Commercial Property Inspections for Low-Rise Buildings (Up to 3 Storeys)
Protect your investment with a detailed, team-driven assessment of your commercial property. We specialize in low-rise buildings under three storeys, combining advanced training with real-world expertise.
At iOnSight Property Inspections, we provide tailored commercial inspections for owners, investors, and lenders in the Edmonton region. Each inspection is performed to recognized commercial standards and led by an inspector trained through both the Carson Dunlop and InterNACHI commercial inspection programs. Our focus is clear, practical information you can use to negotiate, budget, and manage risk with confidence.
WHY COMMERCIAL CLIENTS CHOOSE IONSIGHT INSPECTIONS
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 Inspection program and InterNACHI’s commercial inspection curriculum, working in line with the InterNACHI Commercial Standards of Practice and CCPIA guidance for commercial properties.
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
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.
This approach reflects common commercial due-diligence best practice, where inspectors often assemble a team of consultants for specific systems rather than relying on one generalist alone.
Our Commercial Inspection Process
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.
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.
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.
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
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.
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.
This tier is perfect for:
Small storefronts
Medical/dental office bays
Restaurant units
Small two-bay strip mall units
Small industrial flex units
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
Includes Everything in the Small Commercial package plus extended mechanical, electrical, and envelope documentation.
Light Industrial / Warehouse with Attached Office
Base $1,250 + GST
$0.08 per sq ft for warehouse/industrial space over 3,000 sq ft
Includes Comprehensive building systems review, full photo documentation, and commercial-grade reporting.
Small Multi-Residential (Walk-Up, 4+ Units)
From $1,495 + GST
$150–$200 per additional unit (depending on scope and common areas)
Includes: Common areas, mechanical room review, roof/parking (if applicable), representative unit sampling, and a detailed multi-residential report.
Add-On & Optional Services Available and will be discussed in the exploratory stage
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
How Our Pricing Works
Every commercial building is unique. Pricing is based on size, age, complexity, number of systems, and the agreed Scope of Work. During your discovery call, we confirm:
Building type and square footage
Roof access conditions
Number of electrical/ mechanical systems
Whether specialty consultants are required
Deadline and reporting needs
You receive a written quote before any work begins — no uncertain fees, no hidden charges.
Frequently Asked Questions
Q1: How long does a commercial inspection take?
Most small buildings take 2–4 hours. Larger low-rise buildings may require half a day or more.
Q2: Do you inspect buildings over three storeys?
Our specialty is low-rise commercial properties up to 3 storeys. For taller structures, we may assist as part of a team but do not lead those inspections.
Q3: Can you inspect rooftop HVAC units?
Yes. We visually review RTUs and MAUs. A mechanical specialist can be added for deeper diagnostics.
Q4: Do you inspect active restaurants or medical clinics?
Yes — however, specialized equipment such as commercial kitchen appliances are not tested beyond basic operation.
Q5: When will I receive my report?
Within 3 business days, or within 48 hours with the Rush Service.
