CCPIA COMSOP
CCPIA Defines Commercial Building Inspections
International Standards of Practice for Inspecting Commercial Properties
We are members of CCPIA (Certified Commercial Property Inspectors Association), a nationally recognized training and membership organization for commercial property inspectors. Membership requires completion of the Commercial Inspection Standards of Practice Course, completion of the Commercial Inspection Code of Ethics Course, and completion and passing of the Online Commercial Property Inspector Exam. Our CCPIA Member ID is CCPIA-002083.
What is a commercial building inspection? Are commercial building inspections regulated?
2.1.1 – COMMERCIAL PROPERTY:
A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.
2.1.2 – INSPECTION:
The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.
4.1 Objective
The objective of an inspection is to provide written communication describing the issues discovered from observations made and research conducted by the inspector, which, in the inspector’s opinion, are likely to be of interest to his/her client, and to enhance the client’s information and knowledge about the commercial property to improve decision-making for buying, selling, maintaining or improving the property.
4.2 Who May Perform the Inspection
Any portion of the inspection, including the walk-through survey, research and report-generation, may be performed by the inspector, his/her staff, or any consultant hired by the inspector. This Standard recognizes that, for the majority of commercial inspections, the inspector is likely an individual with a general, well-rounded knowledge of commercial properties, and that the inspector or client may want to augment the inspector’s skills with specialty consultants who have particular expertise in certain areas. The decision to hire specialty consultants will, of course, rely on budget and time constraints, as well as the risk-tolerance of the client.
4.3 Varying Levels of Due Diligence
This Standard is designed as a baseline from which the inspector and client can develop and agree to a scope of work that may deviate from this Standard, depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk-tolerance of the client. The level of due diligence should be set where the cost, in time and money, of acquiring information about the subject property will not likely exceed the value of that information. Therefore, an inspection performed in accordance with this Standard will not be technically exhaustive.
4.3.1 Sample Language for Use When Defining the Scope of Work
“The inspection will be performed in accordance with InterNACHI-CCPIA ComSOP, except that…”
4.3.2 Representative Observations
In recognizing that the client likely has the goal of acquiring information about the subject property at a cost, in time and money, that does not exceed the value of that information, representative observations are not just permitted by this Standard, but recommended, as well.
4.4 Uncertainty
The client should understand that no inspection report is completely accurate. A report is only the written communication of the observations made and research conducted by the inspector. The report contains those items which, in the inspector’s opinion, are likely to be of interest to his/her client.
4.5 Subjectivity
The client should understand that the inspection report is, to a large degree, the subjective opinions of the inspector based on his/her observations and research within the limits of access, time and budget, and without the aid of special equipment or meters, and without dismantling, probing, testing or troubleshooting, and without detailed knowledge of the commercial property, its components or its systems. The inspection report is not much more than a subjective professional opinion.
4.6 Not an Architectural or Engineering Service
An inspector performing a commercial inspection in accordance with this Standard is not practicing architecture or engineering.
4.7 Not a Warranty, Guarantee or Insurance Policy
The inspection is not a warranty, and the inspection report is merely the written communication of the inspector’s subjective opinion on the condition of the subject property.
I. The inspector is not required to determine:
A. property boundary lines or encroachments.
B. the condition of any component or system that is not readily accessible.
C. the service-life expectancy of any component or system.
D. the size, capacity, BTU, performance or efficiency of any component or system.
E. the cause or reason of any condition.
F. the cause of the need for repair or replacement of any system or component.
G. future conditions.
H. the compliance with codes or regulations.
I. the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
J. the presence of mold, mildew, fungus or toxic drywall.
K. the presence of airborne hazards.
L. the presence of birds.
M. the presence of other flora or fauna.
N. the air quality.
O. the presence of asbestos.
P. the presence of environmental hazards.
Q. the presence of electromagnetic fields.
R. the presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. any hazardous-waste conditions.
T. any manufacturers’ recalls, or conformance with manufacturers’ installations, or any information included for consumer-protection purposes.
U. operating costs of systems.
V. replacement or repair cost estimates.
W. the acoustical properties of any systems.
X. estimates of the cost of operating any given system.
Y. resistance to wind, hurricanes, tornadoes, earthquakes or seismic activities.
Z. geological conditions or soil stability.
AA. compliance with the Americans with Disabilities Act.
II. The inspector is not required to operate:
A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems, such as, but not limited to: phone lines; cable lines; antennae; lights; or remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut off-valves or manual stop valves.
F. any electrical disconnect or over-current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.
I. sprinkler or fire-suppression systems.
III. The inspector is not required to:
A. move any personal items or other obstructions, such as, but not limited to: 1. throw rugs; 2. Furniture; 3. floor or wall coverings; 4. ceiling tiles; 5. window coverings; 6. Equipment; 7. Plants; 8. Ice; 9. Debris; 10. Snow; 11. Water; 12. Dirt; 13. foliage; or 14. Pets.
B. dismantle, open or uncover any system or component.
C. enter or access any area that may, in the opinion of the inspector, be unsafe.
D. enter crawlspaces or other areas that are unsafe or not readily accessible.
E. inspect or determine the presence of underground items, such as, but not limited to, underground storage tanks, whether abandoned or actively used.
F. do anything which, in the inspector’s opinion, is likely to be unsafe or dangerous to the inspector or others, or may damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces, or interacting with pets or livestock.
G. inspect decorative items.
H. inspect common elements or areas in multi-unit housing.
I. inspect intercoms, speaker systems, radio-controlled, security devices, or lawn-irrigation systems.
J. offer guarantees or warranties.
K. offer or perform any engineering services.
L. offer or perform any trade or professional service other than commercial property inspection.
M. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
N. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements thereto.
O. determine the insurability of a property.
P. perform or offer Phase 1 environmental audits.
Q. inspect or report on any system or component that is not included in these Standards.
2.1.1 – COMMERCIAL PROPERTY:
A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.
2.1.2 – INSPECTION:
The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.
2.1.2.1 – OBSERVATIONS:
Observations are defined as those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.
2.1.2.2 – RESEARCH:
Research is defined as the process of gathering information through document review and interviews to augment the observations made during the walk-through portion of the inspection. This research may include reviewing readily available documents, such as previous inspection reports, building permits, code violation notices and environmental studies. This research may also include interviews with readily available personnel, such as building managers, tenants and owners.
5.1 Objective
The objective of research, including the review of documents and the performing of interviews, is to augment the information obtained during the walk-through survey and to provide supporting documentation to the inspection report.
5.2 Document Procurement
It is the client’s responsibility to obtain copies of all documents and provide them for the inspector. These documents are most often obtained from the seller or from local government offices. The inspector is not responsible for gathering or paying for copies of appropriate documents to be reviewed unless these tasks are specifically assigned to the inspector in the Scope of Work Agreement.
5.3 Documents to Be Reviewed and Included in the Inspection Report
The inspector should review all documents provided by the client and owner. The inspector should also make an inquiry and review of any other documents that can be reasonably procured on-site or from the building owner or manager, such as Certificates of Occupancy, building code violation notices, repair invoices, and warranties. The inspector is not required to uncover and review information that is not provided or cannot be reasonably ascertained or acquired on-site. Copies of documents that the inspector believes may be of interest to the client and copies of documents that support the inspector’s opinions should be included in the inspection report.
5.3.1 Examples of documents the inspector may want to request for review:
accessibility surveys; appraisals; building plans; Certificates of Occupancy; citations; deck age records, plans and construction permits; deck and balcony maintenance, power-washing, painting, treating, repair and modification history; emergency evacuation plans; environmental studies; evacuation drill records; fire-detection test and maintenance records; fire door inspection reports; fire-prevention plans; fire extinguisher service records; fire records; flame-resistant certificates; floodplain maps; floor plans; kitchen grease-cleaning records; kitchen post-fire inspections; maintenance records; manufacturers’ installation instructions; notices; permits; power-washing records; previous inspection reports; proposals; rent records; repair estimates/invoices; safety inspection records; seller disclosures; sprinkler head replacement records; utility bills; and warranties.
5.4 Interviews
The inspector should identify and interview the person(s) with the most knowledge about the condition of the building. Typically, this will be the building owner or manager. Unless otherwise agreed to in the Scope of Work Agreement, it is the responsibility of the client to arrange to have such person(s) on hand for interview by the inspector on the day of the walk-through survey.
5.5 Pre-Inspection Questionnaires
The inspector may request that the owner, building manager and/or client fill out pre-inspection questionnaires to gather information. The inspector may rely that these responses are truthful. In cases where parties refuse to fill out questionnaires in writing, the inspector may interview the parties and fill out the questionnaires for them. The inspector should note in the report if s/he filled out the questionnaire based on an interview and whether such interview was performed in person, by telephone, or by email. Copies of all responses to such questionnaires should be included in the inspection report.
5.6 Reliance
The level of accuracy of information varies, depending on its source. The inspector may rely on information obtained to the extent that the information appears to be accurate and complete. This Standard does not require the inspector to independently verify the accuracy of the documents reviewed by the inspector or included in the report, nor the statements made by those interviewed by the inspector.
5.7 Fraud
The inspector is not a fraud investigator, and this Standard does not require the inspector to look for intentionally hidden deficiencies in the subject property. The inspection report is supplementary to the seller’s disclosures.
5.8 Previously Generated Reports
A previously generated inspection report should be treated no differently than any other document reviewed during the research portion of the inspection, and, as with information collected from any other source, information obtained from a previously generated report should reference its source in the new inspection report. No portion of a previously generated report should be used as a substitute for the new inspection report.
2.1.2.3 – REPORT:
An inspection report is defined as a written communication describing the issues discovered from observations made and research conducted by the inspector that are, in the inspector’s opinion, likely to be of interest to his/her client. A report may contain photographs of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.
7.1 Format
The report must be in writing. This Standard does not require any one particular format. It is the opinion of InterNACHI-CCPIA that the commercial inspection industry and consumer clients are best served when inspectors are free to compete through report-generation innovation.
7.2 Date
The report should be dated on the first page.
7.3 Inspection Firm Information
The report should include the name and contact information of the inspection firm on the first or second page.
7.4 Property Address
The report should include the address of the property inspected, or a description of the real estate sufficient for identification, on the first or second page.
7.5 Total Number of Pages
The report should indicate the total number of pages and attachments on the first page.
7.6 Brevity
Reports should be concise, to-the-point, and avoid the inclusion of large amounts of pre-printed material.
7.7 Legibility
Reports should be typed or handwritten clearly.
7.8 Opinions of Shut-Down Systems
The inspector should still try to render an opinion of the condition of systems even if they were shut down or were not operational at the time of the walk-through survey.
7.9 Obsolescence
The client should only rely on the inspection report at the point in time that the inspector’s observations were being made and research was being conducted. The client should deem the report as obsolete to some extent, even while it is being prepared.
7.10 Site-Specific
The client should understand that an inspection performed in accordance with this Standard only relates to the observations made and research conducted. Consequently, this Standard does not address issues such as business operations at the subject property, deed encumbrances, neighborhood conditions, etc.
7.11 Multiple Buildings
An inspection report produced in accordance with this Standard may encompass more than one building within a single report.
7.12 Cost to Remedy
The inspector is not required to provide repair estimates or opinions of costs to remedy. The inspector may offer opinions about such costs as a courtesy, but the offering of these opinions is outside the scope of a commercial inspection.
