Nationwide commercial due diligence services including Property Condition Assessments, commercial building inspections, environmental testing, opinion of cost estimates and reserve studies.
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, brokers, lessees, and other interested parties. While many of our commercial services outside of Pennsylvania are conducted in the surrounding states of Ohio, Maryland, West Virginia, Virginia, Delaware, 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 among a rare minority of 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 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 are 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 (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 (NNN) 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 I 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.
Private Commercial Property Stewardship Far Beyond the Inspection
For select commercial property owners, investors, and portfolio managers, HPI offers a higher level of ongoing property oversight designed to identify emerging concerns, support informed capital decisions, and protect the long-term condition and value of significant real estate assets.
HPI Asset Oversight™ extends far beyond a single property inspection. Accepted properties receive structured, ongoing oversight that generally includes:
* Comprehensive annual property inspections
* Quarterly condition assessments and testing
* Coordination of specialized evaluations
* Deferred maintenance and deficiency tracking
* Repair and capital-improvement verification
* Long-term capital planning support
* Priority access to HPI for consultation
Participating properties also receive an HPI Property Health Score™, providing owners with a clear, consistent measure of overall property condition and helping identify areas requiring attention before they become larger liabilities or capital expenses.
Properties that achieve and maintain HPI’s highest standards may qualify for the HPI Distinguished Property™ designation—an earned recognition reserved for exceptionally well-maintained commercial assets.
Asset Oversight is a selective program intended for substantial individual properties and commercial real estate portfolios. Enrollment is available only by request or invitation and is subject to acceptance by Hill Property Inspections.
HPI COMMERCIAL SERVICES (CLICK EACH TO OPEN):
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.
Also known as opinion of cost, cost-to-cure estimates aim to provide crucial cost estimates for necessary immediate repairs uncovered during the property condition assessment, and these numbers are 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.
Also known as a 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.
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.
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.
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.
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.
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.
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.
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.
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.
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 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.
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.
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, nitrites, and lead. Depending on the lender, this test may be required prior to closing.
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.
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.
Often required by commercial lenders, a Phase I 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 I ESA is strongly recommended whether one is required or not. If a Phase I ESA determines that a current or potential hazard exists, a Phase II ESA will be recommended for on-site testing and deeper evaluation. Inspectors on the HPI team do not perform the Phase I ESA, but we coordinate with our consulting environmental engineering firm to provide this important risk management service.
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.
IMPORTANT INFORMATION
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Pricing is based on the property's size, age, use, complexity, systems and requested services
- Mixed-use properties may be priced using separate tier classifications for different areas of the building
- Your proposal will clearly outline the inspection scope, optional services, fees, and anticipated timeframe
- A signed pre-inspection agreement and 50% deposit are required to reserve the inspection after proposal acceptance
- Reasonable travel or specialist-consultant fees may apply when necessary, and radon testing is available only for properties located within 50 miles of our regional office locations
OUR EXPERT TEAM
(CLICK EACH)
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.
Certified Professional Inspector, Amy Hill, is Steve’s wife and the co-owner of HPI. Amy and Steve often function as a cohesive pair, with Amy focusing on interior space at commercial properties, and she is exceptional in that important role. Amy is responsible for inspecting floors, walls, ceilings, windows, doors, steps, railings, cabinetry, counters, shelving, drawers, built-ins, water fixtures, electrical devices, and more – often finding inconspicuous defects most other inspectors would almost certainly miss – partly due to her lengthy and detail-oriented career as an ultrasound technologist prior to joining Steve in their family business.
Owen is a structural and civil engineer and the owner of Laurel Highlands Structural Consulting, LLC. With over 35 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.
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 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.
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 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.
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.
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
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 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.
Established in 1946, Converse Consultants is a consulting and engineering firm with a Pennsylvania office in State College and the ability to serve projects throughout the Northeast. Its highly experienced team of engineers, geologists, environmental scientists and industrial hygienists provides geotechnical engineering, engineering geology, environmental and groundwater services, building science evaluations, and soils and materials testing. As an HPI consulting partner, Converse primarily assists our commercial clients with Phase I and Phase II Environmental Site Assessments (ESAs), site contamination and remediation concerns, soils and foundation evaluations, indoor environmental hazards, and other specialized needs extending beyond the scope of a standard property condition assessment. The company’s exceptional technical capabilities and broad range of services make Converse an invaluable addition to HPI’s expert team.
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, reasonable pricing, 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.
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 a 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 myriad 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.
Cornerstone Accessibility Consulting, LLC is a highly qualified accessibility consulting firm that provides expert ADA compliance, universal design and aging-in-place services throughout Pennsylvania. The Cornerstone team performs Title II and Title III commercial site assessments, develops transition plans and practical barrier-removal strategies based on ADA Standards for Accessible Design, and provides proactive plan reviews and design consultation to help identify accessibility concerns before work begins. They also conduct residential assessments led by a Certified Aging-in-Place Specialist (CAPS), with an emphasis on reducing fall risks and developing tailored home modification strategies. By combining a thorough understanding of complex accessibility requirements with practical, real-world design solutions, Cornerstone helps make commercial and residential environments safer and more accessible, and the company is a highly valued addition to the HPI consulting team.
Phone: 717-269-7199
BASIC COST GUIDE
Property Condition Assessment & Property Condition Report
Tier 1: 10 cents per square foot
Tier 2: 12.5 cents per square foot
Tier 3: 15 cents per square foot
Minimum Fee: $750
Cost-to-Cure Estimates
+2 cents per square foot
Minimum Fee: $250
Capital Reserve Forecast
+3 cents per square foot
Minimum Fee: $300
Insurance Loss Assessment: $225/hr
WDI Inspection: $175 per 5,000 sf
Thermal Imaging Scan: $75 per 2,500 sf
Drone Video: $150 + $50 per building
Mold/IAQ Testing: $125 per sample
Radon Testing: $250 per building
Well Flow Testing: $200 per well
Water Analysis: $300 per water supply
Sewer Scope: $275 per relevant building
Septic Dye Testing: $225 per system
Note: An additional fee of $50 per 2,500 square feet is charged for structures built before 1950
COMMERCIAL WALK-THROUGH CONSULTATIONS (MIN. $500)
Tier 1 Space: $200 per 5,000 sf
Tier 2 Space: $250 per 5,000 sf
Tier 3 Space: $300 per 5,000 sf
A commercial walk-through (“walk and talk”) consultation is a limited, lower-cost option for clients who want an inspector to identify and discuss major visible concerns without receiving a written report. It is not a substitute for a complete Property Condition Assessment and Property Condition Report and is generally best suited to smaller, newer properties or periodic condition checks.
- Findings are communicated verbally during the on-site consultation
- No written report, photographs, opinion of cost or reserve studies are provided
- The consultation is more limited in scope and is not performed in accordance with an established Standards of Practice
- A complete PCA and PCR remain strongly recommended for property purchases, financing, and formal due diligence
A BOOK BY OUR OWNER
Our founder and owner, Certified Master Inspector Steve Hill, is author of the pocket guide book Commercial Inspections for Investors.
This short but very helpful guide covers the incredible importance of certified commercial inspectors, common commercial real estate acronyms and their meanings, example case studies, and what to look for when determining who you decide to hire.
Click below to view the free guide:
SAMPLE COMMERCIAL PROPERTIES
HPI Client Reviews
I didn’t know I could have a great experience with something like an inspection, but then I met Hill Property Inspections.
From the initial phone call with Susannah, who is literally the nicest and easiest person to work with on earth, to our inspectors… who sent the report the same day with clear pictures, descriptions, and technical explanations.
I will use Hill Property Inspections for every inspection I have going forward. They performed every service quickly and efficiently and gave us a lifeline for questions throughout the buying process.
I wish they ran more businesses so I could work with them again sooner.
– Jon N