Commercial Inspections Nationwide | Hill Property Inspections

At Hill Property Inspections, we serve the entire country, coast-to-coast, and specialize in commercial property condition assessments (PCAs), commercial building inspections, and due diligence inspections in Pennsylvania where we are headquartered, along with multiple other states and regions. We have a team of leading experts to provide our clients with the most comprehensive and timely commercial inspection and environmental testing services available, and we function as a true one-stop shop offering expert consultation to commercial real estate investors, corporations, property managers, maintenance supervisors, lessees, and other interested parties. While many of our commercial services outside of Pennsylvania are conducted in the surrounding states of Ohio, West Virginia, Maryland, New York and New Jersey, we are capable of performing inspections throughout the vast majority of the U.S. We are CCPIA certified and perform inspections in accordance with the International Standards of Practice for Inspecting Commercial Properties (ComSOP) and ASTM E2018–24.

Whether you’re a commercial investor, owner, seller, lessee, property manager, maintenance supervisor or other interested party, we are fully equipped to work with you to provide a detailed, prompt assessment and assist you with vital planning for the future. No property is too small or large for us to assess, and we are capable of handling all commercial projects from small boutiques or offices to large factories, multifamily complexes and multi-building industrial sites.

We are one of the only dedicated commercial inspection companies serving all of America and are highly rated with over 1,100 five-star reviews across rating platforms. Our reports are delivered the same day as the assessment, and they are highly praised for being incredibly thorough and detailed while remaining extremely user-friendly and easy to interpret. While many commercial inspection companies have a small team and are often lacking in resources, experience and capabilities, we boast a top-notch team of industry leading experts to ensure our clients have every question thoroughly answered and a solid plan in place to manage their property and bottom line well into the future. In this sense, we seek to be a one-stop shop and a trusted consultant our commercial clients can depend on again and again.

TYPES OF BUILDINGS WE INSPECT:

NOTE: All building types are classified using a tier-based pricing system according to typical inspection complexity. Tier 1 (T1) buildings tend to be the least complex, T2 buildings tend to be average in complexity, and T3 properties tend to be among the most complex. While the tier ratings listed are intended to serve as a guideline, HPI reserves the right to reclassify properties or individual building spaces based on information obtained prior to the PCA; and this includes reclassifying a building or space into a lower and less expensive category in addition to changing its classification to a higher, more expensive tier.

Offices, office suites & retail buildings (T2)
Hotels, motels & resorts (T3)
Shopping centers & strip malls (T3)
Warehouses & storage facilities (T1)
Restaurants, cafes & bakeries (T3)
Multifamily buildings & complexes (T3)
Department & grocery stores (T3)
Daycares, nurseries & schools (T3)
Industrial buildings/plants (T2)
Medical facilities & pharmacies (T2)

Churches & religious centers (T2)
Nursing homes & assisted living facilities (T3)
Gyms & recreational facilities (T1)
Commercial garages & gas stations (T1)
Commercial kitchens (T2)
Banks & post offices (T1)
Museums, libraries & theaters (T2)
Multi-use & flex space (T2)
Art studios & showrooms (T1)

The HPI Difference

At HPI, we understand that commercial properties are investments. Unlike most homes, commercial buildings are income generating assets, as well as business expenses. They demand careful and thoughtful planning, due diligence, prompt decision making, ongoing maintenance and periodic improvements to maximize efficiency, worker safety, public appeal and revenue, while limiting liability and cost. As an important part of that process, we function as trusted consultants for our commercial clients and offer services that go far beyond an inspection alone.

All of our commercial inspections include an on-site property condition assessment (PCA) after initially gathering data, followed by a detailed property condition report (PCR); but we also offer many other professional services that we strongly recommend, depending on each client’s needs. These include cost-to-cure (opinion of cost) reports, capital reserve forecasts (reserve studies), maintenance plans, insurance loss and pre-loss assessments, limited ADA compliance reviews, life and fire safety evaluations, occupancy, triple net lease assessments, wood-destroying insect inspections, thermal (infrared) imaging, drone inspections and videography, basic site mapping, mold and indoor air quality (IAQ) testing, radon testing, well flow testing, water analysis, sewer scopes and septic dye testing, among others. A Phase 1 environmental site assessment (ESA), which is often required by commercial lenders, is also available through our environmental engineering consultant. Please click below to learn more about our various commercial services, and we look forward to working with you.

HPI COMMERCIAL SERVICES (CLICK EACH TO LEARN MORE):

Property Condition Assessment (PCA)

The property condition assessment is the on-site inspection we perform at the relevant property, which results in a detailed property condition report (PCR). Prior to the PCA, we gather information related to the property from the initial questionnaire you fill out, interviews with individuals familiar with the property, and other documents and records that may be available. While we perform the inspection based on an established Standards of Practice, you as the client ultimately decide how comprehensive our assessment is. For example, you may need a large hotel inspected, but it may not be practical or possible to inspect every single room when many guests are present. In such a case, we may inspect the building’s exterior, parking lot, roof, structure, electrical system, plumbing system, HVAC system(s), life and fire safety measures, elevators, office space and common areas, but we may inspect only a representative and limited number of unoccupied guest rooms. Regardless of the scope, the details of the assessment must be clearly established and agreed upon prior to scheduling and performing the PCA.

Cost-to-Cure Report

Also known as an opinion of cost report, a cost-to-cure report aims to provide crucial cost estimates for necessary immediate repairs uncovered during the property condition assessment, and this report is highly valuable to all of our commercial clients. We calculate costs using current material, labor and equipment prices in the local area, input from our expert team members who all own and operate their own trade-specific businesses, and the most current RSMeans Building Construction Costs Book, which is the most used, quoted and respected unit price guide for building construction estimators across North America. Due to ever-changing and unforeseen economic factors, as well as inevitable price variances among contractors, all cost-to-cure estimates assume a 20% variance.

Capital Reserve Forecast

Also known as a capital reserve study, a reserve analysis or a reserve table, a capital reserve forecast provides longer term (multi-year) estimates for repair, replacement, maintenance or enhancement costs that are likely to arise in the future based on the condition of systems and components at the time of inspection and their average life expectancies. A capital reserve forecast is, therefore, similar to a cost-to-cure report, except for the fact that it aims to predict future costs that should be budgeted over time rather than expenses that demand more prompt and immediate attention. Capital reserves are also geared primarily toward replacement costs for systems or components that have an inherently shorter life expectancy than the building itself, as such items are expected to eventually require replacement. Roofs, parking areas, HVAC systems and appliances are several examples of such items. Given that costs are less easily predicted with precise accuracy as time goes on, the costs listed on a capital reserve forecast should be assumed to have a greater variance the farther out they are into the future. It is, therefore, wise to periodically review the numbers provided and to adjust accordingly.

Maintenance Plan

Also known as a maintenance strategy program or facilities operations budget, a maintenance plan can be thought of as a preventative measure and risk management tool to help offset the burden of high, unexpected expenses resulting from catastrophic repair or replacement costs. When a maintenance plan is ordered, we work with the client to create a tailored plan that includes periodic and more frequent inspections, updated cost estimates and future consulting to stay ahead of a myriad of potential problems. This service will not be needed by all commercial clients but is especially valuable to those who operate a large or complex facility without a designated maintenance supervisor or facilities operations manager on staff.

Insurance Loss & Pre-Loss Assessments

An insurance pre-loss assessment provides you, the client, with important information upfront about the property’s condition to serve as a baseline for possible future insurance claims before claims arise, while an insurance loss assessment occurs after an incident has already triggered a claim. Pre-loss assessments provide very valuable information for planning purposes, as insurance policies typically do not cover damages resulting from lack of maintenance or normal wear and tear, whereas loss assessments provide information to an insurance adjuster shortly after a claim describing the resulting damage and its apparent cause. Of course, it’s always better to be safe than sorry, which is why we strongly recommend an insurance pre-loss assessment to help mitigate the likelihood of a claim, reduce liability, and protect your bottom line.

ADA Compliance Reviews

The Americans with Disabilities Act (ADA) seeks to protect the rights of disabled individuals, which includes access to buildings serving the public. ADA is a civil rights law – not a code – and must be adhered to, and many commercial buildings we inspect are lacking in several areas pertaining to ADA compliance which puts them at greater risk of liability. In most cases, we perform a limited ADA survey to ensure general compliance with current ADA requirements.

Life & Fire Safety Evaluations

Safety is paramount with commercial buildings that serve workers and the public, and we thoroughly evaluate each building’s existing life and fire safety measures, as well as occupancy issues, and make recommendations on all commercial property condition reports.

Triple Net Lease Assessments

Also known as a triple net lease inspection, a net-net-net lease assessment or an NNN-lease assessment, this service is provided to commercial tenants who operate under a lease that designates them as responsible for all of the building’s expenses. In such cases, lessees take on more liability and cost, and this assessment allows them to properly document any known deficiencies.

WDI Inspections

We frequently perform wood-destroying insect inspections to ensure buildings are not structurally compromised by destructive insects like termites, carpenter ants, carpenter bees or powderpost beetles. Termites, in particular, can cause significant and costly damage, and most of our commercial clients view a WDI inspection as a must. A WDI report is provided on a form developed by the National Pest Management Association (NPMA) known as the NPMA-33 form, and this inspection is often referred to more generically as a “termite” or “pest” inspection.

Thermal Imaging (Infrared) Scans

Using a state-of-the-art thermal imaging camera, we scan the entire property to identify additional deficiencies that may exist but are not detectable by the naked eye. This scan can identify a number of possible issues that would otherwise go unnoticed by a visual and non-invasive inspection like slow leaks, excess moisture in concealed spaces, areas of missing insulation, overheated circuit breakers and wiring, pest activity, and more. The camera provides us with an extra set of “eyes,” so to speak, and allows us to provide the most thorough and comprehensive inspection possible using non-invasive and non-destructive methods. We view thermal imaging as a “no-brainer,” and it is one of our most popular add-on services for good reason. Recently, insurance companies have started requiring thermal scans of electrical panels in certain commercial properties, and we can perform this service without scanning the entire building – and for a reduced rate – if you so choose.

Drone Inspections & Videography

Our drones are among our most valuable and important tools and are put to use at nearly all commercial inspections. Aerial photography and videography assists greatly with identifying deficiencies with roofs, rooftop HVAC units (RTUs) and other roof-mounted systems and components that may not be readily accessible, and drones also assist with site mapping to provide a clear view of the entire property. While a drone is used during nearly all property condition assessments, we offer exterior videos of commercial properties that many of our clients find very valuable for a small, additional fee.

Mold & Indoor Air Quality (IAQ) Testing

Countless lawsuits are filed every year because of mold exposure to occupants, which is one reason why mold and indoor air quality testing is crucial. Mold and fungal growth exists to some extent in nearly all buildings, and there is no way to know the types and quantities in the air apart from testing. Even buildings that appear in generally good condition and dry often contain surprisingly high quantities of harmful mold and fungal spores in the air, which could pose a risk to occupants or members of the public, and mold/IAQ testing is a service we strongly recommend to all commercial clients.

Radon Testing

Radon is a colorless, odorless and tasteless gas and is the second leading cause of lung cancer next to smoking. Pennsylvania, in particular, has some of the highest average radon levels in the country, and testing is the only way to know the average radon level in a building. If we conduct a radon test and identify an elevated average level, mitigation is fortunately a rather simple and often inexpensive process.

Well Flow Testing

This test pertains only to properties served by a private water supply (a well or spring) and is intended to verify a sufficient supply of water from the source, measured in gallons per minute (GPM), as well as consistent pressure and flow over a longer period of time. We’ve inspected a number of commercial properties in rural areas where the well has run dry after a surprisingly short period, and this is absolutely not the type of deficiency you would want to discover exists after taking possession. Depending on the lender, this test may be required prior to closing.

Water Analysis

Like a well flow test, a water analysis is generally only recommended for properties served by a private water supply. Unlike public water that is treated, the water from a well or spring can possess a number of contaminants that could pose a potential health hazard to workers and the public, and having the water professionally sampled and then tested by a certified laboratory is a wise safety precaution and a way to determine what treatment equipment (if any) may need to be installed. Our water analysis tests for contaminants based on guidelines set forth by the Pennsylvania Department of Environmental Protection (DEP) and includes bacteria (Coliform and E. coli), nitrates and nitrites, total dissolved solids (TDS), lead and pH. Depending on the lender, this test may be required prior to closing.

Sewer Scopes

For buildings served by public sewer, a sewer camera/lateral video inspection is highly recommended to ensure no damage, offsets, blockages, root intrusion, low points or other problems exist that could lead to hazardous and costly repairs, and this is particularly important with older buildings that may contain outdated and deteriorated drain/waste piping. This is one of our most frequently requested add-on services, and most of our clients require a sewer scope to truly feel at ease before purchasing. While not all inspection or testing services need to be performed often, a sewer scope should be completed fairly regularly for all commercial buildings containing restrooms that are used very frequently.

Septic Dye Testing

For properties with an on-lot septic system, as opposed to public sewer, the importance of a septic dye test goes without saying. Septic systems are the sole responsibility of the owner, costly to install and repair, and prone to causing an environmental hazard if problems arise. A dye test is one of several ways to determine the proper working function of a system, although it is not a substitute for more invasive inspections that can provide other important, additional information. Like well flow testing and water analysis, this test may be required depending on the lender.

Phase 1 ESA

Often required by commercial lenders, a Phase 1 Environmental Site Assessment is ideally performed at any commercial site prior to purchase, improvement or rezoning. The purpose of this assessment is to determine if the property may be at risk of contamination from current or prior activities, nearby properties, chemicals, equipment or other factors that could drastically increase the owner’s liability by threatening a negative impact on the environment. Under the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLA), building owners are responsible for environmental hazards that may arise, regardless of prior knowledge, unless due diligence (referred to as “all appropriate inquiries”) was exercised prior to purchase. Given this fact and the potential for significant liability, a Phase 1 ESA is strongly recommended whether one is required or not. If a Phase 1 ESA determines that a current or potential hazard exists, a Phase 2 ESA will be recommended for on-site testing and deeper evaluation. Inspectors on the HPI team do not perform the Phase 1 ESA, but we coordinate with our consulting environmental engineer to provide this important risk management service.

SO, WHAT SHOULD YOU ORDER?

The answer to this question will vary from one property to the next and will depend largely on the property’s size, design, age, utilities and use, as well as budgeting considerations and requirements from other parties. However, we recommend that at minimum all commercial inspections include a thermal imaging scan, a sewer scope and a mold/IAQ test in addition to the PCA and PCR (including a cost-to-cure report and capital reserve forecast). A WDI inspection is also recommended if the building’s structure is comprised of wood rather than masonry or steel. If the property is served by a private water supply and on-lot septic system, we also strongly recommend a well flow test, a water analysis and a septic dye test. Lastly, if you are a tenant leasing a property under an NNN-lease, we recommend a triple net lease assessment to protect your interests.

Steve Hill, CMI (Lead Inspector)

Our owner, Steve, is our lead commercial inspector and holds the prestigious designation of Certified Master Inspector (CMI), which is the highest credential attainable in the industry. He is a well known and respected commercial property inspector in PA and throughout the country and is also a PA-DEP certified radon testing individual (#3311), a certified mold testing professional (IAC2-07-9684), an FAA certified remote pilot (#4233086), a PA certified pesticide applicator (#550133), and a veteran of the Army JAG Corps. Steve is personally at most of our commercial inspections that take place in the Northeast and Midwest regions, while the other members of our commercial team function primarily as regional partners or consultants who assist in assessing properties on-site as needed.

John Fordyce, ACI (Inspector)

John is an ASHI Certified Inspector and the owner of Safe-Buy HI, another reputable and highly rated inspection company based out of Indiana, PA. Next to Steve, John is one of our commercial team member who is most frequently on-site at commercial inspections. John is an experienced and expert commercial and residential inspector, a PA-DEP certified radon tester (#2550), and adept at performing sewer camera/lateral video inspections. Like Steve, John is also capable of performing wood-destroying insect inspections, water analysis, well flow tests, septic dye tests, drone inspections and thermal imaging, and he and Steve often function as a cohesive pair to provide the crucial assessment and testing services our commercial clients require and deserve.

Owen Beachy, PE, CBSI (Civil/Structural Engineering)

Owen is a structural and civil engineer and the owner of Laurel Highlands Structural Consulting, LLC. With over 33 years of experience working as a consulting engineer in the public and private sectors, Owen has a diverse background and has been involved with a multitude of projects ranging from small assignments (< $1,000) to large (> $10,000,000) civil projects. Owen graduated with high honors from the University of Pittsburgh with a degree in Civil Engineering Technology and has spent most of his career as an Engineering Manager and/or Lead Engineer for multi-disciplined engineering firms responsible for buildings, bridges and inspection related projects, while also serving previously as a County Engineer for nearly 25 years. His expertise includes structural steel, concrete, wood and masonry design aspects, building condition assessments and adaptive reuse studies, local bridge replacements and rehabilitations, NBIS inspection contracts for bridges and sign structures, dam safety inspections, insurance claim investigations, expert witness reports and testimony, and construction management. Owen is also a PennDOT Certified Bridge Safety Inspector and is passionate about motivating and mentoring the next generation of STEM students.

Ryan Mays (HVAC)

When it comes to HVAC knowledge and experience, Ryan is truly the best of the best. From the young age of 13, Ryan has been working in the HVAC trade and founded HVAC Experts, LLC in 2007, and he has performed commercial and residential HVAC installation and service in all types of buildings. His list of credentials is staggering and includes NC certifications as a Heating Group 1, 2 and 3 Contractor, an Unlimited Electrical Contractor, a Refrigeration Contractor, and a Residential Plumbing Contractor. He also holds NC licenses as a General Contractor and Home Inspector and serves as the Lead Mechanical Inspector for Alamance County, NC with a background as a mechanical, electrical, plumbing, building and fire inspector. Ryan serves as an Adjunct Professor at Alamance Community College, where he graduated himself with an AAS in HVAC Technology, teaching NC Mechanical Inspector State Certification classes and is an HVAC troubleshooting expert for JustAnswer, an online platform pairing answer seekers with industry experts.

Mark Hott (Electrical - Large Scale)

Mark is a master electrician, a Marine veteran, and the owner of MH Electric, headquartered in Hollidaysburg, PA. MH Electric is a full service electrical company with an in-house electrical inspector, and Mark and his team frequently handle repairs, installations and upgrades at commercial and industrial properties containing complex systems. https://www.mhelectricservices.com

Cordel Howatineck (Electrical - Small/Mid Scale)

Cordel is the owner/operator of Core Electric, LLC, headquartered in Johnstown, PA. With ten years of experience as an electrician, Cordel focuses on small to mid-sized electrical projects for commercial and residential clients, although the company is capable of handling a myriad of larger, complex jobs with experience in buildings like the Somerset Tech Center, restaurants, hotels, stores and chains. Core Electric is a go-to company when comprehensive knowledge, attention to detail, clean installation and exceptional service are top priorities, and this is reflected in their multiple 5-star reviews. From basic repairs to full rewires, or panel upgrades to generator installs, Core Electric is fully equipped to handle every client’s electrical needs while maintaining exceptional quality and service, and Cordel is a highly valued consultant for HPI and our clients. https://coreelectric-llc.com

Bob Eppihimer (Plumbing)

Bob is a master plumber and the owner of Eppihimer Home Maintenance Management, Inc. He is also an OSHA Authorized Construction Trainer and is well versed in worker safety standards. While Bob is adept at a variety of construction related tasks, plumbing is his forte. Given the prevalence of plumbing and safety issues that exist at many of the commercial properties we inspect, Bob is an invaluable member of the HPI consulting team. https://ehmmwork.com

Stephen McRae (Roofing, Framing & Siding)

Stephen is the owner of Bigfoot Construction, headquartered in Somerset, PA. Stephen’s construction experience is vast, and he and his crew are especially well known for roofing (including all types of commercial roofing systems), timber framing, and exterior work. The importance of a building’s roof and cladding goes without saying, and commercial properties demand the expertise of a specialist like Stephen who – along with the Bigfoot team – has seen and done it all when it comes to the “shells” of commercial structures. https://www.bigfootconstruction.net

Jordan LaVan (Commercial Roofing)

Pittsburgh Roofing Solutions, Inc, owned by Jordan LaVan, specializes in all types of commercial roofing, including single-ply systems (EPDM, TPO, PVC), coatings, metal roof systems, and wall panel systems. Jordan and his team are known not only for high quality work, but for utilizing all avenues available to save clients money without sacrificing quality and longevity, and clear estimates are provided by the company promptly. In addition to full replacements, Pittsburgh Roofing Solutions offers roof maintenance programs and repairs, including emergency repairs, and their team has a combined 80 years of experience in the roofing industry.

Josh Burke (Commercial Roof Coatings)

Josh is the owner of Central Roof Coatings and specializes in UniFlex fluid applied silicone and elastomeric roof coatings that are fully adhered and seamless to maximize durability, savings, heat resistance, energy efficiency, lower temperatures, and reduced disruption to occupants. Josh has over 30 years of experience in the commercial and residential construction industries and is a UniFlex certified installer. Coatings are often a practical and cost-saving option for commercial and industrial buildings that may not require full roof replacement, and Josh and the CRC team are masters in their specialized and in-demand field. https://www.centralroofcoatings.com

Markosky Engineering Group, Inc.

The highly qualified Markosky team provides an array of environmental and engineering services and has a wide footprint with offices in Ligonier, PA (main), York, PA, Steubenville, OH and Charleston, WV. Markosky proudly focuses on sustainability and preservation and boasts a team of top-notch engineers to achieve a wide variety of crucial tasks. As an HPI consultant, the Markosky group primarily handles all Phase 1 ESAs required or requested as part of our commercial inspections.

https://www.markosky.com

Clark Kammerer (Asphalt/Paving)

Clark Kammerer, Owner of KB Blacktop, is a seasoned expert in the Asphalt Industry, with years of hands-on experience and a passion for delivering great results. He has built KB Blacktop into a trusted and respected name, known for its exceptional customer service, attention to detail, and commitment to quality. Clark’s leadership has been instrumental in forging partnerships with many of the area’s leading paving companies, showcasing the company’s ability to collaborate on large-scale projects. With involvement in thousands of asphalt projects, ranging from driveways and parking lots to complex commercial developments, Clark ensures that every job meets the highest standards of craftsmanship and client satisfaction. His dedication to innovation and service excellence has not only solidified KB Blacktop’s reputation but has also made it a go-to choice for asphalt maintenance and paving solutions. Clark’s hands-on approach, combined with his deep industry knowledge, sets him apart as a trusted professional and a driving force behind KB Blacktop’s continued success. www.KBBlacktop.com

Fred George (Handyman)

Fred is the owner and operator of George Home Improvement, LLC, and he is a reputable and trusted handyman in Cambria and surrounding counties. On numerous occasions, other licensed contractors from large companies have failed to properly diagnose or repair defects for business clients or homeowners, and Fred has succeeded where they have failed. He is the best handyman we know, and we frequently recommend his expertise and services to our commercial clients. Prior to founding his own company, Fred worked in a corporate salaried position at Lowe’s where he grew accustomed to performing details for projects, drafting estimates and working with other contractors as he learned the ins-and-outs of the construction and trades industries at the highest level. Due to his experience and his commitment to continued learning over the years, Fred has built a reputation as a top-notch problem solver and the clear choice for every job he is capable of handling on his own. In many cases, deficiencies we discover do not require a multi-million dollar company or large team to complete, and we strongly recommend Fred for most small to mid-sized jobs. In fact, while the motto of many companies is “no job is too big,” Fred’s is “no job is too small.” Fred is also a licensed realtor who has helped many individuals buy, sell or invest in real estate, and his expertise in the real estate market provides an important and very valuable skill set that many tradespeople lack. He is also an incredibly kind and generous person, a husband and father of three, and passionate about helping others. Not all of our commercial clients require extensive and costly work after we perform a property condition assessment, but nearly all of them require a myriad of smaller repairs to ensure their property is in generally good condition. For this reason, Fred is one of our most frequently utilized consultants, and we are proud to have him as a partner on the HPI commercial consulting team. http://facebook.com/GeorgeHomeImprovement814

PRICING & SCHEDULING

The cost for our commercial inspections can vary quite a bit, depending on each property. Unlike residential homes, commercial buildings often contain a number of complex systems and massive variances in size and design, so we naturally price commercial inspections based on each individual property. Furthermore, one building may contain separate types of space which we classify differently based on our tier model (see above). For example, a factory may contain several large, open bays classified as Tier 1 (T1) and other office spaces classified as Tier 2 (T2). Likewise, a restaurant classified as T3 may exist beneath flex space classified as T2. In such cases, pricing is based on the rate per square foot for each space as determined by its classification.

After gathering information about the subject property from the client and other sources, we put together a detailed proposal itemizing each fee and anticipated timeframes, and we send that proposal over promptly for your review. Once you’ve had a chance to review the proposal and provide information on our questionnaire, we discuss the scope of the job and answer any questions you may have prior to scheduling. This is also your opportunity to let us know which additional services you would like performed beyond the property condition assessment and resulting report, and our proposal will detail the additional costs associated with each of those optional services. Once you have agreed to the proposal and specified all services you’d like performed, we add you to our schedule for a date and time that works for all parties and begin conducting additional research prior to performing the PCA.

Despite the fact that every commercial property must be priced individually, we do have prices published as guidelines which appear below. However, there are a few important considerations to note:

1) If any of our consulting team members, aside from Steve or John, is required to visit the property on-site or provide information as an expert consultant – whether the need for their expertise is known before or after the property condition assessment – an additional fee will be charged for their services. If such fees are deemed to be warranted after beginning or completing the on-site PCA, they will not be included in the initial proposal and must be paid for promptly after the proposal total has already been paid.

For example, you may agree to the proposal and pay the proposal fee before your inspection, but we may encounter a complicated fire suppression system with a few apparent issues while performing our PCA that warrants input or even a separate visit from our expert consultant. In this case, any fees owed to the consultant will be billed separately, and any additional on-site work that may be deemed necessary will be scheduled after our initial assessment.

2) Cost-to-cure reports are provided with all PCRs ordered at the mid and upper price points for each tier, while both a cost-to-cure report and capital reserve forecast are provided with all PCRs ordered at the upper price point for each tier. The base rate without either of these important options is 10 cents/sf for Tier 1, 12.5 cents/sf for Tier 2 and 15 cents/sf for Tier 3, but nearly all of our property condition reports are ordered at the mid price point or higher and include at least a cost-to-cure report to assist with vital budgeting and planning efforts.

3) Your pre-inspection agreement must be signed prior to us visiting the property, half of the total proposal fee is due upfront, and the remaining half is generally due by the date of inspection unless other arrangements have been agreed upon in writing, and in advance. Reports are not released until full payment has been received, and both the agreement signature and payment can easily be completed online using links in your initial confirmation email.

4) Due to timing and travel constraints, radon testing is only available for properties within a 50-mile radius of where our certified radon testers in various regions reside. If you require radon testing and are located beyond this maximum distance, you are encouraged to find another certified radon testing professional in your local area, and we are happy to help you locate one if needed.

5) If an inspection requires overnight travel for one or more nights or driving beyond a 50-mile distance from where our team members are headquartered, additional fees will be added to the inspection price in the initial proposal to help cover travel expenses for each HPI team member traveling to the site. However, we make it a point to keep these costs as reasonable as possible.

PCA/PCR: Minimum fee of $750

Tier 1: 10 – 15 cents per square foot
Tier 2: 12.5 – 17.5 cents per square foot
Tier 3: 15 – 20 cents per square foot

Cost-to-Cure Report: Min. fee of $250

Tier 1: Included at 12 cents/sf rate
Tier 2: Included at 14.5 cents/sf rate
Tier 3: Included at 17 cents/sf rate

Capital Reserve Forecast: Min. fee of $300

Tier 1: Included at 15 cents/sf rate
Tier 2: Included at 17.5 cents/sf rate
Tier 3: Included at 20 cents/sf rate

Insurance Loss Assessment: $225/hr
Insurance Pre-loss Assessment: $250/hr
WDI (Termite) Inspection: $175 per 5,000 sf
Thermal Imaging Scan: $75 per 2,500 sf
Drone Site Video: $150 + $50 per building
Mold/IAQ Testing: $125 per sample (min. 3)
Radon Testing: $200 per building
Well Flow Testing: $150 per well
Water Analysis: $250 + $1/mi beyond 50
Sewer Scope: $275 per relevant building
Septic Dye Testing: $175 per septic system

Note: An additional fee of $50 per 2,500 square feet is charged for structures built before 1950

Tier 1 Space: $200 per 5,000 sf

Tier 2 Space: $250 per 5,000 sf

Tier 3 Space: $300 per 5,000 sf

In rare cases, clients may opt to have us perform a walk-through (AKA “walk and talk”) consultation to identify major deficiencies at a commercial property in lieu of a traditional inspection. It is crucial, however, to understand the differences between these two options. First, deficiencies are communicated only verbally during a walk-through consultation, and no written report, photos, videos or other visual information is provided. Second, the walk-through is a more cursory assessment and is not conducted in accordance with an established Standards of Practice. Third, while most ancillary services are still offered with a walk-through, cost-to-cure reports and capital reserve forecasts are only available with a traditional report that is provided in writing.

Due to the much simpler nature of a walk-through consultation, the cost of a walk-through is lower than a traditional PCA/PCR; but the cost savings is the only benefit when compared to the standard option we recommend, and a traditional inspection is what nearly all commercial clients opt to have done. A walk-through may be sufficient for an existing business in a small, newer building that is merely in need of a periodic assessment and has a solid maintenance plan in place, but it is not the preferred option even in that case and is never advisable in any other situation. A walk-through is certainly better than no inspection at all, but the lower cost of a walk-through can never outweigh the value of a traditional assessment and a comprehensive report. Should you decide that a walk-through consultation is sufficient to meet your needs, the pricing for this service is as follows. However, the minimum fee for a commercial walk-through consultation is $500 regardless of the property’s size.