AHI Commercial Standards of Practice
Section 1: Purpose and Reference Standards
1.1 Purpose: The purpose of this document is to establish a voluntary, uniform standard for conducting
a baseline Property Condition Assessment (PCA) of commercial real estate throughout North America.
1.2 Acknowledgment of ASTM E2018-15: The AHI Commercial Standards of Practice is derived from and maintains
core alignment with the ASTM E2018-15 Standard Guide for Property Condition Assessments. This ensures reports meet
the baseline due diligence requirements typically expected by institutional lenders and investors in both the United
States and Canada.
1.3 Jurisdictional Adaptability: This standard is designed for cross-border application. The Inspector shall
reference the relevant local codes and statutes pertinent to the property’s location, including but not limited
to:
- United States: International Building Code (IBC), NFPA, and the Americans with Disabilities Act (ADA).
- Canada: National Building Code of Canada (NBC), National Fire Code of Canada (NFC), and Provincial Accessibility
Acts (e.g., AODA).
Section 2: The Baseline Property Condition Assessment
A PCA consists of four primary components:
- Documentation Review: Search for and review historical records, maintenance logs, and Certificates of
Occupancy (or provincial equivalents).
- Visual Survey: A non-invasive walk-through to observe material systems and components.
- Specialty Consultant Coordination: The engagement of experts for technical systems beyond the scope
of a generalist.
- The Property Condition Report (PCR): The final written document, including an Executive Summary and
Opinion of Probable Cost.
Section 3: General Limitations and Exclusions
The AHI ComSOP is a visual, non-invasive survey. It does not include:
- Dismantling or operating any system that is shut down or does not respond to normal controls.
- Moving furniture, debris, or equipment to access components.
- Entering confined spaces or areas that pose a safety risk to the inspector.
- Environmental testing (Asbestos, Lead, Mold) unless specifically contracted as a separate scope.
Section 4: The Consultant Project Manager (CPM) Framework
4.1 Role of the Inspector: The Primary Consultant may operate as a Project Manager to coordinate specialized
assessments.
4.2 Team Lead Model: The Primary Consultant may engage "Specialty Consultants" for elevators,
fire suppression, commercial HVAC (chillers/boilers), structural engineering, or Phase I ESAs.
4.3 Reliance on Findings: The Primary Consultant is entitled to rely on the data provided by Specialty Consultants.
These findings shall be incorporated as "Third-Party Appendices."
4.4 Liability Limitation: The Primary Consultant is not liable for errors or professional negligence committed
by a Specialty Consultant.
Section 5: The Walk-Through Survey
5.1 Building Envelope
- Roofing: Identify primary material (TPO, EPDM, PVC, etc.), drainage systems (scuppers, drains), and
penetrations.
- Drones (UAS/RPAS): If the roof is inaccessible, the Inspector may utilize a drone, provided they hold
the appropriate certification (FAA Part 107 in the US or Transport Canada RPAS Pilot Certification in Canada).
- Exterior Walls: Identify cladding (EIFS, masonry, curtain wall) and sealant condition.
- Fenestration: Inspect a representative number (10%–25%) of windows and primary doors.
5.2 Structure
- Identify the primary structural frame (steel, masonry, wood, or concrete).
- Document visible "spalling," "bowing," or structural cracks in foundation or framing members.
5.3 Mechanical Systems
- HVAC: Identify type (RTUs, Split, Boilers, Chillers) and age. Verify operation of primary controls where
safe.
- Plumbing: Identify domestic water heating, backflow preventers, and evidence of grease traps or oil-water
separators.
5.4 Electrical Systems
- Threshold: Inspectors are not required to remove "dead front" covers on panels rated over
200 amps or any three-phase systems due to arc-flash risk.
- Evaluation: Identify service type (Voltage/Phase) and amperage. Thermal Imaging is the preferred non-invasive
method for evaluation.
5.5 Life Safety and Fire Protection
- Fire Sprinklers: Verify presence, document latest service tag dates, and identify "Immediate Deficiencies"
like painted heads or blocked coverage.
- Fire Alarms: Identify the location of the FACP and document any active "Trouble" or "Alarm"
lights.
- Egress: Verify that exit signage (Red "EXIT" or Green "Running Man") and emergency
paths are unobstructed.
Section 6: Abbreviated Accessibility Screening
6.1 Purpose: A non-exhaustive visual survey of "barriers to access."
6.2 The Four Priorities:
- Accessible Approach and Entrance (Parking/Ramps).
- Access to Goods and Services (Horizontal circulation).
- Access to Restrooms (One of each type screened for basic maneuvering).
- Other Amenities (Fountains/Counters).
6.3 Exclusions: Does not include digital slope measurements or pressure-gauge testing of door force.
Section 7: Opinion of Probable Cost (OPC)
7.1 Definition: An "order-of-magnitude" estimate to help the client understand financial impacts.
7.2 Categories:
- Immediate Repairs: Safety hazards or critical failures requiring action within one year.
- Short-Term Costs: Anticipated replacements or repairs within 1–2 years.
7.3 Range requirement: Costs must be presented as a range (Low to High) rather than a fixed bid.
Section 8: The Executive Summary
8.1 Mandatory Inclusion: Every report must begin with an Executive Summary.
8.2 Vital Signs Table: A snapshot of system types, ages, and estimated remaining life.
8.3 Aggregate Cost Summary: A total summation of Immediate and Short-Term Probable Costs.
8.4 Significant Observations: A highlighted list of the most critical physical deficiencies or safety concerns.
Section 9: Supplemental Code of Professional Conduct
9.1 Professional Objectivity: The Inspector shall remain a neutral, third-party observer. Findings shall
be based solely on observable evidence and industry-standard cost data.
9.2 Anti-Kickback and Specialist Independence: When acting as a Consultant Project Manager, the Inspector
shall select Specialty Consultants based on qualifications and merit. Referral fees or commissions from specialists
are strictly prohibited.
9.3 Corporate Confidentiality: The Inspector shall treat all non-public information as strictly confidential
and shall not disclose findings to any third party without written consent.
9.4 Duty of Life Safety Disclosure: The Inspector has a professional obligation to notify the Client immediately
upon the discovery of a hazard that poses an immediate threat to public safety.
9.5 Conflict of Interest: The Inspector shall not offer to perform repair or construction work on a property
they have assessed for no less than 12 months following the date of the report.
Section 10: Glossary of Terms
- Primary Consultant: The AHI-certified inspector lead.
- Representative Number: A sample size of 10% to 25% of a total group of similar items.
- Probable Cost: A professional estimate based on historical data or cost manuals.
