Commercial Property Inspection Cost | Services | Brookstone Inspection

Highly Trusted Commercial Building Inspection Services in Edmonton, Sherwood Park, Leduc, St. Albert, Beaumont, Devon and Surrounding Areas. We believe in providing transparent prices and competitive commercial property inspection costs in Edmonton and surrounding areas.

Commercial Property Inspection

Commercial building inspections focus on direct observation and validation by qualified professionals who follow established third-party standards and protocols.
These inspections involve a comprehensive physical evaluation of a building or facility to ensure conformity with specific regulations and standards. Inspectors utilize checklists, visual observations, and diagnostic tools as part of the inspection process. The primary goal of building inspections is to identify structural deficiencies, visible deviations from building codes, and instances of non-compliance with regulations and ordinances enforced by government authorities.
The frequency of building inspections varies based on the rules set by governing agencies, which depend on factors such as location, building type, and service requirements. Some inspections follow a strict, predetermined schedule.
Inspections are generally quicker than assessments, typically requiring one to a few days on-site with minimal time needed for reporting.
The outcome of an inspection is a concise report detailing observed physical issues and areas of non-compliance.

We offer the following Commercial Property Inspections

CAPITAL RESERVE FORECAST / RESERVE STUDY Also referred to as a Reserve Analysis, Reserve Table, or Capital Reserve Study. The Capital Reserve Forecast is an additional service to the Property Condition Assessment and Property Condition Report. A Capital Reserve Forecast is a multiple-year plan that forecasts a property's expected expenses in repairs, replacements, and enhancements by considering the current condition and remaining useful life based on the findings from a Property Condition Assessment. A five-, ten-, or fifteen-year analysis is most common, especially for small businesses. What does a Capital Reserve Forecast include? • Property Summary and Property Description • Property Condition Assessment and Property Condition Report • Accessibility Survey • Replacement Reserves Table Why is a Capital Reserve Forecast Important? A Capital Reserve Forecast serves as the foundation for estimating long-term maintenance costs. It provides insight into short-term repair expenses while helping to project a budget for future expected repairs and replacements by analyzing the life expectancy of a property’s systems. For instance, it can estimate the cost of replacing a malfunctioning hot water tank today and project its replacement cost in two or four years, factoring in inflation. These forecasts support long-term planning, infrastructure upkeep, and regulatory compliance. All calculations include a 20% variance to account for fluctuations in labor, materials, and equipment costs. Estimates are sourced locally and referenced from the RSMeans Building Construction Costs Book. Note: A Reserve Forecast is an excellent tool for outsourcing a significant portion of a facilities director's responsibilities. It provides a clear roadmap for facilities management teams to follow and helps prevent costly assessments over time. Who Benefits from a Capital Reserve Forecast? The ideal clients for a Capital Reserve Forecast are those managing or acquiring commercial investment properties that generate income or require an ongoing maintenance plan overseen by a facilities director. This includes property owners who may or may not operate businesses within the buildings. In some states and municipalities, apartment communities are mandated to conduct regular Capital Reserve Forecasts with periodic inspections. Additionally, boards of directors often rely on these forecasts to make informed decisions about fund allocation within their business entities. Which Commercial Buildings Should Consider a Capital Reserve Forecast? Commercial properties that benefit most from a Capital Reserve Forecast include multifamily residential complexes, income-generating buildings such as retail spaces, hotels, motels, schools, large churches, and office suites. How Can I Learn More About RSMeans and Its Role in a Capital Reserve Forecast? The RSMeans Building Construction Costs Book is a trusted resource for building construction estimators across North America. The 2024 edition features over 23,000 lines of updated costing data sourced from RSMeans’ proprietary construction estimating database. This information is meticulously compiled by leading cost researchers, project engineers, and data scientists, making it an essential tool for accurate cost estimation in Capital Reserve Forecasts. For a more comprehensive inspection, consider additional services. • Maintenance and Operations Plan • Sewer Lateral Line Inspection (See the additional services section below to reference further descriptions of each additional service.)

OPINION OF COST REPORT Also referred to as a Cost to Cure Report. An Opinion of Cost Report is an additional service to the Property Condition Assessment and Property Condition Report. An Opinion of Cost report compiles cost estimates for immediate improvements and enhancements to the property based on the findings from a Property Condition Assessment. It helps determine the necessary funds to set aside to cover immediate expenses. Why is an Opinion of Cost Report Important? An Opinion of Cost Report is essential for providing business and building owners with short-term budgetary estimates, enabling them to make well-informed decisions regarding property purchases and construction projects. These reports include a 20% variance on actual labor, materials, and equipment costs, based on data sourced locally and from the RSMeans Building Construction Costs Book. This ensures accurate and realistic projections tailored to current market conditions. Who Benefits from an Opinion of Cost Report? This report is ideal for building and business owners planning repairs, replacements, or upgrades to a property. It offers real-time cost estimates that assist in creating budgets for property improvements and enhancements, ensuring financial preparedness and informed planning. Are Certain Commercial Buildings Better Suited for an Opinion of Cost Report? All types of commercial buildings can benefit from an Opinion of Cost Report. The report is universally applicable and valuable for any property undergoing repairs, replacements, or upgrades. Note: Clients considering property upgrades should also explore an ADA Compliance Survey. Properties constructed before 1990 that undergo significant upgrades or changes in business purpose may be required to meet current ADA standards as enforced by state and local governments. Where Can I Learn More About RSMeans and Its Role in an Opinion of Cost Report? RSMeans is a trusted resource for accurate cost estimation. The "2024 RSMeans Building Construction Costs Book" is one of the most widely used and respected unit price guides in North America. It contains over 23,000 lines of updated costing data, meticulously compiled by leading cost researchers, project engineers, and data scientists. This comprehensive database ensures precise and reliable cost estimates for building construction projects.

INSURANCE: LOSS ASSESSMENT Also referred to as an Insurance Claim Assessment or Insurance Investigation Inspection. What is an Insurance Loss Assessment? An Insurance Loss Assessment involves evaluating and documenting the damages sustained by a commercial property or building as part of an insurance claim process. This inspection is typically conducted within 48 hours of filing a claim, and some insurance providers may require a third party to perform the assessment. Purpose of an Insurance Loss Assessment The primary purpose of an Insurance Loss Assessment is to provide the insurance adjuster with an unbiased, detailed account of the property, the damages, and how they occurred. It helps determine the cause of the damage and verifies whether the building owner's claim aligns with the actual damages observed. This ensures the adjuster has accurate, first-hand information to process the claim. Who Should Consider an Insurance Loss Assessment? Building owners or business owners filing an insurance claim for damages related to property damage, business interruptions, theft, liability issues, or worker injuries should consider a third-party Insurance Loss Assessment. Having the damage documented promptly and professionally helps streamline the claims process and ensures accurate reporting. Additional services business owners and building managers may consider are: • Opinion of Cost Report • Capital Reserve Forecast • Maintenance and Operations Plan • Accessibility Survey • Sewer Lateral Line Inspection (See the additional services section below to reference further descriptions of each additional service.)

INSURANCE: PRE-LOSS ASSESSMENT Also referred to as a Pre-Insurance Policy Inspection. Evidence for Insurance Companies Frequently, in the event of a loss, it is very challenging for our property owners to prove to insurance carriers the extent of the loss without the proper documentation or evidence of what the conditions were prior to the disaster. What is a Pre-Loss Assessment? A Pre-Loss Assessment evaluates a commercial property or building and documents specific details about its condition and contents. This assessment helps determine whether the policyholder has adequate insurance coverage and records any pre-existing conditions that could affect future claims. Purpose of a Pre-Loss Assessment The primary goal of a Pre-Loss Assessment is to provide accurate and up-to-date information to ensure the policyholder has sufficient commercial building insurance. Since pre-existing damage or neglected building materials are rarely covered by insurance—often deemed maintenance issues—the financial responsibility for repair or replacement typically falls on the building owner. This assessment helps establish a baseline for the property, proving that future damage is not pre-existing to a specific incident. It also provides critical data points required by insurance companies to develop a policy, such as details about the building’s systems, additions, furniture, fixtures, machinery, equipment, personal property, and tenant improvements. Knowing the age and condition of various systems is essential when deciding on coverage, as insurance providers are only obligated to replace what is destroyed—not upgrade systems like electrical or plumbing. Building owners may need to cover the cost difference for upgrades out of pocket. Additionally, a Pre-Loss Assessment identifies potential liabilities related to maintenance and compliance with building standards. For example, if a fire occurs in a multifamily complex and fire extinguishers are expired or the fire suppression system is non-compliant, the insurance provider may deny the claim and even hold the building owner responsible. Who Should Consider a Pre-Loss Assessment? Any building or business owner planning to purchase or develop a commercial building insurance policy should consider a Pre-Loss Assessment. It ensures they have the proper coverage and reduces the risk of disputes with insurance providers in the event of a claim.

MAINTENANCE STRATEGY PROGRAM Also referred to as Facilities Operations Budget or Maintenance Plan. A Maintenance Strategy Program is an additional service to the Property Condition Assessment and Property Condition Report and either a Cost to Cure Report or a Reserve Study. The objective of a Maintenance Strategy Program is to guide a building owner through the budgeting, planning, and execution of maintenance inspections, repairs and replacements, and prevention of unnecessary catastrophic repair expenses. A Maintenance Strategy Program offers a commercial building owner a more preventative approach to building maintenance by having a building inspection followed by cost estimates and further ongoing strategy and consulting. Development of a Maintenance Strategy Program Creating a Maintenance Strategy Program involves a three-step process: Property Condition Assessment (PCA) and Property Condition Report (PCR): These provide a baseline overview of the property's current condition. Cost to Cure Report or Reserve Study: This outlines immediate and forecasted expenses required to repair or replace items identified in the PCR. Designing the Maintenance Strategy Program: Using the details from the Cost to Cure Report or Reserve Study, an individualized maintenance plan is developed. All maintenance items are categorized into one of three classifications. Note: For a more comprehensive and long-term approach, a Reserve Study can be included. This study forecasts the costs of addressing building deficiencies over a 30-year period, factoring in useful life estimates and inflation as modifiers. These estimates help organizations decide whether to continue maintaining equipment or replace it altogether. Why is a Maintenance Strategy Program Essential? Neglecting maintenance can lead to severe consequences, such as operational disruptions, reduced productivity, and dissatisfaction among customers and employees. By implementing a tailored maintenance strategy that aligns with your building type, business needs, budget, and time constraints, you can avoid these issues. Regular inspections are highly recommended to keep the strategy up-to-date and effective. How Does a Maintenance Strategy Program Benefit a Company's Bottom Line? While forecasting and planning for expenses are the primary reasons for adopting a Maintenance Strategy Program, there are additional advantages: Prevention of Avoidable Issues: Many maintenance problems in commercial buildings are both preventable and avoidable with proactive strategies. Pre-Loss Insurance Inspection: The program can serve as documentation for insurance purposes, demonstrating proactive maintenance efforts. Cost Efficiency: It acts as a cost-effective alternative to hiring a full-time maintenance or facilities director, especially for small businesses like doctors' offices or daycares that lack dedicated maintenance staff. Accountability: The program ensures the person responsible for maintenance remains accountable for their tasks. For a more thorough inspection and maintenance strategy, consider adding services such as: Accessibility Surveys Sewer Lateral Line Inspections (See the additional services section below to reference further descriptions of each additional service.)

PROPERTY CONDITION ASSESSMENT Also referred to as a Commercial Building Inspection. A Property Condition Assessment (PCA) is a walk-through examination of the physical condition of a property, typically executed as part of the due diligence process for commercial real estate transactions or as a compass during capital planning to understand the facility's condition. A PCA and PCR have varying degrees of comprehensiveness. A Property Condition Report (PCR) outlines the observations and opinions generated during the PCA regarding discovered deficiencies and notes recommendations for repairs and further investigations. What is the inspector’s process for a PCA and PCR? • The inspector will interview the client; this may include management, maintenance teams, and property owners. • The inspector will request and review all available construction, maintenance, and compliance documents. • The inspector will research the property with local agencies to ensure compliance. • The inspector will perform a physical walk-through and gather photographs of the property. • The inspector will use the data from the PCA to write the PCR. What does the inspector examine onsite during a PCA? Ultimately, it is the client who decides the comprehensiveness of the assessment, it can be limiting and brief or comprehensive. • Site Improvements: exterior areas, including the parking lot, landscaping, drainage systems, and other site features • Structural Components: foundation components, floors, walls, and roof components • Building Envelope: roof, walls, windows, and doors • Mechanical and Electrical Systems: HVAC (heating, ventilation, and air conditioning) systems, plumbing, and electrical components • Plumbing Systems: plumbing systems, including sanitary, storm, and supply water lines, fixtures, domestic hot water production, and any unique plumbing systems • Life Safety and Fire Protection Systems: life safety and fire protection systems, including fire alarm systems and related components, fire sprinkler systems and associated components, fire extinguishers, smoke detectors, emergency lighting, and other special equipment for protection purposes • Vertical Transportation: type and number of cabs or escalators, overall condition, cab finishes, call and communication equipment, and service contracts • Previous/Existing Documentation Review: maintenance records, permits, and previous inspection reports Who should have a PCA completed on their commercial property? Clients suited for a PCA and PCR are borrowers, lenders, owners and sellers, facility managers, and investors. Events triggering a PCA can include responsible and effective building management or a real estate transaction. What types of buildings require a PCA and PCR? Office buildings, apartment complexes, industrial warehouses, hotels, hospitals, schools, churches, retail spaces, commercial kitchens, and more are suited for a PCA and PCR. For a more comprehensive inspection, consider additional services to the PCA and PCR. • Opinion of Cost Report • Capital Reserve Forecast • Maintenance and Operations Plan • Accessibility Survey (See the additional services section below to reference further descriptions of each additional service.)

TRIPLE NET LEASE ASSESSMENT Also referred to a Triple Net Lease Inspection or Net-Net-Net Lease Assessment. A Triple Net Lease Assessment is an additional service to the Property Condition Assessment and Property Condition Report. A Triple Net Lease Assessment is an inspection of a commercial building or property in which the tenant is responsible for the property's expenses and must officially document deficiencies. Why is a Triple Net Lease Assessment essential? A Triple Net Lease Assessment aims to guide the landlord and the tenant within the scope of maintaining the property, reducing overall operating expenses by forecasting a budget, and protecting both parties from unnecessary and unforeseen risk and liability. Who needs a Triple Net Lease Assessment? Clients suited for Triple Net Lease Assessments are business owners renting a commercial space and landlords leasing a commercial space. Are there specific types of buildings that require a Triple Net Lease Assessment? We recommend this assessment at any time during the leasing process: before the lease is signed, during the lease, and at the end of the lease term. For a more comprehensive inspection, consider additional services following the Draw Inspections. • Capital Reserve Forecast • Maintenance and Operations Plan • Pre-Loss Insurance Assessment • Accessibility Survey (See the additional services section below to reference further descriptions of each additional service.)

ACA ACCESSIBILITY INSPECTION Variations of this inspection may include ACA Assessment or Survey. An Accessibility Inspection covers the most common technical accessibility deficiencies and barriers within a commercial building and its property. It shows a property's compliance with the Accessible Canada Act (ACA) and includes physical observation of the property and a written compliance report. What is the purpose of an Accessibility Inspection? The purpose of this inspection for businesses is primarily to protect them against liabilities, lawsuits, and fines that may arise from being out of compliance with the ACA. What does an Accessibility Inspection look like? For further information on what the inspection looks like, what the inspection and report are and are not, and what items are specifically included on the checklist, visit CCPIA.org. Who needs an Accessibility Inspection? Clients suited for an Accessibility Inspection are businesses and organizations serving the public in some capacity since all businesses and organizations serving the public must meet ACA standards entirely. What building types require an Accessibility Inspection? Buildings suited to this service are pre-construction, new construction, and pre-existing buildings. Buildings built before 1990 may not meet the requirements of ACA standards; however, we find deficiencies in recent buildings and even new construction buildings.

Book Commercial Inspection

Commercial Building Assessments

Commercial building assessments tend to be more comprehensive, addressing a wider range of expertise. Since these assessments often rely on questionnaires and records from building owners and may include projections based on fluctuating costs, they can be more subjective compared to inspections, which typically have a more focused scope.
Similar to inspections, assessments may involve a detailed physical evaluation of the property but also incorporate questionnaires, research, and specialized software to complete the process. The main goal of a building assessment is to identify defects within the property and provide a well-researched repair cost estimate, or to document deviations from building standards along with the recommended costs to address compliance issues.
The frequency of assessments is often less predictable than inspections. For instance, an insurance claim might prompt an assessment, while others may be conducted proactively to anticipate financial risks and safeguard assets.
Assessments generally take longer to complete than inspections due to the increased level of due diligence required. Factors such as the scope and complexity of the work will influence the turnaround time for completing an assessment.
The reports generated from assessments are typically more detailed, offering financial insights into physical deficiencies and compliance issues. The scope of the assessment report can range from broad to highly specific, depending on the agreement between the provider and the recipient.

How does the process of requesting commercial services work?

REQUESTING A PROPOSAL + SCHEDULING THE SERVICES

Our admin team will gather the essential information about the property and present a proposal for the services the client is requesting. If accepted, we will provide confirmation and officially schedule the project.

CONSULTATION WITH THE INSPECTOR

All work requiring site inspections will need a pre-inspection meeting; this is typically via phone call but can also occur in person if the project requires on-site evaluation before the inspection date. In this meeting, the inspector will discuss the overall work process, property details, and any relevant issues.

SITE INSPECTION

We will perform a comprehensive on-site inspection of the commercial property. The work will include identifying and inventorying qualifying component assets, taking measurements and photographs, and collecting condition assessment data.

REPORT WRITING

Once back in the office, we will begin the report preparation process. The depth and scope of the report will depend on the services performed by the inspector.

REPORT SUBMISSION AND REVIEW

Once the reports are complete, we inform the client that all documents and reports are available for review on the inspection portal.

OPTIONAL FOLLOW-UP CONSULTATION

At the client's preference, the inspector can be available for a phone call to discuss and review the findings.

How much do commercial inspection and assessment services cost?

$250 - $300 PER HOUR

Our team is among the highest qualified Certified Commercial Property Inspectors Association (CCPIA)-certified commercial inspectors, focusing on commercial properties and serving Edmonton, Sherwood Park, Leduc, Nisku, St. Albert, Beaumont, Devon and Surrounding Areas. Our owner and lead inspector is a licenced Professional Engineer with the Association of Professional Engineers and Geoscientists Alberta (APEGA).

The final inspection fee will depend on the scope and timeline of the inspection, the services requested, the size of the property, and the distance from our office. Submit a Commercial Inspection Request through the form on our Booking Page for a specific price quote. If you aren’t sure about what services you need, please give us a call.

What types of buildings do you inspect and assess?

OUR SERVICES ARE SUITABLE FOR A RANGE OF BUILDING OR FACILITY TYPES

Office Buildings
Multi-Family Residential Buildings
Office Buildings / Office Suites
Churches / Religious Centers
Warehouse Buildings / Storage Facilities
Industrial Buildings
Retail Buildings / Shopping Centers
Daycares / Schools / Nursing Homes
Restaurants/ Commercial Kitchens
Motels / Hotels

Who is your typical customer?

WE SERVE A VARIETY OF PROFESSIONALS AND ORGANIZATION

Purchasers
Commercial Brokers
Commercial Investors
Commercial Lenders
Builders / Construction Managers
Sellers
Building Owners / Business Owners
Tenants / Business Owners
Property Managers
Due Diligence Companies

Scope of Practice and Policies

QUALIFICATIONS AND EXPERIENCE

When selecting a commercial property inspector, it’s essential to choose a team with both expertise and extensive training. A professional inspection conducted by a qualified commercial property inspector ensures that no critical defects are missed, helping buyers avoid unexpected and costly repairs down the line.
At Brookstone Inspection Services, our inspectors are certified through the Commercial Property Inspectors Association (CCPIA). Recognized as the leading commercial inspection training program in the United States, CCPIA provides comprehensive education and training, ensuring our inspectors deliver the highest standard of service and expertise.

LIABILITY AND RISK

No inspection report can be entirely flawless. However, at Brookstone Inspection Services Ltd., we hold the highest qualifications and carry comprehensive liability insurance to minimize the risk of errors and omissions. It's important to note that an inspection is not a guarantee or warranty of any kind but rather a professional assessment of the property's condition at the time of inspection.

SCOPE OF PRACTICE

The scope of work for a commercial property inspection is highly adaptable and varies depending on the specific project and the client's needs. It is ultimately the client who determines which aspects of the property will be inspected and the level of detail required. At Brookstone Inspection Services Ltd., we strive to provide a tailored inspection experience for each client, ensuring the scope aligns with their unique requirements and goals.

INSPECTION AGREEMENTS

It is a standard practice for all commercial inspection clients to review and sign our inspection agreement before services are rendered. This applies to both residential and commercial inspection services. The agreement includes key details such as the scope of work, payment policy and guarantee of payment, limitations and liabilities, procedures for submitting claims, and other essential terms to ensure clarity and mutual understanding.

COMMERCIAL INSPECTION REPORT

At Brookstone Inspection Services Ltd., we utilize an intuitive report-writing software called Spectora, which enhances the client experience by providing reports in multiple accessible formats. This tool allows clients to easily view, share, and distribute their reports with relevant contacts.
Our reports feature detailed written findings and explanations, complemented by professional images and video content to provide a comprehensive overview of the property.
The timeline for report delivery may vary depending on the scope and complexity of the project, ensuring that each report is thorough and tailored to the client’s needs.

PAYMENT POLICY FOR INSPECTIONS

A $300 minimum deposit is required at the time of scheduling.
The deposit is 100% non-refundable, regardless of the reason or timing of the cancellation.
The full inspection fee must be paid prior to the release of any reports.

ACCEPTED PAYMENT METHODS

Preferred payment methods include secure credit/debit cards or ACH transfers.
Net payment terms and defer to closing payment options are not available.
This ensures a smooth and secure payment process for all parties involved.

TRAVEL AND ACCOMODATION POLICY

For commercial inspections, we charge the inspector's hourly rate for the duration of the expected travel time to and from the inspection site.
If an overnight stay is required for a multi-day project, the cost of hotel accommodations and meals will be factored into the overall inspection fee. This ensures transparency and accurate cost calculations for longer or more complex projects.