COMMERCIAL PROPERTY CONDITION ASSESSMENT (ASTM E2018-24).
Institutional-grade commercial due diligence. Table of Probable Costs, immediate life-safety liabilities, and 10-year Capital Reserve (CapEx) replacement schedules protecting commercial acquisitions across Southeast Texas.
Meet Inspector Mack & The Commercial PCA Team
Every commercial assessment is led directly by senior facility inspectors using calibrated industrial instrumentation. We evaluate low-slope TPO/EPDM roof assemblies via radiometric drone thermography, scan 480V 3-phase switchgear busbars under load, audit packaged RTU arrays, and model 10-year Capital Reserve liabilities to defend your acquisition NOI and underwriting.
Inspector Mack • ASTM E2018-24
Commercial PCA Due Diligence: ASTM E2018 & CapEx Reserves
Inspector Mack walks commercial buyers, syndicators, and lenders through our institutional property assessment framework.
"A commercial deal can look phenomenal on paper until a $180,000 flat roof replacement and failing 20-ton RTUs wipe out year-one NOI. Our ASTM E2018 Table of Probable Costs gives you the underwriting ammo you need."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Building Envelope, Parapets & Curtain Walls
Evaluating structural masonry, tilt-wall concrete expansion joints, EIFS synthetic stucco, glazing gaskets, and storefront caulking.
Commercial Roofing (TPO, EPDM, Built-Up & Mod-Bit)
Hands-on inspection of membrane seams, parapet flashing, scupper drains, crickets, pitch pans, and rooftop HVAC curbs.
Rooftop Packaged HVAC Units (RTUs) & Split Systems
Documenting tonnage, manufacture date, compressor operation, heat exchanger condition, economizers, and maintenance logs.
3-Phase Electrical Switchgear & Distribution
Auditing 480Y/277V and 208Y/120V main service panels, transformer windings, busbars with FLIR thermal scans, and emergency egress lighting.
Commercial Plumbing, Backflow & Grease Traps
Testing domestic water boosters, commercial water heaters, backflow preventer certification tags, and exterior in-ground grease interceptors.
Life Safety, NFPA Fire Sprinklers & Standpipes
Inspecting fire alarm control panels (FACP), central riser pressure gauges, backflow valves, inspector test connections, and fire department Siamese connections (FDC).
ADA Title III Accessibility & Path of Travel
Checking van-accessible parking spaces, slope grades (maximum 1:50 / 2% cross slope), entrance ramps, door opening force, and restroom stalls.
Pavement, Loading Docks & Stormwater Management
Auditing asphalt alligator cracking, concrete sub-base subsidence, dock levelers, retention pond rip-rap, and storm catch basins.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Blistered TPO Roof Seams & Drainage Ponding
Thermal movement and UV degradation cause heat-welded TPO seams to delaminate, allowing standing rainwater to penetrate rigid polyiso roof insulation.
Overheated 3-Phase Commercial Switchgear Busbars
Loose terminal lug torques and unbalanced tenant electrical phase loads generate severe localized hotspots exceeding 140°F.
Corroded Commercial RTU Heat Exchangers
Industrial humidity and coastal salt-spray accelerate micro-perforations in gas-fired rooftop HVAC heat exchangers.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
Radiometric Industrial Thermal Drone
High-resolution radiometric thermal sensor scanning multi-acre flat commercial roofs for trapped subsurface insulation moisture.
FLIR® Industrial Thermal Imager
High-temperature range up to 650°C, verifying switchgear busbar phase balance and breaker lug temperatures.
RIDGID® 200ft Commercial Sewer Camera
Heavy-duty commercial camera inspecting 4-inch to 8-inch main building sewer lines and commercial grease traps.
Digital Precision Slope Inclinometer
Measures accessibility ramp slopes and parking stalls to 0.1% accuracy for ADA Title III verification.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Saturated TPO Roof Insulation & Failing 15-Ton Carrier RTU
Our radiometric thermal drone survey revealed a 4,500-square-foot zone of moisture-saturated polyiso insulation beneath the 14-year-old TPO roof membrane. Additionally, RTU #3 had a cracked heat exchanger and seized compressor motor. Both systems required immediate capital replacement.
Interactive Commercial CapEx Reserve Previewer
Select an asset class below to explore how our ASTM E2018-24 reports separate Immediate Life-Safety Repairs, Short-Term Deferred Maintenance (Years 1–2), and Long-Term Capital Reserves (Years 3–10) for acquisition underwriting.
| ASTM System | Observed Deficiency / Component | Priority Horizon | Probable Cost |
|---|---|---|---|
| §10 Electrical | 480V 3-Phase Switchgear Lug Hotspot (168°F on FLIR) & Missing Arc-Flash Labels | Immediate (Yr 0) | $6,900 |
| §13 ADA Title III | Van-Accessible Parking Stall Cross-Slope (3.8% vs 2.0% Max) & Striping | Immediate (Yr 0) | $11,500 |
| §9 HVAC RTUs | Suites B & D: Two (2) 10-Ton Packaged Rooftop Units (17 Yrs Old, R-22 Refrigerant) | Short-Term (Yr 1–2) | $46,000 |
| §7 Envelope | EIFS Stucco Parapet Control Joint Sealant Failure & Elastomeric Recoating | Short-Term (Yr 1–2) | $18,500 |
| §8 Roofing | 18,500 SF Mechanically Fastened TPO Membrane Full Replacement Reserve (EUL Yr 5) | CapEx Reserve (Yr 3–10) | $142,000 |
Frequently Asked Questions: Commercial Property Condition Assessment
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1What standard governs your commercial inspections?▼
Our commercial inspections strictly follow the ASTM E2018-24 Standard Guide for Property Condition Assessments (PCA). This is the nationally recognized benchmark required by commercial lenders, CMBS underwriters, institutional buyers, and SBA lenders.
Q2What is included in the Table of Probable Costs?▼
The Table of Probable Costs provides an itemized financial forecast divided into three distinct categories: 1) Immediate Life-Safety & Regulatory Repairs, 2) Short-Term Deferred Maintenance (Year 1), and 3) Long-Term Capital Reserves (Years 2-10) for major components like roofs, HVAC RTUs, and parking lots.
Q3How fast do you deliver commercial PCA reports?▼
Depending on building square footage and system complexity, our comprehensive commercial PCA reports are typically delivered within 3 to 5 business days, with preliminary verbal debriefs provided within 24 hours of on-site inspection.
Q4Do you inspect tenant leases and maintenance documentation?▼
Yes. As part of the ASTM E2018-24 scope, we review available historical maintenance logs, municipal certificate of occupancy records, roof warranty paperwork, fire suppression inspection tags, and mechanical service contracts.
Q5Can you accommodate Phase I Environmental Site Assessments (ESA)?▼
Yes! We coordinate ASTM E1527-21 Phase I Environmental Site Assessments alongside our ASTM E2018-24 Property Condition Assessments for complete one-stop commercial acquisition diligence.
Q6Do you inspect high-voltage 480V 3-phase electrical switchgear?▼
Yes. Our inspectors utilize industrial FLIR thermal imaging to evaluate 480V/277V commercial switchgear under normal operating load to identify overheated busbar connections, unbalanced phases, and defective breakers.
Commercial ASTM E2018-24 PCA Rate Schedule
Institutional Property Condition Assessments including Immediate Life-Safety Repair Tables, 5–10 Year Capital Reserve (CapEx) Replacement Forecasts, 4K Drone Roof Thermography, and RTU Mechanical Audits.
Full Commercial ASTM E2018-24 Baseline PCA (Up to 10,000 sq ft)
$1,250 BaseRetail, Medical & Office Additional Sq Ft (Over 10,000 sq ft)
+$0.15/sfWarehouse & Industrial Additional Sq Ft (Over 10,000 sq ft)
+$0.12/sfAdditional Commercial Rooftop HVAC Unit (Over 2 Units)
+$65/unitReserve your Commercial ASTM E2018-24 Baseline PCA immediately online via Stripe ($1,250 base retainer) or generate an itemized ALTA/Escrow quote below.
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Underwrite Your Commercial Asset with Inspector Mack?
Lock in your preferred commercial inspection date with $0 upfront deposit. Executive verbal debrief within 24 hours and complete ASTM E2018-24 report in 3–5 business days.
