COMMERCIAL MULTI-FAMILY (5+ UNITS) PCA INSPECTIONS.
Institutional property condition assessments for garden-style apartment complexes and mid-rise multi-family portfolios. Statistically sound unit sampling, breezeway structural integrity, central boilers, and 10-year CapEx tables.
Meet Inspector Mack & The Secured Team
Every commercial facility assessment is led directly by senior inspectors using calibrated industrial instrumentation. We evaluate low-slope TPO/EPDM roof assemblies via radiometric drone thermography, scan 480V 3-phase switchgear busbars under load, audit packaged RTU arrays, and document deferred capital liabilities to defend your NOI and underwriting.
Inspector Mack • ASTM E2018-24
Apartment Due Diligence: Breezeways, Boilers & Unit Sampling
Inspector Mack explains how institutional syndicators and agency lenders underwrite commercial multi-family assets in Southeast Texas.
"In coastal Texas multi-family, structural rust on exterior breezeway stringers and unmaintained boiler loops can quickly create a $100,000 life-safety emergency. Never rely on the seller's self-reported rent roll."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Representative Living Unit Audit (10% to 25%)
Evaluating interior MEP, kitchens, bathrooms, HVAC performance, and water damage across a randomized sample of tenant dwellings.
Exterior Breezeways, Concrete Landings & Stairs
Checking welded steel stringers, concrete pan corrosion, handrails, guardrails, and structural support column anchor bases.
Central Domestic Water Boilers & Circulators
Inspecting commercial gas boilers, ASME pressure relief valves, circulating pumps, storage tanks, and flue draft piping.
Apartment Building Roofs & Storm Drainage
Evaluating architectural shingles or flat membrane roofs, continuous ridge vents, commercial gutters, and downspout boot connections.
Asphalt Parking Lots, Carports & Retaining Walls
Documenting asphalt fatigue cracking, sub-base subsidence, carport structural rust, site lighting, and perimeter fencing.
Commercial Swimming Pools & Leasing Offices
Auditing commercial pool pump pads, VGBA drain compliance, emergency shut-off switches, pool enclosure fences, and clubhouse HVAC.
Fire Extinguishers, Hydrants & Breezeway Lighting
Checking annual inspection tags on fire extinguishers, emergency egress pathway illumination, and municipal hydrant clearances.
10-Year Capital Reserve (CapEx) Schedule
Complete replacement cost forecasting for roofs, HVAC units, exterior painting, paving, and plumbing infrastructure.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Exterior Breezeway Steel Stringer Rust-Jacking
Moisture trapped beneath concrete breezeway steps corrodes steel support stringers, splitting the weld joints.
Failing Central Boiler Heat Exchanger
Hard Texas water mineral scaling insulates boiler heat exchanger tubes, causing them to overheat, crack, and leak.
Differential Foundation Subsidence Across Buildings
Beaumont clay movement causing uneven foundation settling between building wings, cracking structural shear walls.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
4K Aerial Commercial Drone
Conducts multi-building aerial scans of roofs, exterior stairways, and high-level siding without expensive boom lifts.
Schmidt Concrete Rebound Hammer
Non-destructive testing tool measuring the compressive strength and structural sound of breezeway concrete landings.
FLIR® Industrial Imager
Scans boiler room piping, circulation loops, and central electrical distribution panels under load.
RIDGID® 200ft Commercial Sewer Camera
Traverses main multi-family collection lines to identify building-wide root shears and grease blockages.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Severe Structural Corrosion on 2nd-Story Metal Breezeways
Our hands-on structural inspection uncovered advanced rust-jacking and corroded support brackets on 6 exterior metal stair towers accessing upper-floor units. Several concrete landings were cracked completely through, creating an imminent collapse hazard.
Frequently Asked Questions: Commercial Multi-Family PCA
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1What percentage of units do you inspect in a commercial apartment complex?▼
Under ASTM E2018-24 and agency lender guidelines, we typically inspect 10% to 25% of the total units, ensuring a statistically representative sample across all floor plans, including vacant, occupied, and maintenance-hold units.
Q2Does your PCA report meet Fannie Mae / Freddie Mac requirements?▼
Yes. Our commercial multi-family PCA reports adhere strictly to ASTM E2018-24 and follow the standard format required by Fannie Mae DUS lenders, Freddie Mac, HUD/FHA, and CMBS lenders.
Q3Do you inspect commercial amenities like pools, laundry rooms, and clubhouses?▼
Yes. We evaluate all common amenities—including commercial pool equipment, VGBA life-safety compliance, laundry facilities, clubhouse MEP, and leasing offices.
Q4How do you evaluate central boilers and hot water loops?▼
We inspect central gas-fired boilers, heat exchangers, ASME safety relief valves, circulation pumps, storage tanks, and digital temperature control loops to ensure reliable hot water delivery.
Q5How is the 10-year Capital Reserve schedule calculated?▼
We estimate the remaining useful life (RUL) of all major building components (roofs, HVACs, boilers, asphalt, exterior siding) and apply local Texas construction cost indices to project replacement costs year-by-year for 10 years.
Q6Can you provide environmental (Phase I ESA) services at the same time?▼
Yes. We frequently bundle ASTM E2018 Property Condition Assessments with ASTM E1527 Phase I Environmental Site Assessments for commercial apartment syndicators and investors.
Commercial Multi-Family & Apartment PCA Rate Schedule
Institutional ASTM E2018-24 due diligence for 5+ unit apartment buildings, garden-style complexes, and mid-rise multi-family acquisitions.
Commercial Multi-Family ASTM E2018-24 PCA Base (First 4 Units / ≤10k sf)
$1,250 BaseAdditional Apartment / Multi-Family Unit (Over 4 Units)
+$55/unitAdditional Commercial Rooftop HVAC / Chiller Unit
+$65/unitCommercial Mainline Sewer Camera Scope (Bundled)
+$175Includes 10-Year Capital Reserve (CapEx) Schedule, 4K Aerial Drone Roof Scan, FLIR® Electrical Switchgear Thermography, and unit-by-unit ledger.
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred commercial inspection date with $0 upfront deposit. Executive verbal debrief within 24 hours and complete ASTM E2018-24 report in 3–5 business days.
