Buying or leasing a commercial building is a different kind of decision than buying a house, but the question is the same: what’s really there, and what’s it going to cost me? I’m Ricky Ray, a TREC-licensed Certified Master Inspector® based in Fort Worth, and I inspect small and mid-size commercial properties across North Texas for buyers, investors, and tenants who want an independent look before they sign.
What I Inspect
I inspect commercial buildings the same way I inspect homes: every accessible system, documented with photos and organized so you can act on it. The inspection covers the visible and accessible condition of:
- Roof coverings, drainage, flashing, rooftop equipment, and parapets
- Structure: foundation, slab, walls, and framing, including signs of movement on our expansive clay
- Exterior: cladding, windows, doors, storefronts, sealants, and canopies
- Electrical: service, panels, distribution, and lighting
- Plumbing: supply, drains, water heaters, restrooms, and backflow devices
- HVAC: package units, split systems, and ventilation, operated during the visit
- Interior: finishes, ceilings, ADA-related items, and signs of water intrusion
- Site: parking, drainage, walkways, retaining walls, and exterior lighting
Thermal imaging is part of every commercial inspection — it’s the fastest way to find roof leaks and overloaded electrical in a building you can’t take apart.
Properties I Inspect
Office buildings, retail and strip centers, restaurants, medical and dental offices, warehouses and light industrial, churches, daycares, auto shops, apartment buildings and multi-family from 5 units up, and mixed-use buildings. If you have a property larger or more specialized than that, call and describe it; I’ll tell you honestly whether it’s a fit or whether you need a specialty engineer.
Who Hires a Commercial Inspector
Buyers and investors use the report to price repairs into the offer and to plan capital expenses — the roof that has three years left, the HVAC units that are past their service life. Tenants signing a triple-net lease use it to document the building’s condition before they become responsible for it. Owners use it before listing, or to get a second opinion on a contractor’s proposal.
What You Get
- An on-site inspection scoped to the property, with time for questions
- A photo report within 24 hours organized by system, with items grouped by urgency
- Thermal imaging of the roof, ceilings, and electrical included
- A straight answer about what's a maintenance item and what's a deal point
What Clients Say
Frequently Asked Questions
How long does a commercial inspection take?
It depends on size and systems. A small office or retail space is a half day; a warehouse or multi-tenant building can be a full day. I’ll give you an estimate and a price when you describe the property.
Do you inspect the roof?
Yes, when it’s safely accessible. Most low-slope commercial roofs are, and the roof is usually the most expensive item in a commercial building, so it gets a careful look.
Is a commercial inspection regulated by TREC?
No. TREC licensing covers residential inspections. Commercial inspections aren’t regulated by TREC, but I bring the same license, certification, insurance, and inspection process to both.
Are you licensed and insured?
Yes. TREC license #22916, Certified Master Inspector®, and insured for liability and errors & omissions.
Schedule Your Commercial Inspection
Looking at a commercial property in Fort Worth or anywhere in North Texas? Call or text 469-879-2772 and describe the building, or schedule online.