There Are Two Types of Commercial Inspectors — Only One Delivers a True PCA

Howdy,

After years of reviewing commercial inspection reports from across Texas, I’ve learned something most buyers, property managers, and even brokers aren’t told upfront:

There are two very different types of “commercial inspectors” — and the difference matters more than the price.

Type #1: Home Inspectors Who Offer Commercial Inspections

The first group is by far the most common.

These are home inspectors who occasionally take on commercial jobs. They may be excellent residential inspectors, but commercial inspections are often treated as an extension of their home inspection workflow — not a different product altogether.

The result is usually a report filled with:

• Short, one-sentence defect notes
• “Visible damage observed” with no implications explained
• No professional opinion on overall system condition
• No remaining useful life estimates
• No Cost-to-Cure or CAPEX guidance
• No executive summary decision-makers can actually use

In some cases, the inspection fee is actually higher — because commercial jobs are viewed as “big paydays” rather than professional engagements requiring more effort, more analysis, and more responsibility.

I’ve seen reports so thin they could have been written from the parking lot.

Type #2: Commercial Inspectors Who Deliver True PCAs

The second group operates very differently.

These inspectors run a dedicated commercial division. They are trained in commercial systems, commercial risk, and the expectations of investors, lenders, property managers, and asset owners.

Their product isn’t “a bigger home inspection.” It’s a Property Condition Assessment performed in alignment with ASTM E2018.

A true PCA answers the questions commercial clients actually care about:

• What is the overall condition of this building — objectively?
• Which systems are near or beyond expected service life?
• What issues affect safety, liability, and insurability?
• What repairs are likely in the short, medium, and long term?
• What are realistic Cost-to-Cure estimates for negotiations and CAPEX planning?
• What risks could impact leasing, financing, or resale?

Commercial Inspections Are Not the Time for Small Reports

Commercial inspection reports are not casual documents. They support acquisitions, underwriting, lease negotiations, and long-term asset management.

A “short” commercial report isn’t efficient — it’s incomplete.

Commercial inspections are not mini vacations. They are the time to work harder, dig deeper, and challenge your product.

What You Should Ask Before Hiring a Commercial Inspector

• Can I see sample commercial reports?
• Do you provide professional opinions on system condition?
• Do you estimate remaining useful life?
• Do you include Cost-to-Cure estimates?
• Is this a quoted price — or a professional proposal?

The answers will usually tell you everything you need to know.

There Is a Big Difference — And It Matters

Are you hiring a home inspector performing a commercial inspection by the seat of their pants?

Or are you hiring a commercial property inspector performing a structured survey to deliver a professional Property Condition Assessment?

The difference shows up in the report — and often in your bottom line.