Commercial Property
Inspections, Done Right.
Multifamily, mixed-use, office, retail, restaurant, warehouse, and self-storage inspections across the DMV and Baltimore Metro — following the framework of the ASTM E2018 Property Condition Assessment standard.
A building-scale assessment, not a residential checklist
Commercial real estate carries risk a residential inspection was never built to find — three-phase electrical, large flat-roof membranes, rooftop HVAC fleets, fire-suppression systems, ADA exposure, and use-specific equipment that can hide six-figure surprises. Our commercial inspections follow the framework of ASTM E2018, the recognized standard for a Property Condition Assessment (PCA), and produce a Property Condition Report buyers, lenders, and SBA loans expect.
Whether you're acquiring a 40-unit apartment building, a strip center, a restaurant, or a distribution warehouse, we assess the structure, systems, and site — and tell you, in plain language, what you're actually buying.
Every commercial asset class in the DMV.
Multifamily & Apartment Buildings
Apartment buildings, garden-style complexes, condo associations, and 5+ unit residential properties — inspected at the building and systems level, not unit-by-unit.
- •Building envelope, roofing, and common-area structure
- •Central and unit HVAC, boilers, and domestic hot water systems
- •Electrical service, house meters, and distribution
- •Common-area life safety: egress, lighting, extinguishers, alarms
- •Parking, pavement, grading, and site drainage
- •Representative unit sampling for systems and finishes
Mixed-Use Properties
Ground-floor retail or commercial with residential or office above. Mixed-use brings overlapping systems, shared egress, and fire-separation requirements that need a trained eye.
- •Fire separation between commercial and residential occupancies
- •Shared and separated utility metering
- •Multiple egress paths and stair/corridor compliance observations
- •Commercial kitchen or retail systems on the ground floor
- •Roof, envelope, and structure across mixed occupancy loads
Office Buildings
Single-tenant and multi-tenant office buildings, medical and dental suites, and professional condos — from suburban garden offices to mid-rise.
- •Rooftop HVAC units (RTUs), VAV systems, and zoning
- •Flat / low-slope roof membranes (TPO, EPDM, modified bitumen)
- •Three-phase electrical service and distribution
- •ADA-accessibility observations (not a formal compliance audit) at entries, restrooms, and routes
- •Suspended ceilings, demising walls, and tenant build-out condition
Retail & Strip Centers
Standalone retail, strip centers, and shopping plazas. Multiple tenant spaces, shared parking, and signage / canopy structures all factor into condition.
- •Storefront systems, canopies, and signage attachment
- •Demising walls and individual tenant utility separation
- •Parking lot pavement, striping, lighting, and drainage
- •Roof and rooftop equipment across multiple tenant bays
- •Life-safety and egress across tenant spaces
Restaurants & Food Service
Restaurants, bars, cafés, and ghost kitchens carry specialized systems no residential inspection covers — and the biggest hidden costs in any commercial deal.
- •Grease traps / interceptors: presence, size, and visible condition
- •Kitchen exhaust hoods (Type I / Type II) and make-up air systems
- •Fire suppression presence (e.g., Ansul) — flagged for certified specialist
- •Walk-in coolers and freezers: panels, compressors, and condition
- •Floor drains, FOG handling, and water-heater capacity for service load
- •Three-phase power and dedicated equipment circuits
Warehouses & Industrial
Distribution, light-industrial, flex, and manufacturing space. Large structures, loading systems, and high-bay envelopes need a building-scale assessment.
- •Structural steel, tilt-up / masonry walls, and roof framing
- •Large-span roof membranes, drainage, and ponding indicators
- •Loading docks, levelers, bumpers, and overhead doors
- •High-bay lighting and three-phase / heavy electrical service
- •Fire-sprinkler presence and condition (flagged for specialist)
- •Slab condition, floor flatness indicators, and column protection
Self-Storage Facilities
Self-storage and mini-warehouse facilities — many small structures, security systems, and large paved sites under one assessment.
- •Roll-up door condition across representative unit sampling
- •Roof systems and drainage across multiple buildings
- •Site paving, drainage, lighting, and perimeter security
- •Climate-control HVAC where present
- •Electrical distribution and life-safety / fire systems
Hotels & Hospitality
Hotels, motels, and short-term lodging. High-occupancy life safety, central plant systems, and representative guest-room sampling.
- •Central HVAC plant, boilers, and domestic hot water capacity
- •Life safety: alarms, sprinklers, egress, and emergency lighting
- •Representative guest-room and common-area sampling
- •Commercial laundry and kitchen systems where present
- •Pool / spa equipment condition (flagged for specialist)
The systems that turn a restaurant deal into a six-figure surprise.
Buying or leasing a restaurant space carries the highest hidden-cost risk in commercial real estate. A failed grease interceptor, a non-compliant exhaust hood, or an undersized electrical service can turn a deal into a six-figure surprise. We document the condition of food-service systems so you negotiate — or walk — with full information.
Grease traps & interceptors
We document the presence, approximate size, and visible condition of grease traps and in-ground interceptors, and note signs of overdue pumping or improper installation. Municipal FOG (fats, oils, grease) programs in many DMV jurisdictions require specific interceptor sizing — we flag mismatches for your plumber and the local authority.
Kitchen exhaust hoods & make-up air
Type I hoods (grease-producing) and Type II hoods (heat/steam) have different requirements. We assess hood presence, condition, and obvious deficiencies, and check that make-up air is present — a commonly missing system that causes negative pressure and comfort/safety issues.
Fire suppression systems
Commercial kitchens require a wet-chemical suppression system (such as Ansul) over cooking equipment. We document its presence and visible condition and confirm whether the inspection tag is current — but recertification is performed by a licensed fire-suppression contractor, which we'll recommend.
Walk-in coolers & freezers
We inspect walk-in panels, doors, gaskets, and the visible condition of refrigeration compressors and condensers. Failed walk-in refrigeration is one of the most expensive single line items in a restaurant purchase.
Floor drains, plumbing & water heating
Restaurants demand far more hot water and drainage than retail. We evaluate floor drains, visible supply and waste plumbing, and water-heater capacity against the kind of service load the space is built for.
Electrical service & equipment circuits
Commercial kitchens run on three-phase power with dedicated high-amperage equipment circuits. We assess the service size, panel condition, and whether the existing electrical can actually support the equipment in place.
Structure to site, top to bottom.
Structure & foundation
Foundation, structural framing (steel, masonry, wood, tilt-up), load-bearing systems, and visible signs of movement or distress.
Roofing & envelope
Low-slope and steep-slope roof systems, membranes, flashing, drainage, parapets, and the building envelope. Ponding, seam, and penetration issues that drive the most common commercial claims.
Mechanical (HVAC)
Rooftop units, split systems, boilers, chillers, and distribution. Age, condition, and remaining-life indicators across all units serving the building.
Electrical
Service entrance, three-phase distribution, panels, metering, and visible branch wiring. Capacity relative to current and intended use.
Plumbing
Supply, waste, and vent systems, water heating, backflow presence, and fixtures. Grease and floor-drain systems on food-service properties.
Life safety & accessibility
Fire extinguishers, exit signage, emergency lighting, sprinkler and alarm presence, egress observations, and ADA-accessibility observations (not a formal compliance audit) at entries, routes, and restrooms.
Site & parking
Pavement, striping, curbing, site lighting, grading, and drainage. Retaining walls, dumpster enclosures, and site structures.
Interiors & tenant spaces
Ceilings, walls, flooring, demising walls, and the condition of tenant build-outs — sampled representatively in multi-tenant and multi-unit properties.
Commercial inspection questions
What standard do you inspect to?
Our commercial inspections follow the framework of ASTM E2018, the recognized standard for a Property Condition Assessment (PCA). You receive a Property Condition Report documenting system condition, deficiencies, and recommended follow-up — the kind of report buyers, lenders, and SBA loans typically expect.
How is a commercial inspection priced?
Every commercial property is quoted individually. Price depends on square footage, building age, number of units or tenant spaces, property type, and scope. Send us the address, square footage, and use, and we will return a written proposal — usually within one business day.
Do you certify grease traps, fire suppression, or elevators?
No — and you should be cautious of any inspector who says they do. We document the presence and visible condition of these systems and flag anything that needs attention, but recertification of fire-suppression systems, elevators, grease interceptors, and similar specialized equipment is performed by the licensed specialty contractors and authorities that govern them. We recommend the right specialists and coordinate where helpful.
Is a commercial inspection the same as a Phase I Environmental Site Assessment?
No. A Property Condition Assessment evaluates the physical building and systems. A Phase I ESA evaluates environmental risk (contamination, prior site use) and is a separate report by an environmental professional. Many commercial transactions need both; we will tell you when a Phase I is worth commissioning and can refer trusted providers.
How long does a commercial inspection take, and when do I get the report?
Field time ranges from a few hours for a small retail bay to multiple days for a large multifamily or industrial property. Reports are typically delivered within 2–5 business days depending on scope, with rush options when a closing deadline requires it.
Do you inspect properties for SBA loans and lender requirements?
Yes. Many SBA 504/7(a) loans and commercial lenders require a Property Condition Report before closing. Our reports are formatted to meet typical lender expectations; if your lender has a specific scope or template, send it to us with your quote request and we will match it.
Scope & limitations
A Polaris commercial inspection is a visual, non-invasive walk-through condition survey of readily accessible building systems, following the framework of ASTM E2018. It is performed by a single licensed inspector and is not a multi-disciplinary engineering study. It is not a code-compliance inspection, an ADA compliance audit, a Phase I Environmental Site Assessment, or a certification of any specialized system (fire suppression, elevators, grease interceptors, sprinklers, and similar are documented for condition and referred to the licensed specialists who govern them). Estimates of equipment age, size, and remaining useful life are non-warranted professional opinions, not guarantees. The signed inspection agreement provided before each inspection governs the full scope and terms.
Tell us about the property
Send the basics and we'll return a written proposal — usually within one business day.
Ready to book?
It takes 60 seconds.
Most Polaris inspections book within 2–3 business days.