What should I look for to determine commercial building condition?
Hi guys, 
In a deal for 30,000sqft retail building.
What should I be aware of other than roof and plumbing on the building condition?
I know I will hire appraiser and inspector but also want to do my own due diligence on the building.

Thank you for your advise.

edit 1: should I hire a housing inspector to do the job? is there difference between the commericial ones? I'm unable to find any commericial property inspector in the area.
[{"id": "hrhw39g", "text": "If you\u2019re hiring a good inspector, that\u2019s all you really need to do as far as the actual building is concerned.  He\u2019s going to catch things people on here won\u2019t even tell you to look for, so don\u2019t bother trying to do anything in-depth yourself.\n\nOutside of that, do your due diligence on the neighbors.  Make sure the stated reason for selling is the actual reason for selling, look up crime stats for the area, talk to the neighboring properties about the area/the building you\u2019re buying/the current owners, etc.  also talk to the city and just see if there\u2019s anything noteworthy happening in/around the area you\u2019re in.", "replies": [{"id": "hrhzrxu", "text": "Thank you, so any housing inspector can do the work? Or does it have to be commercial property inspector? I can\u2019t find any commercial inspector in 100miles.", "replies": [], "depth": 2}], "depth": 1}, {"id": "hrhwel1", "text": "I mean honestly, everything? The goal is to avoid having to spend money if you don't have to.\n\nObviously everything structural is the most important. But you'll want to be certain about the exterior condition. The condition of the floor slab/flooring. How are the loading doors? Is the electrical sufficient for your intended use/tenants?\n\nIt's really like any other building and you want to limit your capex. But being retail it is more important that the appearance is good.", "replies": [], "depth": 1}, {"id": "hrhwgqc", "text": "Fire suppression systems", "replies": [], "depth": 1}, {"id": "hrhwha5", "text": "Fire suppression systems", "replies": [], "depth": 1}, {"id": "hrhygfx", "text": "Parking lot and HVAC since you'll likely be responsible for it and related capital expenditures. I agree with Shrimpy though a good inspector should cover all this.", "replies": [], "depth": 1}, {"id": "hri35ok", "text": "Building systems tend to be the most expensive after roof, plumbing, electrical and foundation.\n\nDon't worry about interior non-load bearing walls, drop ceiling tiles, man doors, parking lot stripes, landscaping, etc.", "replies": [{"id": "hri49h6", "text": "Will home inspector be able to do the work? Or does have to be an commercial property inspector?", "replies": [], "depth": 2}], "depth": 1}, {"id": "hri8d99", "text": "Get your mechanical equipment evaluated. Alot of projects get done poorly on the front end, run poorly and then when the building is sold, new owners get stuck with a fat bill.", "replies": [], "depth": 1}, {"id": "hrib35e", "text": "Phase 1/2 r/vacantrealestate", "replies": [{"id": "hrn7lor", "text": "Phase 1 and/or 2 studies are only required depending on the prior uses of the property.", "replies": [{"id": "hrp7e6g", "text": "And if the bank requires it.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hricct0", "text": "Hire an inspector and get a property condition report. Always on your own take a look at mechanical systems and the roof if it looks bad or you have suspicions with your untrained eyes then get a subcontractor that specializes in that system or element to look for it.", "replies": [], "depth": 1}, {"id": "hriggpi", "text": "Unpopular opinion  - but if you don\u2019t know you likely shouldn\u2019t be buying a 30k SF deal. \n\nThat said - hire the best commerical inspector possible even if it means finding one in the nearest city.  Make sure you get a survey and phase 1 as well. Get a roof specialist to look at the roof - most commerical roofing companies will do this for free if you tell them you don\u2019t have any contacts yet and will need to use someone for annual maintenance. Also get an HVAC specialist to look at all the units in depth, this will cost a few grand ($3-5k) usually but will be well worth it.", "replies": [{"id": "hrij6k1", "text": "I know, I wasn\u2019t planing buying anything 30,000 sqft, but was in-process of buying a 7000sqft store for the same price same location.", "replies": [], "depth": 2}], "depth": 1}, {"id": "hrihcev", "text": "You realize seller pays buyer broker commission? You aren't saving any money with your DIY plan. But the seller is probably thrilled that you are so uninformed and that you are saving him money. Use a professional who has all of the tools and knowledge built over years of experience.  The seller's broker does not have a Fiduciary Duty to the buyer. They only have a duty of fair and honest dealing. Get your own representation.", "replies": [], "depth": 1}, {"id": "hrjb4tj", "text": "I will just list it for you here:\n\n\\-You want a Property Condition Assessment, and Environmental Assessment (Phase I), and a Zoning Report. Partner Engineering and similar firms can do all of these. This is fundamental and if you plan to get debt for it, the lender will require these.  \n\\-Even though you will have the zoning report, you should have local land use counsel run red flags and do some diligence for you too -- the big engineering firms like Partner do not have local expertise and can miss out on these issues. They should be able to look into ADA as well for you.  \n\\-Measurements: you should remeasure the building. If you find it is bigger, congrats, you made the building a ton more valuable. If it is smaller, you contemplate asking for a discount.  \n\\-If you have some subcontractors you work with, I would always say it is worth it to get Mechanical, Electrical, Plumbing, and Fire Life Safety out to the building. Especially to look at your electrical service.  \n\\-Structural/seismic: you should have a structural engineer look at the building's systems. And not just the drawings, but in person. If this is in a place that has earthquakes, this is extra important  \n\\-Envelope/waterproofing: Waterproofing can be particularly costly. You should have a waterproofing consultant look at the building. 9/10 they will scare the shit out of you and find problems that could be significant. You will need to spend some time with them to determine if they really are meaningful or not.  \n\\-Appraisal, if you have debt. Wait until you have the lender lined up, they will have a preferred one and they need to approve them", "replies": [{"id": "hrjbkxz", "text": "Forgot roofing. Envelope/waterproofing will include this, but I usually get a roofer out for free anyway. Usually their feedback, assuming you have an honest company (coin flip), is better than the waterproofing consultant.  \n\n\nCheck all the warranties.", "replies": [{"id": "hrjfoei", "text": "Wow! Thank you for all the advise. \nHow much would it cost to get all of these done? \nMy attorney and inspector expense is already looking at 10-15k. The whole purchase is 585\u2026", "replies": [{"id": "hrjigaj", "text": "Probably about $10k, but if you do this you don\u2019t need an inspector. I don\u2019t know who recommends an inspector over the standard DD items I listed, it\u2019s duplicative and lenders will require those three first reports. A GC you may work with should also look for free. The only other ones who will charge are the Waterproofer and measurements. Everyone else will do it for future business.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hrkl2mp", "text": "1. Condition and age of the roof.  Last repairs.  Type of roof membrane (metal, TPO, etc).\n2. Condition and age of HVAC system(s).\n3. Condition of mechanical systems.\n4. Condition of foundation.\n5. Condition of structural walls.\n6. Obtain a survey of the property.\n\nFocus on potential water issues and any deferred maintenance.", "replies": [], "depth": 1}]