), working to the standards published by the Certified Commercial Property Inspectors Association. This page explains what a commercial inspection actually covers, how it differs from a home inspection, and what you receive at the end. If you already know what you need, request a proposal.

What does a commercial property inspection include?

A commercial inspection is a visual assessment of a building’s major systems and components, documented with photographs and written observations. The core scope covers the structure and foundation, roof coverings and drainage, exterior cladding and site conditions, electrical service and distribution, HVAC equipment, plumbing supply and waste systems, life-safety components, and interior finishes and common areas.

The exact scope is set before the inspection rather than fixed by regulation. During the proposal stage we agree on which systems are included, how deep the assessment goes, and what the deliverable looks like. That agreement is what your report is measured against.

What is a Property Condition Assessment (PCA)?

A Property Condition Assessment is the due-diligence form of a commercial inspection, most often ordered during a purchase or refinance. Where a general inspection answers “what condition is this building in,” a PCA is structured around what it will cost to own: observed deficiencies, expected remaining useful life of major systems, and anticipated capital expenditure over a defined period.

PCAs are commonly performed with reference to ASTM E2018, the industry standard guide for property condition assessments. Lenders and institutional buyers frequently specify that standard by name. If yours has, say so when you request a proposal and the scope will be written to match.

How is a commercial inspection different from a home inspection?

The biggest difference is that the scope is negotiated rather than prescribed. A Texas home inspection follows the standards of practice set by the Texas Real Estate Commission, which define exactly what must be inspected and reported on a one-to-four-family residence. Commercial properties fall outside those rules, so the scope of work is agreed between the client and the inspector before the job begins.

In practice that also means commercial inspections vary far more in size and duration, often involve multiple building systems of a type never found in a house, and frequently require coordination with tenants, property managers, and on-site staff for access.

Who orders a commercial property inspection?

• Buyers and investors — due diligence before closing, and a basis for renegotiation when significant deficiencies turn up
• Lenders — an independent condition report before financing is approved
• Tenants — documenting condition before signing a lease, particularly where the lease assigns maintenance responsibility to the tenant
• Owners and property managers — planning maintenance and capital budgets, or establishing a baseline before a sale
• Due-diligence firms — as part of a wider transaction workstream

What tools and add-on services are available?

Beyond the visual inspection, these can be added to any commercial scope:

• Thermal imaging — locates moisture intrusion, missing insulation, and overheating electrical components that aren’t visible to the eye
• Drone roof inspection — for roofs that can’t be safely walked, flown under an FAA Part 107 Remote Pilot Certificate
• Sewer camera inspection — scopes main drain lines for cracks, obstructions, sags, and separations
• Foundation measurements — documented elevation readings across the slab
• Wood destroying insect inspection — reported separately from the condition report
• Septic and onsite wastewater inspection — performed by a NAWT Certified Onsite Wastewater Inspector

How long does it take, and what do you get?

Duration depends on the size of the building and the scope agreed in the proposal — a single-tenant retail unit and a multi-building industrial site are not comparable jobs. Your proposal states the scope, the fee, and the report delivery date before any work begins.

The deliverable is a written report with photographs, condition observations, and recommendations, delivered through a secure inspection portal. A follow-up consultation is available at no additional charge if you want the findings walked through. The full six-step process, from proposal to post-report consultation, is laid out on our commercial inspections page.

What types of commercial buildings do you inspect?

Each building type concentrates its risk somewhere different, so each has its own page explaining what an inspection focuses on and why:

• Warehouses and storage facilities — large low-slope roofs, slab condition under racking and forklift traffic, dock equipment
• Restaurants and commercial kitchens — hood and exhaust systems, grease interceptors, gas and hot water capacity, walk-ins
• Office buildings — rooftop HVAC of mixed ages, tenant improvements of varying quality, glazing and envelope
• Multi-family properties — unit sampling method, elevated walkways and balconies, shared versus in-unit systems
• Industrial buildings — long spans, slab loading, electrical service capacity, where environmental risk overlaps
• Churches and religious centers — additions across eras, assembly egress, intermittent-duty HVAC, steeples and high elements
• Hotels and motels — room sampling, per-room HVAC, hot water peaks, guest life safety
• Retail buildings and shopping centers — one roof over many tenants, per-bay HVAC, demising walls, the parking lot as a major asset

If your property doesn’t fit neatly into one of those categories, get in touch — the scope is written per property, so unusual buildings are not a problem. Common questions are answered on our commercial inspection FAQ.