Multi-Family Building Inspections

 

When doing a commercial building inspection, the focus from the clients perspective is more on the major systems, namely; electrical, plumbing, heating and AC, structure and roofing as well as the site. The client also wants to know what they will need to spend on these over the next few years.

Multi-Family building inspections usually focus on the individual unit and what needs to be spent now to get it rented.

The big question being, “How much do I have to spend now so I can use the property the way I want to and how much will it cost me for repairs and maintenance? ” Our RISK Assessment® answers this along with what should be done now and what the life expectancy is for each system.

With Commercial Inspections, and by that I mean Industrial, Office, Warehouse, Medical, Retail and the like, there are many different factors for each system and so many different code requirements depending on use, where it was built and when it was built that to cover even a very small portion on each is not possible in a short article. However, here are a few of the differences between each system when a Multi-Family Inspection is done vs. a Commercial Real Estate Inspection.

What I am addressing here are only those things I observe in the Southern California area.

Plumbing –

  1. In most commercial buildings, the plumbing is usually a much less stressed area because, you usually only really need to ensure the toilets flush and that you have hot water for washing hands. It is noted, however, that there can be other extensive requirements for the plumbing for sprinkler systems, food processing and the like. Each requires different expertise to evaluate properly.
  2. The Multi family has many different requirements but the main one is function. Things like does the water volume drop in the shower when the toilet is flushed? Or, is there enough hot water for the each unit?

Electrical –

  1. In Commercial Inspections this can vary so widely that each one has to be taken on its own. Anything from heavy manufacturing with huge services, vaults, transformers and on and on to a small cabinet shop with the original 1940’s electrical service that is getting the job done.
  2. Multi-family has fewer requirements in terms of size but numerous specific requirements such as safety outlets, smoke alarms, etc.

Heating and AC -

  1. In Commercial Inspections this again can vary widely from huge 50 ton roof mounted units to individual units for each office to small suspended gas furnaces to just knock off the chill in a warehouse.
  2. Multi-Family can have anything from wall furnaces to small window heating and AC units.

Roofing –

(Of all the systems these have the most similarity)

  1. In Commercial usually the roofing is very similar for most buildings. Most of them are the low slope/flat roofing systems.
  2. For Multi-Family these can be either sloped roofing like a home or flat type roofing systems.

Structure –

  1. Commercial can vary from concrete tilt-up, to poured concrete, metal, wood fame with stucco covering to brick, etc, etc. The vast majority in Southern California commercial buildings are on concrete slabs. The roofing supports and connections can vary a great deal also such as truss systems, structural beams and cross supports.
  2. In Southern California the Multi-Family buildings are also usually on concrete slabs and for the most part have wooden frames and stucco coverings on the walls.

Site –

  1. In Commercial these are anything from large parking lot areas with extensive grounds to no grounds at all and only street parking.
  2. Multi-Family for the most part has off street parking with at least some grounds.

    Again, this is just the smallest tip of the iceberg as to the differences and I have left out many important features. I hope this gives you at least an inkling as to some of the differences between Commercial and Multi-Family Real Estate inspections in Southern California.

    Our main focus for multi-family is functional use along with health/safety issues. With Commercial it is more from the practical aspects such as is there enough power to do what is wanted and will the roof keep the moisture out? Both cover function but from a different focus.

    In some circumstances I must recommend a specialist to determine the full scope of work needed and the costs involved. This is usually in the specialty aspects such as special requirements for electrical or Heating and AC.

    I can’t stress enough how important it is to have the buyer there at the inspection so that certain items can be shown to them, if needed, and so that any particular concerns can be covered. At one recent inspection while talking to the buyer I found out he needed a certain type of power to operate his new machines. Nobody knew anything about this and he thought the site had this type of power. It did not. Most issues can be easily remedied but it helps to know what is important to the buyer and his specific situation.

    Finally, one of the most vital aspects in any real estate inspection is WHO is doing the looking and can that individual determine what is important and what isn’t and how to communicate these in a way that is useful and not alarming.

Call 800-931-2734 today for a free quote.