Inspection Services

Every engagement is customized. Start with a core inspection — add specialty services based on your due diligence requirements.

The ComSOP: Your Inspection's Foundation

Every commercial property inspection performed by Primo follows the 2026 ComSOP — the Commercial Standard of Practice published by CCPIA (Certified Commercial Property Inspectors Association). The ComSOP defines the minimum scope, methodology, and reporting requirements for a professional commercial inspection. It covers 15+ major building systems and is the standard that sets commercial inspection apart from a residential walkthrough.

The scope of each engagement is negotiated with the client. You may not need every system inspected in full detail — or you may want to go deeper on specific areas of concern. Primo will work with you to define a scope that matches your risk tolerance, your lender's requirements, and your timeline.

"You don't have to buy everything. But you should know what's available — and what you're choosing to waive."

Core Service

ComSOP Commercial Inspection

A systematic, visual inspection of all accessible building systems documented in a detailed written report. The ComSOP inspection is the backbone of every engagement — a standalone deliverable and the foundation for any specialty add-ons you choose.

What the Report Includes

Documented Findings

  • Deficiency descriptions with photographs
  • System-by-system condition ratings
  • Estimated remaining useful life for major components
  • Items requiring immediate attention
  • Items recommended for further evaluation

Report Format

  • Delivered digitally (PDF) within agreed timeline
  • Executive summary for quick reference
  • Full narrative with supporting photos
  • Clear, plain-language descriptions (no jargon)
  • Follows CCPIA ComSOP reporting standards

ComSOP Systems Covered

Expand each system to see what's included in the inspection scope.

  • Foundation: type, visible cracks, settlement indicators
  • Floor structure: framing, slabs, crawlspace (if accessible)
  • Wall framing and sheathing
  • Roof framing and decking (from attic if accessible)
  • Columns and load-bearing elements
  • Roof covering type and visible condition
  • Flashing at penetrations, walls, and edges
  • Drainage: gutters, downspouts, scuppers, internal drains
  • Skylights and roof accessories
  • Parapet walls and coping
  • Evidence of past repairs or patching
  • Supply: water service entry, main shutoff, pipe materials
  • Distribution piping condition and insulation
  • Water heaters: age, capacity, condition, safety
  • Fixtures: toilets, sinks, faucets
  • Drain, waste, and vent (DWV) visible condition
  • Backflow preventers and pressure regulators
  • Service entrance: size, type, condition
  • Main disconnect and service equipment
  • Distribution panels: breaker condition, labeling, capacity
  • Branch wiring: type, visible condition, connections
  • Outlets, switches, GFCI/AFCI where required
  • Exterior and site electrical
  • Emergency/exit lighting
  • Heating systems: type, age, operation, condition
  • Cooling systems: RTUs, split systems, chillers
  • Ventilation: supply and exhaust fan condition
  • Ductwork: visible runs, insulation, dampers
  • Thermostats and controls
  • Make-up air and exhaust (commercial kitchens and labs)
  • Boilers and hydronic distribution
  • Exterior cladding: condition, cracks, spalling, sealant
  • Windows and glazing: condition, seals, operation
  • Doors and frames: operation, weatherstripping
  • Storefront systems (retail)
  • Penetrations and caulking
  • Evidence of water intrusion or past moisture damage
  • Fire sprinkler system: type, visible condition, coverage
  • Fire alarm panel and detectors
  • Emergency lighting and exit signs
  • Egress: door hardware, door widths, corridor clearances
  • Fire extinguisher locations
  • Knox box / fire department access
  • Floors: type, visible damage, trip hazards
  • Walls and ceilings: condition, staining, damage
  • Restrooms: fixtures, partitions, ventilation
  • Corridors and lobbies
  • Stairways: treads, handrails, nosings
  • Elevators: visible condition (noted; not operated)
  • Parking: paving condition, striping, drainage
  • Site drainage and grading
  • Retaining walls and site structures
  • Exterior lighting
  • Fencing and gates
  • Landscaping (as it affects building)
Specialty Add-On

Accessibility Inspection (ADA Survey)

What It Is

An Accessibility Inspection evaluates a property for accessibility barriers following the ComSOP guidelines, which overlap substantially with ADA Accessibility Guidelines (ADAAG). The inspection is a visual survey that documents existing conditions affecting accessible use — it is not an exhaustive code compliance audit or a legal opinion on ADA compliance.

When You Need It

Any commercial property open to the public is subject to ADA Title III requirements. Buyers inherit existing non-compliance with the property — and the obligation to remediate it. An accessibility inspection before closing tells you what you're inheriting and gives you negotiating leverage. It also informs scope of any planned renovation, where accessibility upgrades may trigger path-of-travel requirements.

What the Report Covers

Exterior & Site

  • Accessible parking stalls and van spaces
  • Accessible path from parking to entrance
  • Curb cuts and ramp slopes
  • Entrance door hardware and width

Interior

  • Restroom clearances and fixture heights
  • Grab bar placement and blocking
  • Counter heights and transaction surfaces
  • Aisle clearances and turning radius
Specialty Add-On

Annual Fire Door Inspections

NFPA 80 requires that fire doors and fire door assemblies be inspected and tested annually by a qualified individual. The inspection covers all labeled fire door assemblies in the building: door, frame, hardware, hinges, latching, and closing mechanisms. Deficiencies must be documented and corrected to maintain insurance coverage.

Primo provides NFPA 80-compliant annual fire door inspections as a standalone service or as part of a comprehensive building inspection. The resulting inspection report documents the condition of each fire door assembly and identifies any deficiencies that require correction.

Specialty Add-On

Thermography

What It Is

Thermography uses professional-grade infrared (IR) imaging to detect anomalies invisible to the naked eye. Our inspector is trained by the Infraspection Institute — the industry's leading IR certification body — ensuring that thermal imagery is correctly interpreted, not just collected.

Applications

  • Electrical Inspections — Identify overloaded panels, failing connections, and electrical anomalies per NFPA 70B guidelines before they become hazards.
  • Low-Slope Roof Inspections — FAA Part 107 licensed drone flight and walking roof surveys using IR imaging to detect the presence of wet insulation and damaged membranes across flat and low-slope roof systems.
  • Concrete Block Wall Inspections — Thermal imaging of CMU (concrete masonry unit) walls to detect missing grout fill and structural voids.

What You Get

A thermal inspection report with annotated infrared imagery, visible-light comparison photos, and written interpretations of every identified anomaly. Findings are cross-referenced with the core inspection report where applicable.

Specialty Add-On

Phase 1 Environmental Site Assessment

A Phase 1 ESA identifies Recognized Environmental Conditions (RECs) — existing or potential contamination from current or historical site use. It is the standard due diligence product required by lenders (ASTM E1527) and is the first step in any environmental evaluation.

The Phase 1 ESA includes: site reconnaissance, historical records review (Sanborn maps, aerial photos, regulatory databases), interviews, and a written report. If RECs are identified, a Phase 2 (subsurface sampling) may be recommended — but the Phase 1 alone satisfies most lender and investor requirements for standard commercial acquisitions.

Primo partners with a qualified engineering firm to produce Phase 1 ESA reports. Contact us to discuss coordination as part of your due diligence scope.

Specialty Add-On

Sewer Camera Inspection

A sewer camera inspection uses a waterproof camera inserted into the lateral sewer lines and vent stacks to document their condition from the inside. The standard visual inspection cannot evaluate underground plumbing — sewer lines are one of the most expensive and disruptive repairs a building owner can face.

Common findings in Bay Area commercial properties include: root intrusion (especially from mature trees), clay pipe deterioration, offset joints due to seismic movement, corrosion in older cast iron stacks, and improper grease disposal damage in restaurant-use laterals.

The deliverable is a video recording of each line inspected plus a written report identifying deficiencies, their locations, and severity ratings.

Specialty Add-On

Mold Testing

Why Indoor Air Quality Testing Matters

Mold is a common and often hidden problem in commercial buildings — particularly in older construction, properties with a history of water intrusion, or buildings with inadequate ventilation. Mold spores and other biological contaminants can affect occupant health, trigger liability, and significantly complicate a transaction once discovered post-closing. Air testing the indoor environment provides objective data about what's actually present, at what concentrations, and whether those levels are elevated relative to outdoor baseline conditions.

Air Sampling vs. Surface Testing

Air sampling involves drawing measured volumes of air through collection cassettes, which are then analyzed by an accredited laboratory. The lab identifies and quantifies mold spore types present, and the results are compared against outdoor control samples to determine whether indoor levels are abnormally elevated. This is the most reliable method for assessing occupant exposure and determining whether an environment is suitable for use.

Surface sampling (tape lift or swab) is used to confirm the species and concentration of mold growth on a specific surface — useful for determining whether visible discoloration is mold and what type, which informs remediation scope and cost.

When to Test

  • Any building with visible staining, musty odor, or documented water intrusion history
  • Buildings with HVAC systems that may harbor biological growth (older duct systems, cooling coil condensate pans)
  • Properties where tenants or occupants have reported unexplained respiratory symptoms
  • Pre-purchase due diligence when the building's moisture history is unknown or suspect
  • Post-remediation verification to confirm that corrective work was effective

What You Get

A laboratory report from an accredited testing facility, accompanied by a written interpretation of the results — identifying whether indoor spore levels are elevated, which species are present, and what the findings suggest about the building's condition. Findings are cross-referenced with any moisture-related observations from the core inspection.

Specialty Add-On

Cost to Remedy & Capital Planning

Cost-to-Remedy Report

The Cost-to-Remedy is a written opinion of the immediate costs required to bring deficient systems to good working order. It translates the inspection findings into dollar figures — a critical tool for purchase price negotiation, escrow repair credits, and construction budgeting. Cost opinions are based on current contractor pricing and material costs, presented as ranges (not fixed bids) and structured to align with the inspection report.

Capital Forecast Table

The Capital Forecast Table is a 10-year replacement schedule for major building systems, projected with inflation factoring. For each major system (roof, HVAC, electrical, plumbing, elevator, parking lot, etc.), the table shows current age, estimated remaining useful life, replacement cost in today's dollars, and projected replacement cost factoring inflation. The output is a line-item table used directly in underwriting models or capital expenditure planning — exactly what lenders, asset managers, and investors need.

Build Your Custom Inspection Scope

Tell us about your property, your timeline, and your due diligence needs. We'll recommend the right combination of services.

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