Commercial Inspection FAQ
Commercial Inspection Questions, Answered
What to expect from a commercial property inspection in Florida, and how we work with you from the first call to the final report.
Choosing an inspection
Before You Hire
What kinds of commercial buildings do you inspect?
Mostly small and mid-size commercial buildings: retail and strip centers, offices, medical and dental offices, restaurants, small warehouses and flex space, small multi-family, small mixed-use buildings, small churches and day care facilities. If your property is larger or has several buildings, call us and tell us about it. We will talk through the scope with you and send a written proposal.
Who will inspect my building?
Grant Doutt, the owner, will be on your inspection and is your point of contact from the first call to the final report. Grant is a Certified Master Inspector with 30 years of commercial operations management behind him. You will not be handed off to whoever is available that week.
Who hires you?
Buyers and investors, small business owners buying or leasing a space, landlords, property managers, franchise buyers, and lenders' clients. The decision may be a purchase, a lease, a refinance or a budget plan. The inspection is built around that decision.
Which inspection level do I need?
It depends on the decision you are making. Level 1 (CPIR) is a basic four-point check of the roof, electrical, plumbing and HVAC. Level 2 (CPA) is a full-building inspection with a defect narrative. Level 3 (PCA) adds a 12-year opinion of probable cost and is the one lenders and investors usually ask for. Tell us about the property and we will recommend one.
Do you inspect commercial lease spaces?
Yes. A baseline report before you sign or move in gives you a dated record of what was already there.
The inspection and the report
What You Get
What does a commercial inspection cover, and what does it leave out?
An inspection is a visual, non-invasive look at the parts of the building that can be reached safely on the day. Which systems we cover depends on the level you choose. We do not open walls, test for hidden defects, certify code compliance, or tell you what a property is worth.
Do you look at fire safety and accessibility?
Yes, at the visual level. Levels 2 and 3 include fire and life safety components such as extinguishers, visible sprinkler and alarm components, and exits, plus basic accessibility features. These are observed and noted in the report. They are not tested or certified, and this is not a fire-code or ADA compliance survey. A full Accessibility (ADA) review is available as an add-on.
What do I get at the end?
A written report with photos that describes what we found and what it means. Level 3 adds the 12-year opinion of probable cost, organized as Immediate, Years 1 to 5 and Years 6 to 12.
What is an opinion of probable cost?
A planning-level estimate of what repairs and replacements may cost over the years ahead. It helps you budget and negotiate. It is not a bid or a contractor quote, and it is not a guarantee.
What is the difference between a commercial inspection and a PCA?
A commercial inspection (Level 2) documents the condition of the building as we find it. A Property Condition Assessment (Level 3) goes further. It follows ASTM E2018-24, reviews your maintenance records and warranties, interviews the owner or property manager, and projects costs.
Can my lender, broker or attorney use the report?
The report is written for the client named in the inspection agreement. If someone else needs to rely on it, tell us up front so it can be handled in writing.
How long until I have the report?
Your written proposal states when the report will be delivered, so you can plan around your due-diligence or closing dates. Tell us your deadline on the first call.
What if part of the building cannot be reached?
We note it in the report. Locked rooms, tenant spaces, stored goods and unsafe areas limit what any inspector can see, which is why we ask about access in advance.
Process and payment
How It Works
How do I get started?
Send a proposal request. We will call you to confirm the scope and the right level, then send a fixed-fee written proposal. Once you sign and pay, we set the inspection date.
What do you need from me?
Access to the building and the areas in scope, a contact who knows the property, and any documents you have, such as plans, maintenance records, warranties or prior reports. You are welcome to attend, but it is not required.
What does it cost?
You get a fixed fee in writing before anything is scheduled. It depends on the size and type of the building, the level you choose and the travel involved. We do not quote a price per square foot, because it hides what matters.
How and when do I pay?
Commercial inspections are paid up front, when you accept the proposal. We accept ACH or bank transfer and credit or debit card, with card fees paid by the client. Government and institutional clients may pay by approved purchase order or invoice. We release the report once payment is complete.
What about cancelling or rescheduling?
The terms are in your written proposal and the inspection agreement, so you will see them before you commit.
Florida buildings
Built For Florida Conditions
Why does Florida need extra attention on a commercial building?
Heat, humidity, heavy rain and storms are hard on roofs, air conditioning, drainage and the building envelope. Moisture problems, aging roof coverings and worn-out cooling equipment are among the most common issues we look for, and they are often the biggest cost items.
Why do roof age and condition matter so much?
A roof is usually the largest single repair or replacement cost in a commercial building, and its age and condition can affect insurance. We report the roof type, its age when it can be determined, and its condition.
Do you check for termites and other wood-destroying insects?
We can add a wood-destroying insect inspection when your building has wood framing or wood components. Ask about it on your call.
Can you add a Phase I Environmental Site Assessment or a sewer line camera inspection?
Yes. Both can be added to an inspection. Many buyers and lenders want a Phase I, and a sewer camera inspection can reveal costly underground problems that a visual inspection of the building cannot.
Do you only work in one part of Florida?
We are based in Clermont, and we travel to where the work is. Tell us where the property is and we will confirm whether it is a good fit.
About us
About Your Inspector
Why choose a small, owner-led firm?
You deal directly with the owner, who is on your inspection from start to finish. We are small by design, so you always know who to call and who is accountable for the work.
What qualifications do you hold?
Grant is a Certified Master Inspector through InterNACHI and a Certified Commercial Property Inspector through CCPIA. He also holds Phase I Environmental certification, and sewer camera and wood-destroying insect credentials.
What is your background?
Before inspections full time, Grant spent 30 years in commercial operations management, running large retail stores and managing their buildings. He also has a hands-on framing background, so he understands how buildings are built, not just how they look.
How do I reach you?
Call (352) 272-1322 or email info@fcisfl.com. You can also send a proposal request and we will call you.
Ready For A Proposal?
Tell us about the property. We will call you to confirm scope.
Four Corners Inspection Services · info@fcisfl.com · (352) 272-1322
Commercial inspections performed in accordance with the CCPIA ComSOP. PCAs in general accordance with ASTM E2018-24.