A commercial building inspection is a visual, non-destructive review of a building's structure, envelope, mechanical, electrical and life safety systems, with a written report on their condition. It tells you what is working, what is worn, what is unsafe and what needs further investigation. What it covers in detail depends on why you are commissioning it.
Start with the purpose
The same building can need very different inspections. A buyer wants to know about large costs in the next few years. A tenant wants to know whether the space, its washrooms and its rooftop unit will serve them through the lease. A facility manager wants a baseline to plan maintenance. A lender may want a specific report format.
Before booking, write down the decision the report needs to support. That one sentence shapes the scope, the level of detail and how findings are ranked. A good inspector will ask you for it.
The systems an inspection normally covers
Site and structure
The inspector walks the site and looks at paving, curbs, drainage, grading and retaining walls, then at the visible structure: foundation walls, slabs, columns, beams and framing. They look for cracking, settlement, deflection, corrosion of steel, deterioration of concrete and water damage. A visual review cannot confirm hidden structural capacity, but it can find the signs that call for a structural engineer.
Building envelope
The envelope is the roof, walls, windows, doors and the joints between them. Most building problems start here, because this is where water, air and heat move. The inspector checks roof membranes and flashings, cladding, sealants, window frames and visible signs of leaks, condensation or air leakage.
Mechanical and plumbing
This covers heating and cooling equipment, rooftop units, boilers, air handlers, ventilation, exhaust, pumps, domestic hot water, piping, drains and fixtures. The inspector notes the type, approximate age and condition of major equipment, looks for leaks, corrosion and missing maintenance, and compares what is there with what the building needs.
Electrical
The inspector looks at the main service, switchgear, distribution panels, visible wiring, lighting, grounding and any emergency power such as a standby generator. They look for overheating, damage, missing covers, poor labelling and obsolete equipment. Opening energized panels is only done by qualified people with the right protection, and some findings call for infrared thermography or a licensed electrician.
Life safety
Fire alarm components, sprinklers, extinguishers, emergency lighting, exit signs, fire separations, fire doors and exit routes are reviewed visually. The inspector also checks whether test and inspection records are available. They do not replace the annual tests and verifications that provincial fire codes require from qualified technicians.
Interiors, accessibility and conveying systems
Common areas, washrooms, stairs, guards and finishes are reviewed, along with obvious accessibility barriers. Elevators and escalators are noted for condition and for current certificates, since their inspections are done by the provincial authority or designated inspectors.
What is usually not included
A standard inspection does not include:
- Opening walls, ceilings or floors, or removing finishes
- Testing for hazardous materials such as asbestos, lead or mould
- Structural calculations or code compliance reviews of the whole building
- Performance testing of systems, such as airflow measurement or load bank tests
- Regulated inspections of elevators, boilers, pressure vessels or fire alarm verification
Any of these can be added when the purpose calls for them. Make sure the scope you agree to says which ones are included.
How findings are ranked
A useful report sorts findings so readers can act on them. A common approach uses three levels:
| Priority | What it means | Example |
|---|---|---|
| Immediate | A safety hazard or active damage | Blocked exit, active roof leak over electrical equipment |
| Near term | Repair needed within a year or two to avoid larger damage | Failed sealants, worn rooftop unit components |
| Planning | Normal wear to budget for in coming years | Roof approaching end of life, ageing boiler |
If you need cost estimates and a multi-year capital plan, you are asking for a property condition assessment, which builds on the inspection.
Getting the most from the inspection
- Share drawings, maintenance logs and past reports before the visit
- Arrange access to roofs, mechanical and electrical rooms and a sample of suites
- Tell the inspector about known problems and tenant complaints
- Have someone on site who knows the building
- Ask for a debrief so you can question the findings
A property that has had little planned maintenance usually shows it. Our guide to the real cost of deferred maintenance explains why those findings tend to compound.
How ehZee can help
We start by asking why you need the inspection, then set the scope around that decision. Our team comes from mechanical, electrical and building systems backgrounds, and our commercial building inspections connect what we see on site with how each system should work. Call 1-833-888-0091 or email contact@ehzee.ca to talk about your building.
Common questions
How long does a commercial inspection take?
It depends on the building's size, complexity and how many suites are included. A small single-tenant building may take part of a day; a large multi-tenant building can take several days on site. The scope call is the time to settle this.
Does the inspection check code compliance?
Not as a full review. The inspector will point out conditions that appear unsafe or inconsistent with current practice, but a building built under an earlier code is not usually required to meet today's code unless it is renovated or changes use.
Should a tenant get an inspection?
Often, yes, especially on a lease that makes the tenant responsible for HVAC or repairs. See our guide to inspecting a commercial space before you lease.