Commercial Property Inspections for Low-Rise Buildings (Up to 3 Storeys)

WHY COMMERCIAL CLIENTS CHOOSE iONSIGHT

Why Choose iOnSight for Your Commercial Building Inspection?

Commercial real estate decisions carry real financial and operational risk. You need more than a quick walk-through; you need a structured, defensible assessment.

With iOnSight, you get:

• Specialized Commercial Training – Lead inspector trained in the Carson Dunlop Commercial Inspectionprogram and InterNACHI’s commercial inspection curriculum, working in line with the InterNACHI Commercial Standards of Practice and CCPIA guidance for commercial properties. InterNACHI+1

• Team-Based Inspections for Larger Sites – For more complex buildings, we assemble a team that can include structural, roofing, HVAC, electrical, and envelope specialists with experience specific to your building type.

• Low-Rise Commercial Focus – We intentionally concentrate on buildings up to three storeys so we can provide deep, repeatable expertise in this segment instead of trying to be “everything to everyone.”

• Clear, Action-Oriented Reporting – You receive a prioritized report that highlights deficiencies, life-cycle concerns, safety items, and recommended next steps, not just a checklist.

• Local Knowledge – Experienced in Alberta climate and construction, including issues like freeze-thaw effects, snow load, and building envelope performance.

OUR COMMERCIAL FOCUS: BUILDINGS UP TO 3 STOREYS

We focus on low-rise commercial properties three storeys or less in height, typically including:

• Retail & Service:

  • Street-front retail bays

  • Strip malls / neighbourhood shopping centres

  • Restaurants, cafés, salons, dental/medical clinics

• Office & Professional:

  • Stand-alone office buildings (≤ 3 storeys)

  • Professional office condos (law, accounting, medical, etc.)

  • Mixed-use buildings with ground-floor commercial and 1–2 floors of offices or suites

• Light Industrial & Warehouse:

  • Small industrial bays and business condos

  • Light manufacturing spaces

  • Warehouse with attached office (low-rise)

• Multi-Residential (Investment Properties):

  • Small apartment buildings and walk-ups (typically under 12–16 units)

  • Mixed-use buildings with commercial at grade and residential units above

These property types align with common definitions of commercial real estate used in industry standards, which include mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants, and office buildings.

WHAT WE INSPECT

What’s Included in a Commercial Building Inspection?

Each inspection is customized to the Scope of Work agreed upon in advance, following recognized commercial Standards of Practice. Typical components include:

• Site & Exterior:

  • Site grading and drainage (where visible)

  • Parking areas, walkways, curbs, retaining walls

  • Exterior cladding, windows, doors, loading areas, and canopies

• Structure (Visual Review):

  • Visible foundation elements

  • Framing, columns, beams (where accessible)

  • Signs of movement, settlement, moisture intrusion

• Roofing Systems:

  • Flat and low-slope roofing (visual from roof level or accessible vantage point)

  • Roof coverings, flashing, parapets, roof penetrations, drainage

• Building Envelope & Interior:

  • Exterior walls, glazing, entrances, and weather protection details

  • Representative interiors, ceilings, floors, walls, washrooms, tenant areas

• Mechanical Systems:

  • Heating and cooling equipment (RTUs, boilers, furnaces, make-up air units – visual review and basic functional checks)

  • Visible distribution (ducting, hydronic piping, exhaust)

• Plumbing:

  • Supply piping (where visible), fixtures, hot water systems

  • Drainage, evidence of leaks, water damage, or chronic moisture issues

• Electrical:

  • Main service and panelboards (visual only, covers removed where safe)

  • Representative wiring, lighting, exit and emergency lighting, GFCI/AFCI where applicable

• Fire & Life Safety (Limited Visual Review):

  • Fire alarm equipment (where visible), extinguishers, emergency lighting

  • Egress routes and signage (where reasonably accessible)

• Additional Due Diligence (As Agreed):

  • Review of available documents (plans, permits, maintenance records, previous reports)

  • Interviews with owners, managers, and key staff about operation and history

TEAM-BASED APPROACH FOR LARGER OR COMPLEX SITES

A Team of Specialists Working for You

No single person is an expert in every commercial system. For larger or more complex properties, we use a team-based model:

• A lead commercial inspector coordinates the inspection, scope, and reporting.

• Specialty consultants may be engaged for:

  • Mechanical / HVAC systems

  • Electrical systems

  • Roofing and envelope

  • Structural concerns

  • Fire/life safety systems

• Each specialist focuses on the systems they know best, while the lead inspector consolidates all findings into one clear, integrated report.

Our Commercial Inspection Process

1. Discovery Call & Scope Definition
   We discuss your property, purpose (purchase, lease, refinancing, baseline condition assessment, etc.), and timelines. Together we agree on a Scope of Work, including which systems will be included and whether specialists are required. InterNACHI+1

2. Proposal & Fixed-Fee Quote
   You receive a written proposal outlining the scope, fee structure, estimated time on site, and deliverables. For larger properties, a brief site visit may be needed prior to final pricing.

3. On-Site Inspection
   Our inspector (and any required specialists) conduct a structured walk-through inspection, document conditions with photos, and identify visible deficiencies and concerns.

4. Reporting & Prioritization
   You receive a written report summarizing:

   • Major deficiencies and safety concerns

   • Deferred maintenance and life-cycle issues

   • Recommended further evaluation (where necessary)

   • A prioritized list to support negotiation and planning

5. Review Call (Optional but Recommended)
   We walk you through the findings, answer questions, and help you understand next steps and potential budgeting considerations.

TRANSPARENT PRICING FRAMEWORK

Commercial Inspection Pricing – Clear, Scalable, and Competitive

Industry pricing for commercial inspections commonly combines a base fee per building with a cost per square foot, varying by property type and complexity. For example, many providers start around $500–$750 plus a per-square-foot rate, with typical per-square-foot fees in the range of $0.06–$0.15/sq ft for office and warehouse space and higher for complex multi-unit residential.

Standard Commercial Building Inspections

(Buildings up to 3 storeys – Greater Edmonton Area)

• Small Commercial Condo / Bay (up to 3,000 sq ft)
  From $895 + GST

  • Includes site, structure (visual), roof (where safely accessible), building envelope, representative interiors, mechanical, plumbing, and electrical overview.

  • Written report with photos and prioritized recommendations.

• Low-Rise Office / Retail / Mixed-Use (3,001–10,000 sq ft)
  Base $1,250 + GST

  • +$0.12 per sq ft for office/retail space over 3,000 sq ft

• Light Industrial / Warehouse with Attached Office
  Base $1,250 + GST

  • +$0.08 per sq ft for warehouse/industrial space over 3,000 sq ft

• Small Multi-Residential (Walk-Up, 4+ Units)
  From $1,495 + GST

  • +$150–$200 per additional unit (depending on scope and common areas)

Add-On & Optional Services

• Thermal Imaging Survey (Selected Areas) – From $225 when added to a commercial inspection

• Indoor Air Quality – Priced per sample; quote on request

• Re-Inspection / Verification of Repairs – From $450

Every commercial property is unique. Final pricing depends on building size, age, complexity, access, document availability, and the agreed Scope of Work. Contact us for a tailored quote for your property.

Examples:

A. Small Commercial / Office / Retail Bays

Up to 3,000 sq ft
$895 flat fee
Includes: full exterior, roof (if safe), mechanical, electrical, plumbing, interiors, photos.

This tier is perfect for:

• Small storefronts

• Medical/dental office bays

• Restaurant units

• Small two-bay strip mall units

• Small industrial flex units

B. Medium Commercial Buildings (3,001–10,000 sq ft)

➡️ Base Fee: $1,250
➡️ Plus $0.12 per sq ft (office/retail)
➡️ Plus $0.08 per sq ft (warehouse/light industrial)

Example:

• 7,000 sq ft office → $1,250 + (4,000 × $0.12) = $1,730

• 8,500 sq ft warehouse → $1,250 + (5,500 × $0.08) = $1,690

C. Larger Low-Rise Commercial (10,001–25,000 sq ft)

➡️ Base Fee: $1,950
➡️ Plus $0.10 per sq ft (office/retail)
➡️ Plus $0.06 per sq ft (warehouse/industrial)

Example:

• 20,000 sq ft office → $1,950 + (10,000 × $0.10) = $2,950

• 25,000 sq ft warehouse → $1,950 + (15,000 × $0.06) = $2,850

D. Multi-Residential (Walk-up apartments, 4–16 units)

➡️ $1,595 flat fee (up to 4 units)
➡️ +$175 - $250 per additional unit

Examples:

• Total 8 units → $1,595 + (4 × $250) = $2,595

• Total 12 units → $1,595 + (8 × $175) = $2,995

WHO WE WORK WITH

Our commercial inspections are well-suited for:

• Investors and owner-operators purchasing their first or next commercial property

• Landlords and asset managers seeking baseline condition assessments and maintenance planning

• Tenants entering long-term leases who need to understand building condition and potential obligations

• Lenders and brokers requiring independent third-party documentation of building condition for financing

Ready to Discuss Your Commercial Property?

If you’re considering purchasing, leasing, or refinancing a commercial building (up to three storeys) in the Edmonton region, we’d be pleased to discuss how a structured, team-based inspection can protect your investment