Commercial inspections · Inspection reference

Main systems. Common field findings.

What’s expected of each component, compared with five common defect examples for each system.

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These comparisons describe typical visible or observable conditions, not a certification of design, code compliance, or concealed performance. They are not findings about your property or a ranked list of defect frequency. The agreed scope, safe access, and operating conditions determine what can be reviewed.

Site, parking, and drainage

What’s expected vs. common defects

  • Paving
    What’s expected: Paved areas remain serviceable without significant deterioration.
    Common defect: potholes or deteriorated surfaces
  • Walkways
    What’s expected: Walking surfaces remain reasonably even and intact.
    Common defect: uneven or raised sections
  • Drain inlets
    What’s expected: Visible drain inlets remain clear.
    Common defect: debris or obstruction
  • Retaining features
    What’s expected: Retaining features show no visible displacement.
    Common defect: visible leaning or displacement
  • Site lighting
    What’s expected: Visible lighting equipment and wiring remain protected.
    Common defect: damaged fixtures or visible wiring

Roof

What’s expected vs. common defects

  • Membrane
    What’s expected: Visible membrane remains intact.
    Common defect: splits or punctures
  • Seams
    What’s expected: Accessible seams remain closed and secured.
    Common defect: separation or open laps
  • Flashings
    What’s expected: Visible flashings remain attached and intact.
    Common defect: loose or detached edges
  • Drains
    What’s expected: Accessible drain openings remain clear.
    Common defect: debris or obstruction
  • Roof surface
    What’s expected: Roof surfaces show no visible drainage-related deterioration.
    Common defect: ponding indicators or deteriorated patches

Exterior envelope

What’s expected vs. common defects

  • Wall finishes
    What’s expected: Visible wall finishes remain intact.
    Common defect: cracks or damaged areas
  • Sealant joints
    What’s expected: Sealant remains continuous at visible weather joints.
    Common defect: separation or missing material
  • Doors
    What’s expected: Exterior doors and hardware remain serviceable.
    Common defect: damaged hardware or poor fit
  • Glazing
    What’s expected: Visible glazing remains intact.
    Common defect: cracked or failed panes
  • Parapets
    What’s expected: Visible parapet caps and joints remain intact.
    Common defect: damaged caps or open joints

Structure and foundation

What’s expected vs. common defects

  • Concrete
    What’s expected: Accessible concrete remains intact without exposed reinforcement.
    Common defect: spalling or exposed reinforcing
  • Foundation
    What’s expected: Visible foundation cracks show no displacement.
    Common defect: displaced cracks
  • Steel members
    What’s expected: Accessible steel shows no material corrosion.
    Common defect: visible corrosion
  • Wood framing
    What’s expected: Accessible wood framing remains intact.
    Common defect: decay or damage
  • Connections
    What’s expected: Visible structural connections remain secured.
    Common defect: missing or loose visible fasteners

Interiors and tenant spaces

What’s expected vs. common defects

  • Ceilings
    What’s expected: Ceiling finishes remain intact without moisture stains.
    Common defect: staining or damaged panels
  • Floors
    What’s expected: Floor finishes remain secured and serviceable.
    Common defect: loose finishes or trip concerns
  • Walls
    What’s expected: Accessible walls show no visible moisture damage.
    Common defect: moisture damage
  • Doors
    What’s expected: Accessible doors and hardware operate normally.
    Common defect: failed hardware or binding
  • Tenant areas
    What’s expected: Agreed inspection areas remain accessible for review.
    Common defect: obstructions limiting inspection access

Electrical distribution

What’s expected vs. common defects

  • Enclosures
    What’s expected: Accessible electrical enclosures remain closed and protected.
    Common defect: open knockouts or missing covers
  • Conductors
    What’s expected: Visible conductors remain insulated and protected.
    Common defect: damaged insulation or exposed wiring
  • Connections
    What’s expected: Accessible connections show no visible overheating damage.
    Common defect: visible overheating
  • Electrical rooms
    What’s expected: Equipment access remains clear.
    Common defect: obstructed equipment access
  • Devices
    What’s expected: Accessible devices remain secured with intact covers.
    Common defect: loose mounting or damaged covers

Plumbing and restrooms

What’s expected vs. common defects

  • Supply piping
    What’s expected: Accessible supply piping shows no active leakage.
    Common defect: active leaks
  • Drain connections
    What’s expected: Visible drain connections remain leak-free during use.
    Common defect: leaks or stains
  • Fixtures
    What’s expected: Fixtures remain securely mounted and intact.
    Common defect: loose mounting or damage
  • Drains
    What’s expected: Drains discharge during normal fixture use.
    Common defect: slow discharge during use
  • Pipe supports
    What’s expected: Accessible piping remains supported.
    Common defect: missing or deteriorated supports

Domestic hot water

What’s expected vs. common defects

  • Tank
    What’s expected: Accessible tanks show no leakage or material corrosion.
    Common defect: visible leakage or corrosion
  • Connections
    What’s expected: Visible fittings remain leak-free.
    Common defect: dripping or deteriorated fittings
  • Relief discharge
    What’s expected: Visible relief-discharge piping remains present and serviceable where required for the equipment.
    Common defect: missing or damaged visible piping
  • Venting
    What’s expected: Visible vent connectors remain secured without material corrosion.
    Common defect: separated or corroded connectors
  • Drain pan
    What’s expected: Where needed for the installation, a serviceable pan and drainage provision remain in place.
    Common defect: missing or damaged where installation conditions warrant review

HVAC and ventilation

What’s expected vs. common defects

  • Filters
    What’s expected: Filters remain reasonably clean and fitted.
    Common defect: accumulated debris
  • Condensate
    What’s expected: Visible condensate drainage remains serviceable without leakage.
    Common defect: leaks or blocked visible drains
  • Ductwork
    What’s expected: Accessible ductwork remains connected and intact.
    Common defect: disconnected or damaged sections
  • Equipment housing
    What’s expected: Visible equipment housings and panels remain intact.
    Common defect: corrosion or missing panels
  • Controls
    What’s expected: Equipment responds to normal controls when safe to operate.
    Common defect: failure to respond during operation

Stairs, exits, and routes

What’s expected vs. common defects

  • Travel routes
    What’s expected: Accessible travel routes remain unobstructed.
    Common defect: stored items or obstructions
  • Stair treads
    What’s expected: Visible stair treads remain secured and intact.
    Common defect: loose or damaged surfaces
  • Handrails
    What’s expected: Accessible handrails remain secured.
    Common defect: loose or damaged sections
  • Guards
    What’s expected: Visible guards remain intact.
    Common defect: missing or damaged components
  • Exit doors
    What’s expected: Accessible exit doors and observed hardware operate without binding.
    Common defect: binding or failed observed hardware

Visible fire protection

What’s expected vs. common defects

  • Extinguishers
    What’s expected: Provided extinguishers remain accessible and identifiable.
    Common defect: missing or obstructed units
  • Inspection tags
    What’s expected: Available service records clearly identify inspection status.
    Common defect: absent or unclear service records
  • Sprinkler heads
    What’s expected: Visible sprinkler heads remain free of damage and paint.
    Common defect: visible damage or paint
  • Alarm equipment
    What’s expected: Visible alarm equipment shows no displayed trouble indication.
    Common defect: displayed trouble indications
  • Fire doors
    What’s expected: Accessible fire-door surfaces and observed closing features remain serviceable.
    Common defect: damaged surfaces or observed closing issues

Accessible entry features

What’s expected vs. common defects

  • Routes
    What’s expected: Accessible routes remain clear with serviceable surfaces.
    Common defect: obstructions or surface damage
  • Ramps
    What’s expected: Visible ramp surfaces and edges remain intact.
    Common defect: damaged surfaces or edges
  • Entry thresholds
    What’s expected: Visible thresholds remain serviceable without damaged transitions.
    Common defect: raised or damaged transitions
  • Door hardware
    What’s expected: Observed door hardware remains serviceable.
    Common defect: damaged or difficult operation
  • Restroom features
    What’s expected: Provided visible restroom support hardware remains secured and intact.
    Common defect: loose or missing visible support hardware

Observations need context.

An observed condition does not always establish its cause, severity, or repair method. The report identifies relevant limitations and recommends qualified evaluation where appropriate. Concealed defects, system certification, and specialized testing are outside a standard visual review unless separately agreed.

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