Advancing the Home Inspection ProfessionMy Account Apply for Membership My Account Apply for Membership North American Association of Home Inspectors 16192 Coastal Highway, Lewes, Delaware 19958 AHI Commercial Standards of Practice (ComSOP) Section 1: Purpose and Reference Standards 1.1 Purpose: The purpose of this document is to establish a voluntary, uniform, and legally defensive standard for conducting a baseline Property Condition Assessment (PCA) of commercial real estate throughout North American jurisdictions. 1.2 Acknowledgment of ASTM E2018-15 & CSA S801-14: The AHI Commercial Standards of Practice is derived from and maintains core alignment with both the ASTM E2018-15 Standard Guide for Property Condition Assessments (United States) and the CSA S801-14 Regulation of Commercial Property Inspections (Canada). This ensures that resulting Property Condition Reports (PCR) meet the baseline due diligence requirements expected by national and international institutional lenders, underwriters, and investment trusts. 1.3 Jurisdictional Adaptability: This standard is natively designed for cross-border application. The Certified Commercial Project Manager (CCPM) shall reference and adapt the assessment to the relevant local codes, regulations, and statutes pertinent to the property's physical location, including but not limited to: United States: The International Building Code (IBC), National Fire Protection Association (NFPA) standards, and the Americans with Disabilities Act (ADA). Canada: The National Building Code of Canada (NBC), the National Fire Code of Canada (NFC), and Provincial Accessibility Acts (e.g., the Accessibility for Ontarians with Disabilities Act [AODA]). Section 2: The Baseline Property Condition Assessment A comprehensive Property Condition Assessment (PCA) conducted under this standard consists of four primary operational components: Documentation Review: A good-faith search for and review of historical construction records, major system maintenance logs, historical environmental reports, and Certificates of Occupancy (or provincial equivalents). Visual Walk-Through Survey: A non-invasive, visual walk-through of the property to observe and document material systems, components, and immediate physical deficiencies. Specialty Consultant Coordination: The strategic engagement of qualified third-party specialists to evaluate highly complex building systems that fall outside the scope of a generalist assessor. The Property Condition Report (PCR): The final compiled, written deliverable, which must feature a prominent Executive Summary and a structured Opinion of Probable Cost (OPC). Section 3: General Limitations and Exclusions The AHI ComSOP is strictly a visual, non-invasive survey of readily accessible areas. The assessment explicitly excludes: Dismantling, opening, or operating any system, component, or utility that is shut down, winterized, or does not respond to normal user controls. Moving heavy furniture, storage crates, retail inventory, structural debris, or equipment to access concealed components. Entering confined spaces or any areas that pose an immediate physical safety risk to the assessor. Environmental testing (including but not limited to Asbestos, Lead Paint, Mold, Radon, or Soil/Water contamination) unless specifically contracted as an additional, separate scope of work. Section 4: The Consultant Project Manager (CPM) Framework 4.1 Role of the CCPM: The certified professional managing the assessment operates under the Consultant Project Manager (CPM) model, serving as the single point of contact and primary investigator for the client. 4.2 Team Lead Model: The CCPM is authorized to hire and coordinate qualified Specialty Consultants (such as structural engineers, commercial roofing specialists, elevator inspectors, commercial HVAC technicians, or environmental professionals performing Phase I ESAs) to evaluate complex components. 4.3 Reliance on Findings: The CCPM is legally entitled to rely on the professional data, measurements, and conclusions provided by contracted Specialty Consultants. These third-party reports shall be appended to the final PCR as "Third-Party Appendices" with clear attribution. 4.4 Liability Limitation & Insurance: The CCPM is not liable for errors, omissions, or professional negligence committed by a Specialty Consultant selected in good faith. Contracted Specialty Consultants must maintain active Commercial General Liability (CGL) and Professional Liability (E&O) insurance relative to their scope of work. Section 5: The Walk-Through Survey 5.1 Building Envelope Roofing: Identify the primary roofing material (e.g., TPO, EPDM, PVC, modified bitumen, metal), drainage systems (scuppers, internal drains, gutters), and visible penetrations. Unmanned Aerial Systems (UAS/RPAS): If the roof is physically inaccessible or unsafe to traverse, the CCPM may utilize a drone for aerial visual assessment, provided they hold a valid pilot certificate (FAA Part 107 in the United States or Transport Canada RPAS Pilot Certification in Canada) and airspace restrictions permit safe flight. If flight is restricted, the limitation must be documented. Exterior Walls & Glazing: Identify exterior cladding materials (EIFS, masonry, curtain walls, precast concrete) and assess the condition of expansion joints and structural sealants. Fenestration: Inspect and operate a representative sample size (defined as 10% to 25%) of windows and primary exterior doors. 5.2 Structural Systems Identify the primary structural framing system (e.g., structural steel, load-bearing masonry, wood timber, post-tensioned or cast-in-place concrete). Observe and document visible signs of structural distress, including concrete spalling, bowing walls, foundation settling, or significant structural cracks in framing members. 5.3 Mechanical Systems HVAC: Identify the types of heating, cooling, and ventilation equipment present (such as Rooftop Units [RTUs], split systems, commercial chillers, cooling towers, or boilers) and document equipment plate data (make, model, serial number, age). Verify the operation of primary thermostat controls where safe and accessible. Plumbing: Identify domestic water heating equipment, commercial backflow preventers, main shut-off valves, and locate/document evidence of grease traps or oil-water separators. 5.4 Electrical Systems Safety Threshold: Under no circumstances are assessors required to remove "dead front" covers on electrical distribution panels rated over 200 amps, or on any three-phase electrical systems, due to extreme arc-flash hazards. Evaluation Method: Identify incoming service characteristics (Voltage, Phase) and total amperage capacity from exterior labels. Non-invasive Infrared Thermal Imaging is the preferred method for assessing active, closed electrical panels under load. 5.5 Life Safety and Fire Protection Fire Suppression: Verify the presence of wet or dry sprinkler systems, document the dates on the local service tags, and note immediate visual deficiencies such as painted sprinkler heads, physical damage, or storage blocking spray patterns. Fire Alarm Systems: Locate the main Fire Alarm Control Panel (FACP) and document any active "Trouble," "Supervisory," or "Alarm" indicators. Means of Egress: Verify that exit signage (illuminated Red "EXIT" signs in the US or Green "Running Man" signs in Canada) and emergency egress pathways are completely unobstructed. Section 6: Abbreviated Accessibility Screening 6.1 Purpose: A non-exhaustive visual screening designed to identify obvious physical barriers to access. This screening does not constitute a full legal compliance audit. 6.2 The Four Accessibility Priorities: Accessible Approach and Entrance: Evaluation of designated parking spaces, curb cuts, and primary access ramps. Access to Goods and Services: Evaluation of horizontal and vertical circulation paths inside public areas. Access to Restrooms: Screening of at least one public restroom of each gender type for basic wheelchair maneuvering clearance. Other Amenities: Screening of public drinking fountains, service counters, and public phones. 6.3 Technical Exclusions: This screening explicitly excludes the use of digital digital level/slope measurements, pressure-gauge testing of door opening force, or detailed dimensional measurements of plumbing fixtures. Section 7: Opinion of Probable Cost (OPC) 7.1 Definition: An "order-of-magnitude" financial estimate prepared to help the client understand the immediate and short-term capital expenditures required by the property. 7.2 Cost Classifications: Immediate Repairs: Capital costs required to address life safety hazards, active building code violations, or critical system failures requiring action within 12 months of the assessment. Short-Term Costs: Anticipated physical deficiencies or system replacements (e.g., a roof nearing the end of its useful life) expected to require capital expenditure within 1 to 2 years. 7.3 Estimating Methodology: Costs must be presented as a estimated range (Low to High) based on recognized third-party commercial cost manuals (such as RSMeans) or historical regional project data, rather than a single fixed-price contractor bid. A standard de minimis threshold of $3,000 USD/CAD per individual item or system shall apply; deficiencies estimated below this threshold are considered operational maintenance and are excluded from the OPC. Section 8: The Executive Summary 8.1 Mandatory Inclusion: To facilitate quick underwriting and investment reviews, every PCR must begin with a structured Executive Summary. 8.2 Building Vital Signs Table: A clear, tabular snapshot summarizing the primary building system types, manufacturers, ages, and Estimated Remaining Useful Life (RUL). 8.3 Aggregate Cost Table: A high-level financial summary presenting the totaled ranges of both Immediate and Short-Term Probable Costs. 8.4 Significant Observations: A concise, bulleted list highlighting the most critical physical deficiencies, safety hazards, and outstanding structural concerns discovered during the survey. Section 9: Supplemental Code of Professional Conduct 9.1 Professional Objectivity: The CCPM shall remain an impartial, neutral third-party observer. Findings, classifications, and cost estimates must be based strictly on observable field evidence and standardized cost data. 9.2 Independent Sourcing: When acting as a Consultant Project Manager, the CCPM shall select Specialty Consultants based purely on professional credentials, licensing, and merit. Accepting referral fees, kickbacks, or commissions from subcontracted specialists is strictly prohibited. 9.3 Professional Confidentiality: The CCPM shall treat all non-public building, financial, and transaction details as strictly confidential and shall not disclose findings to any third party without explicit written consent from the client. 9.4 Immediate Safety Notification: If the CCPM discovers a physical condition that poses an immediate, catastrophic threat to human life or public safety (such as an imminent structural collapse or severe gas leak), they have an immediate professional obligation to notify the client and building management. 9.5 Conflict of Interest Shield: To ensure complete objectivity, no certified CCPM or associated firm shall offer to perform repair, restoration, or construction work on a property they have assessed for a minimum period of 12 months following the delivery of the PCR. Section 10: Glossary of Terms Certified Commercial Project Manager (CCPM): The AHI-certified professional lead who manages the assessment process, coordinates specialists, and takes responsibility for the final PCR. Property Condition Report (PCR): The final multi-discipline document compiling all physical observations, specialist inputs, and cost projections. Representative Number: A random sample size representing 10% to 25% of a total group of similar, repetitive components (such as doors, windows, or heat pumps) used to evaluate the overall condition of that system. Opinion of Probable Cost (OPC): A preliminary, range-based cost projection representing the order-of-magnitude budget required to remediate a physical deficiency. This standard is provided as an open-source framework by the North American Association of Home Inspectors (AHI) for professional commercial property due diligence. For more information please read AHI ComSOP: The Modern Standard for Commercial Property Due Diligence.

©North American Association of Home Inspectors, Inc. (AHI), a 501(c)6 Not for Profit Organization. All rights reserved.