17
Nov
If you’re buying a commercial building or managing one you own, you need to know what problems inspectors typically find. Understanding these common issues helps you prepare better, budget smarter, and avoid expensive surprises.
Professional inspections find issues before they become disasters. Let’s look at the seven most common problems inspectors discover and what you can do about them.
1. Roof Problems: The Most Expensive Issue
Roof damage is the number one problem found during commercial inspections. According to the U.S. General Services Administration, regular roof inspections help buildings last longer and keep their value.
Common roof problems: Leaks and water damage, poor drainage causing ponding, missing or damaged flashing, cracked roofing materials, and worn-out membranes on flat roofs.
Why it matters: A leaking roof causes mold, ruins insulation, damages ceilings, and can weaken the structure. In the rainy Pacific Northwest, roof problems escalate quickly.
The cost: Commercial roof replacement can cost $50,000 to $200,000 or more.
What to do: Check your roof twice yearly. Keep gutters clean. Fix small problems fast.
2. HVAC System Failures
Heating, ventilation, and air conditioning systems are essential but expensive and complicated.
Common problems: Old outdated systems, poor maintenance, incorrect sizing, leaking ductwork, dirty filters, and not meeting current codes.
Why it matters: Bad HVAC means high utility bills, tenant complaints, poor air quality, and potential building closure if the system fails completely.
The cost: Commercial HVAC replacement typically costs $50,000 to $250,000.
What to do: Have quarterly professional maintenance. Change filters monthly. Budget for replacement when systems reach 15-20 years old.
3. Electrical System Defects
Electrical problems are dangerous and can cause fires, injuries, and business shutdowns.
Common problems: Overloaded circuits, outdated wiring, exposed wires, faulty outlets, inadequate power, missing GFCIs in wet areas, and undersized panels.
Why it matters: Bad electrical systems create fire hazards, electrocution risks, equipment malfunctions, and code violations.
The cost: Electrical upgrades range from $10,000 to $100,000+.
What to do: Never overload circuits. Have a licensed electrician inspect every 3-5 years. Fix flickering lights immediately.
4. Plumbing Defects and Water Issues
Like with residential properties, commercial buildings need healthy plumbing systems.
Common problems: Leaking pipes, corroded pipes, low water pressure, drainage problems, broken sewer lines, faulty water heaters, and backflow issues.
Why it matters: Water leaks waste money and cause mold. Sewage backups create health hazards. Water damage costs thousands to repair.
The cost: Repiping can cost $20,000 to $100,000+. Sewer line replacement adds $5,000 to $30,000.
What to do: Check for water stains. Monitor your water bill. Have sewer lines camera-inspected every few years.
5. Structural Issues and Foundation Problems
Structural problems can compromise building safety and require immediate attention.
Common problems: Foundation cracks and settling, cracked load-bearing walls, damaged support beams, uneven floors, and exterior wall cracks.
Why it matters: Structural problems threaten the entire building, make it unsafe, get worse over time, and are extremely expensive to fix.
The cost: Foundation repairs range from $10,000 for minor fixes to $200,000+ for major work.
What to do: Watch for new cracks. Check for doors that stick. Look for uneven floors. Call a structural engineer if you see problems.
6. Fire Safety Violations
Fire safety is heavily regulated. Violations can shut down your business.
Common problems: Non-functioning alarms and smoke detectors, broken fire extinguishers, blocked exits, missing emergency lighting, broken exit signs, untested sprinklers, and improper storage of flammable materials.
Why it matters: Fire violations result in fines and closure. More importantly, they endanger lives.
The cost: Fire safety systems cost $5,000 to $50,000+.
What to do: Test alarms monthly. Inspect sprinklers annually. Keep exits clear. Replace extinguishers before expiration.
7. ADA Compliance Issues
The Americans with Disabilities Act requires commercial buildings to be accessible. Many older buildings don’t meet current standards.
Common problems: No wheelchair ramps, narrow doorways, missing handicap parking, inaccessible bathrooms, no grab bars, improper signage, and inadequate elevators.
Why it matters: ADA violations result in lawsuits and fines. Plus, making your building accessible is the right thing to do.
The cost: ADA upgrades range from $2,000 to $100,000+.
What to do: Have an ADA audit done. Address issues by priority.
How to Prepare Your Building for Inspection
Good preparation makes inspections smoother and helps avoid finding major problems at the worst time.
Give full access to all areas including roofs, mechanical rooms, basements, and electrical panels.
Organize paperwork: maintenance records, invoices, warranties, permits, and service contracts.
Do routine maintenance: Fix obvious problems, change filters, replace bulbs, and fix leaks.
Be honest about known issues to help inspectors focus on the right areas.
Review past reports to see if you’ve fixed previous problems.
What Happens After Problems Are Found
Finding problems isn’t the end—it’s good news. You now know what needs fixing before it becomes an emergency.
Buyers can negotiate the purchase price or ask sellers to fix major problems.
Sellers should address safety issues before listing to prevent deals from falling apart.
Building owners should create a priority list: fix safety issues first, then operational problems, then cosmetic issues.
Work with your inspection company to understand what’s urgent versus what can wait.
Prevention Is Cheaper Than Repair
The best way to handle building problems is to prevent them.
Schedule regular inspections every 3-5 years, even if everything seems fine. Regular inspections catch small problems early.
Keep good records of all maintenance, repairs, and upgrades.
Budget for replacements: Roofs last 20-30 years. HVAC lasts 15-20 years. Set aside money each year.
Act fast on problems: A $500 roof leak today might cause $50,000 in damage if you wait.
Hire qualified professionals: Licensed contractors do quality work that lasts.
Working with the Right Inspector
Choose someone with experience in your building type. Look for inspectors who specialize in commercial properties, have proper certifications, know local codes, communicate clearly, and provide detailed photo reports.
At Titan Inspection Services, our team has construction backgrounds and understands commercial properties throughout the Seattle area.
Frequently Asked Questions About Commercial Building Problems
What is the most expensive problem found during commercial inspections?
Roof problems are typically the most expensive issue. A complete commercial roof replacement can cost $50,000 to $200,000 or more depending on the building size and roofing material. Roof leaks don’t just damage the roof—they cause mold, ruin insulation, damage ceilings, and can weaken the building’s structure. That’s why inspectors always check roofs carefully.
How often should commercial HVAC systems be inspected?
Commercial HVAC systems should have professional maintenance done every three months (quarterly). You should also change filters monthly and keep detailed maintenance records. Most commercial heating and cooling systems last 15-20 years with proper care. Without regular maintenance, they break down sooner and cost much more to operate because they waste energy.
Are fire safety violations serious in commercial buildings?
Yes, fire safety violations are extremely serious. They can result in heavy fines, lawsuits, and even force your building to close until problems are fixed. More importantly, fire safety violations put people’s lives at risk. Fire alarms, sprinklers, emergency lighting, and clear exit routes save lives during emergencies. Test your fire alarms monthly and have sprinkler systems inspected by professionals every year.
What ADA compliance issues do inspectors commonly find?
Inspectors often find buildings lacking wheelchair ramps, having doorways too narrow for wheelchairs, missing handicap parking spaces, inaccessible bathrooms, no grab bars in restrooms, and improper signage. The Americans with Disabilities Act requires commercial buildings to be accessible to people with disabilities. Violations can result in lawsuits and fines. Making your building accessible is also the right thing to do for your community.
Can small building problems become big expensive issues if ignored?
Absolutely. Small problems almost always get worse when ignored. A small roof leak that costs $500 to fix today might cause $50,000 in water damage if you wait a year. A minor plumbing leak can lead to mold growth and structural damage. Flickering lights might indicate an electrical problem that could cause a fire. That’s why smart building owners fix problems as soon as they’re discovered. Prevention and quick action are always cheaper than emergency repairs.
The Bottom Line
Commercial inspections regularly find seven types of problems: roof issues, HVAC failures, electrical defects, plumbing problems, structural concerns, fire safety violations, and ADA compliance issues.
Don’t fear inspections—think of them as tools that protect your investment and keep people safe. The money you spend on inspections and preventive maintenance is much less than emergency repairs and lawsuits.
Whether you’re buying your first commercial property in Seattle, managing a building in Tacoma, or selling in Bellevue, understanding common problems puts you ahead. Take care of issues when they’re small. Maintain properly. Work with qualified professionals. Schedule regular inspections to catch problems early.
Your commercial property is a major investment. Protect it by staying on top of maintenance and addressing problems before they become emergencies. Smart property owners know prevention is always cheaper than repair.
