What's Included.
What's Not.
What You Receive.
Everything you need to know about your commercial Property Condition Assessment before we show up. No follow-up questions required.
A professional,
visual observation
of the accessible
condition of a
commercial building.
"A non-invasive, visual observation of the accessible areas of a building and site improvements, conducted for the purpose of identifying physical deficiencies."
ASTM International · Standard Guide E2018-24A commercial property inspection is not a guarantee. It is not an engineering analysis. It is not a prediction of what may fail next year or five years from now. It is an honest, trained set of eyes on everything that can be seen at a specific point in time — and a transparent, written record of everything that cannot.
That definition is not a limitation. It is the framework that makes the report defensible, useful, and worth something in a negotiation, a lender package, or a courtroom.
Imperial Pro has one interest that aligns exactly with yours: that you walk into this transaction — whether you are buying, financing, managing, or insuring this asset — with an accurate picture of what you are dealing with.
We have no relationship with repair contractors. No stake in whether the roof gets replaced or not. No incentive to find more problems or fewer problems than actually exist. Our only job is to see clearly and report honestly, so you can decide with confidence.
That alignment is rarer than it should be. It is the foundation of everything we do.
See Imperial Pro
In the Field.
This is what a commercial property inspection looks like when it's done right. On-site, thorough, documented.
Every PCA Imperial Pro conducts is performed by a single licensed inspector. Not a rotating crew, not a franchise, not an outsourced report writer. One inspector. One standard. Every time.
TREC #23450 · ICC #10111729 · 4,000+ inspections · 5.0 ★ across 150+ Google reviews.
What You're Getting
Every Imperial Pro commercial PCA includes the following as standard scope. No tiered packages. No hidden line items.
All Accessible Building Systems
Structural frame, building envelope, roofing, HVAC, electrical, plumbing, life safety, representative interior spaces, and site improvements. Every accessible system observed and documented. Inaccessible areas noted as limitations in the report.
Executive Summary
Plain-English summary of the most significant findings, total Immediate Repair estimate, and total CAPEX reserve. Written for your attorney, lender, and deal team. The page that drives the negotiation conversation.
Estimated Remaining Useful Life
Professional assessment of remaining service life for all major building systems. Roof, HVAC, paving, envelope, and primary mechanical systems assessed and documented. The number your lender underwriting model and capital reserve schedule require.
Estimated Probable Costs (EPCs)
Screening-level cost opinions for observed deficiencies in three categories: Immediate Repairs, Short-Term Costs, and Long-Term CAPEX replacements. Calibrated to Texas market conditions, not national averages.
Capital Reserve Schedule
Year-by-year capital replacement forecast for major building systems. Structured as a 12-year table for lender requirements. Converts ERUL assessments and EPCs into a capital planning model your team can use on day one.
PCR Delivered in 48 Hours
Complete Property Condition Report with system-by-system observations, deficiency photographs, EPC tables, CAPEX schedule, limitations, and deviations. ASTM E2018-24 compliant. In your inbox within 48 hours of the site visit.
Drone Roof Documentation
Aerial photography of the complete roof plane when airspace classification and weather conditions permit. Overhead documentation captures membrane patterns, ponding areas, flashing terminations, and equipment placement that a walk-through alone cannot fully cover.
Infrared Thermal Imaging
IR thermal scanning to detect subsurface moisture entrapment, energy loss, and electrical anomalies invisible to the naked eye. Applied to roof surfaces and building envelope areas where moisture intrusion is suspected or where conditions support thermal differentiation.
What's Not Included
ASTM E2018 defines a visual, non-destructive, non-invasive baseline. The following are outside that scope. Several have add-on solutions available directly below.
The boundaries of a PCA are not arbitrary. They exist because a non-destructive visual assessment is the only scope that can be performed consistently, quickly, and at a cost that makes sense for a transaction. Going further requires different tools, different time, and different fees — which is why add-on services exist.
If something on this list is relevant to your property, ask before booking. Imperial Pro coordinates add-on services and can advise on what makes sense for your situation and your deal.
Destructive or Invasive Testing
No materials removed, walls opened, or systems dismantled. Visual and non-destructive by design. What cannot be seen is documented as a limitation.
Environmental Studies
Phase I and Phase II ESAs, asbestos surveys, lead paint testing, and radon are outside ASTM E2018 scope. Mold assessment is available as an add-on below.
Code Compliance Review
Apparent code concerns are noted but the PCA does not replace a formal code review, fire marshal inspection, or ADA accessibility audit.
System Performance Testing
HVAC, electrical, and plumbing are observed for visible condition — not load-tested or performance-verified under operating conditions.
Contractor Bids
EPCs are screening-level opinions, not contractor bids. Actual project costs require competitive quotes from licensed contractors.
Concealed or Inaccessible Areas
Locked spaces, areas blocked by stored materials, and similar conditions are documented as limitations. The report states exactly what was and was not accessible.
The following are outside ASTM baseline scope — and available as coordinated add-ons. One mobilization. One point of contact. Delivered alongside your PCR.
Available Add-OnsSewer Scope Inspection
Camera inspection of main drain lines identifies root intrusion, pipe collapse, and material deterioration underground — conditions a visual walk-through cannot reach. One mobilization covers both the building and the drain lines below it. Especially valuable on older properties with cast iron or clay tile systems.
Mold Assessment
TDLR-licensed mold assessment with air and surface sampling where warranted. Identifies active mold, documents affected areas, and defines remediation scope. Required documentation for many lenders and buyers on properties with visible staining, musty odors, or any history of moisture intrusion.
Foundation Elevation Survey (ZIPLEVEL®)
ZIPLEVEL® precision hydrostatic leveling maps differential settlement to ±1/100 inch across the entire building footprint. Converts visual observations into a quantified number your structural engineer can evaluate. The definitive tool for Texas commercial properties on expansive clay soils showing any distress indicators.
Your Report.
48 Hours.
Every PCR Imperial Pro delivers is structured to be immediately usable by your attorney, lender, and deal team. No deciphering required.
Plain-English summary of the most significant findings, total Immediate Repair estimate, and total CAPEX reserve. The page your team reads first and your negotiation starts from.
Section-by-section write-up of every major building system with photographs, condition descriptions, and deficiency severity ratings.
Immediate repairs, short-term costs, and long-term CAPEX replacements in clear tables with estimated costs and timing. Ready for underwriting.
A transparent record of what was and was not accessible, any scope deviations, and site conditions during the survey. No ambiguity about what the report covers.
Questions?
Call directly.
Neil Arnold — TREC #23450. If something about your property or transaction falls outside what's covered above, ask before booking. Every engagement is scoped to what you actually need.
Imperial Pro Inspection LLC · TREC #23450 · ICC #10111729 · TDLR #MAT1401 · Sugar Land TX 77478 · commercial@imperialprotx.com