Not all commercial PCAs
are created equal.
Most are residential inspectors with a larger building and a familiar template. Imperial Pro performs true ASTM E2018 Property Condition Assessments — custom cost-to-cure reports, ERUL assessments, and CAPEX projections built from what we actually find at your property. Across the entire Texaplex.
True Commercial PCA
#10111729
Most Properties
TREC #23450
Not all PCAs are
created equal.
A Property Condition Assessment is the institutional standard for commercial real estate due diligence. When performed correctly — to ASTM E2018 — it documents a building's physical condition, identifies deferred maintenance, quantifies financial exposure through Estimated Probable Costs, and projects capital needs across major systems.
When performed incorrectly — which is most of the time in Texas — it's a residential home inspector with a larger building and a familiar template. The report looks similar. The risk it leaves behind is not.
Imperial Pro performs to the full ASTM E2018 standard. That means structured document review and stakeholder interviews before we step on site. It means custom cost-to-cure estimates built from current Texas market data — not national pricing databases. It means ERUL assessments and CAPEX projections written for your specific property, your specific transaction, and your specific risk exposure.
There's a reason lenders, institutional investors, and experienced commercial real estate attorneys in Houston, DFW, Austin, and San Antonio choose Imperial Pro. The report is different. Meaningfully different.
Document Review
Building records, maintenance logs, roof warranties, prior reports, and stakeholder interviews — before the site visit begins
Walk-Through Survey
All major building systems: structure, roofing, envelope, HVAC, electrical, plumbing, life-safety, site and flatwork
Estimated Probable Costs (EPCs)
Custom cost-to-cure estimates from current Texas market data — not national averages applied generically
ERUL + CAPEX Projections
Estimated Remaining Useful Life and capital expenditure projections built for your underwriting and asset management workflow
Property Condition Report (PCR)
Custom narrative report — not auto-filled template language — delivered within 48–72 hours in a format built for negotiation, lender submission, or portfolio management
How a real PCA actually works.
Every Imperial Pro PCA follows the four-phase ASTM E2018 framework — with the depth of documentation and the quality of analysis that framework demands. Here's what happens from engagement to delivery.
Document Review & Pre-Survey
We don't start the clock at the site visit. Before we arrive, we review every available document and interview the people who know the building best.
Walk-Through Survey
Comprehensive visual inspection of all accessible systems and site elements. Drone and thermal imaging available for roofs, envelopes, and areas where physical access is limited or unsafe.
ERUL + CAPEX Analysis
Estimated Remaining Useful Life assessments for all major systems, translated into capital expenditure projections and Ready Reserve Tables scoped to your transaction goals — not generic formulas.
Property Condition Report
Delivered within 48–72 hours. Custom narrative — not auto-filled template language. Formatted for investors, lenders, and asset managers who need to act on what the report says.
Built for the
deal. Not the
filing cabinet.
Imperial Pro PCRs are formatted for the people who have to act on them — investors running acquisition models, lenders completing credit files, attorneys negotiating repairs, and asset managers building capital plans. Every section earns its place.
Executive Summary
Material deficiencies, total immediate repair exposure, and deferred maintenance overview — the decision-maker's version of the full report
System-by-System Deficiency Narratives
Custom written observations for each major system — not auto-generated text from inspection software. What we found, what it means, and what it costs
Cost-to-Cure Table (EPCs)
Estimated Probable Costs for identified deficiencies, built from current Texas contractor and material pricing — not national average databases
ERUL + CAPEX Projections
Remaining useful life by major system and near-term capital projections in a Ready Reserve Table format — scoped to your property and transaction goals where applicable
Photo Documentation
High-resolution photographs keyed to deficiency narratives — every finding documented visually so nothing is left to interpretation
Imperial Pro PCA by the numbers.
"Pre-purchase PCAs across the Texaplex routinely uncover findings that support 1–5% reductions off the purchase price — through negotiation leverage, avoided surprises, and more accurate cost-to-cure data before signing."
Every commercial
property type. One standard.
From a 1,500 SF medical suite to a 500,000 SF industrial campus — we bring the same ASTM-aligned depth of evaluation to every property type across the Texaplex.
Office Buildings
Retail & Strip Centers
Warehouses & Industrial
Multifamily & Apartments
Special Use
Hospitality
Medical & Healthcare
Storage & Self-Storage
Don't see your property type? If it has walls, systems, and financial exposure — we inspect it. Contact us to discuss your specific asset.
Request a Proposal →Scope it to your
actual needs.
Every engagement is customized. The baseline ASTM E2018 PCA covers everything in the standard. When your property or transaction demands more, these add-ons extend the scope — coordinated under one engagement, one firm, one report.
Drone Roof Survey
Aerial inspection of roofing systems where physical access is limited, unsafe, or where coverage from ground level is insufficient. Flat, TPO, metal, BUR, and modified bitumen systems. High-resolution imagery integrated directly into the PCR.
Available Add-OnInfrared Thermal Imaging
Thermal scanning for moisture mapping, building envelope failures, HVAC performance anomalies, and electrical hotspots not visible to the naked eye. Particularly valuable for roofing, exterior walls, and electrical panels.
Available Add-OnZIPLEVEL® Foundation Elevation Survey
Precision differential elevation measurements across the slab — actual movement data, not just crack observations. Standard on Houston-area commercial engagements given Fort Bend County's expansive clay soils. Independent from repair companies.
Available Add-OnMold & Environmental Assessment
TDLR-licensed mold assessments and indoor air quality evaluations by a licensed mold assessment consultant. Essential for properties with water intrusion history, HVAC concerns, or occupant health considerations.
Available Add-OnSewer Scope Inspection
Camera inspection of underground drain lines to identify root intrusion, pipe degradation, offset joints, and blockages that won't appear in a standard visual inspection. Particularly valuable for older commercial properties.
Available Add-OnTermite & WDI Inspection
Licensed wood-destroying insect inspection coordinated under the same engagement. Documented evidence of active infestation, prior treatment, or structural damage from termite activity — all in one visit.
Available Add-OnWhat does a
real PCA cost?
Commercial PCA pricing isn't one-size-fits-all — and anyone quoting you a flat number without asking about the property isn't delivering a true ASTM E2018 assessment. Pricing reflects the actual scope required for your asset, your transaction, and your risk exposure.
Property type & square footage — retail strip centers, industrial facilities, and multifamily assets each carry different scope requirements
Building age & system complexity — older properties and those with multiple mechanical systems require deeper evaluation
Add-on scope items — drone, thermal imaging, foundation elevation, mold, sewer scope, and termite are scoped and priced per engagement
Location across the Texaplex — Houston, DFW, Austin, and San Antonio all covered; travel requirements factored into proposals outside primary markets
Get a planning-level estimate in seconds.
Our Commercial Inspection Fee Estimator gives you an instant ballpark based on property type and square footage — so you can plan ahead before requesting a formal proposal.
Commercial Fee Estimator →Estimates are planning-level only and based on standard ASTM E2018 scope in the Greater Houston market. Actual pricing varies by scope, property conditions, and location. Request a formal proposal for precise pricing.
What a real PCA finds
when we're actually there.
Live commercial property inspections across Houston and the Texaplex — the defects, the data, and exactly what they cost if you miss them at closing.
2 Inches of Foundation Settlement — Missouri City, TX
ZIPLEVEL® elevation survey confirmed 2 inches of differential settlement in the rear section of a commercial building — the kind of finding a visual inspection alone would understate, and the kind that directly changes the purchase price.
Shocking Safety Hazards Found in a Houston Commercial Building
Electrical hazards, improper egress, and fire safety failures documented during a Houston commercial PCA. This is what ASTM E2018 scope uncovers that a home inspection checklist misses entirely.
Questions
answered.
What buyers, investors, lenders, and tenants ask before commissioning a commercial PCA in Houston, DFW, Austin, and San Antonio.
Ready for a PCA
that actually moves
the needle?
Whether you're acquiring, financing, leasing, or managing commercial real estate across the Texaplex — Imperial Pro delivers ASTM-aligned due diligence, custom cost-to-cure data, and zero conflicts of interest. Request a proposal and we'll respond within 24 hours.