Sarasota County and surrounding Southwest Florida
Visual ComSOP inspections focused on material defects — Insight For Smarter Investments
Florida License HI 12698 · FABI · CCPIA · 25 years of inspection experience
Due diligence insight before you commit capital — clear findings on material defects, not a sales pitch.
Straightforward scope and reporting you can share with clients and counterparties.
Baseline condition and lease-related modules when you need clarity before signing or renewing.
Whether you are buying, leasing, or already own the building, a focused ComSOP inspection gives you clear condition insight before capital and lease decisions harden.
Visual evaluation of key building systems so you know what is working, what is worn, and what needs attention.
Roof, HVAC, electrical, plumbing, and site conditions that drive CapEx and downtime are easier to plan for when they are documented up front.
Findings you can share with partners, lenders, brokers, and advisors without marketing fluff.
Core ComSOP inspection, plus NNN or Pre-Lease modules and optional add-ons when the transaction needs them.
Each commercial inspection is a visual, non-invasive evaluation under CCPIA ComSOP standards. Scope is confirmed before the visit so the report matches how you are using the property.
Heating, cooling, and ventilation equipment is often one of the largest repair and replacement costs on a commercial building. We review accessible HVAC equipment, distribution, and related conditions to report current performance clues and help you plan for repair or replacement risk.
Plumbing problems escalate quickly into water damage, downtime, and tenant disruption. We inspect accessible fixtures, restrooms, water heaters, and visible piping for leaks, wear, and other material defects that affect reliability and cost.
A dependable electrical system supports safe occupancy and day-to-day operations. We review how power is distributed through the building, noting safety and functionality concerns that may affect use, insurance risk, or upgrade planning.
The roof is one of the highest-impact systems on commercial property. We inspect accessible roofing materials and drainage paths to identify conditions that threaten performance, leaks, and remaining useful life.
Access, drainage, and first impressions all matter. We review exterior finishes, windows and doors, site drainage, parking surfaces, lighting, and accessibility barriers where visible, because parking and site conditions are frequent CapEx drivers.
Stable foundations, floors, walls, and framing protect people and investment. We look for signs of movement, moisture-related stress, and other structural concerns that should be understood before you commit capital or reopen a lease.
Doors, windows, stairways, finishes, and specialty features such as loading docks affect how the building works day to day. We document material defects, hazards, and maintenance clues that show up in normal use.
Emergency lighting and signage, fire alarm and sprinkler presence, and clear egress paths are part of responsible due diligence. We inventory key life-safety components and note conditions that deserve attention from ownership or specialists.
NNN lease module for properties where lease structure matters to the inspection scope.
Inspection support before a commercial lease commitment — baseline condition clarity for owners and tenants.
Property Condition Assessment scoped and contracted separately when a fuller PCA is needed.
Planning-level ranges only — not contractor bids. Requires a contracted PCA.
Added focus on roof condition when that system is a primary risk for the deal.
A tighter walkthrough-style consultation when a full base inspection is not the right fit.
Commercial inspections for Sarasota County and surrounding Southwest Florida, scoped to the building and the deal.
Office
Retail
Industrial / warehouse
Multifamily
Mixed use
Restaurants / food service
Churches and institutional
Other commercial as needed
Tim Bausch, Owner | Licensed Home Inspector HI 12698
tim@phwservice.com · About PHW Inspections · Resources