Real commercial property inspectors.
For real commercial due diligence.
ASTM E2018 Property Condition Assessments · Custom cost-to-cure reports · CAPEX projections built for your deal — not boilerplate estimates built for everyone else's.
Serving buyers, owners, tenants, lenders & managers across the entire Texaplex.
Rule Your Commercial Property.™
#10111729
PCA Standard
Houston · DFW · ATX · SA
TREC #23450
We serve the entire
lifecycle of your
commercial asset.
Most commercial inspection companies are actually residential home inspectors who take commercial jobs on the side. Their reports look the same, their repair estimates come from the same generic databases, and their scope follows the same residential playbook — regardless of what you're actually buying.
Imperial Pro is purpose-built for commercial. We perform to ASTM E2018 standards, not residential SOPs. Our reports don't just document what's broken — they translate building conditions into the financial language that drives decisions: custom cost-to-cure reports and CAPEX projections tailored to your specific property, your specific transaction, and your specific risk tolerance.
From a single-tenant retail building in Katy to a 200,000 SF industrial campus in DFW — we bring the same ASTM-aligned standard, the same depth of documentation, and the same independence from repair companies that earns us repeat clients across the Texaplex.
Who We Serve
Investors & Buyers
Pre-acquisition PCAs with custom cost-to-cure data built to support price negotiation and underwriting. Identify deferred maintenance before it becomes your liability.
Owners & Managers
Ongoing maintenance inspections and capital planning. Know your asset's condition at every stage — not just when something fails.
Tenants & Lessees
Pre-lease inspections protect tenants from inheriting maintenance obligations that belong to the landlord. Don't sign until you know what you're taking on.
Lenders & Servicers
ASTM-aligned PCAs, bank draw inspections, and REO condition reports that meet institutional standards for underwriting and asset oversight.
Commercial inspection in Texas.
Not all inspectors are created equal.
The majority of commercial inspections in Texas are performed by residential home inspectors moonlighting on commercial jobs. The difference isn't just credentials — it's the depth of the report, the accuracy of the cost data, and whether your inspector has ever actually done this before.
| What You're Evaluating | ◈ Imperial Pro Inspection | Typical Inspector |
|---|---|---|
| Inspection Standard The framework used to scope and document the inspection |
◈ ASTM E2018 — the institutional standard for commercial real estate due diligence, used by lenders, investors, and asset managers
|
Residential SOP TREC residential standards applied to commercial buildings |
| Cost-to-Cure Estimates How repair and replacement costs are calculated |
◈ Custom per property — estimates developed from current Texas market data and the specific conditions found at your asset. Available as a standalone deliverable where applicable.
|
Boilerplate Generic national averages that don't reflect your property, market, or scope |
| CAPEX Projections Forward-looking capital expenditure planning |
◈ Available & customized — ERUL assessments and Ready Reserve Tables tailored to the property's actual system ages and conditions, scoped to your transaction needs
|
✕ Rarely offered or absent entirely |
| Report Commentary How deficiencies are documented and explained |
◈ Fully custom narrative — written for your property, your client type (buyer, lender, tenant), and your transaction context. Not auto-generated text.
|
Template Auto-filled boilerplate from inspection software, not written for your specific asset |
| Drone Roof Survey Aerial inspection of roofing systems |
◈ Available — drone roof survey for safe, comprehensive inspection of flat, metal, TPO, modified bitumen, and BUR systems where roof access is limited or unsafe
|
✕ Rarely available; often skipped or walked only from ground level |
| Infrared Thermal Imaging Moisture, heat loss, and electrical anomaly detection |
◈ Available — thermal imaging for roof moisture mapping, building envelope failures, HVAC performance, and electrical anomalies not visible to the naked eye
|
✕ Rarely included in commercial scope |
| Foundation Elevation Survey Precision measurement of structural movement |
◈ Available via ZIPLEVEL® — precision elevation surveys that quantify actual differential settlement across the slab, not just visual crack observations
|
✕ Visual observation only — "cracks noted" with no movement data |
| Mold & Environmental Assessment Indoor air quality and moisture-related health risks |
◈ Available — TDLR-licensed — mold assessments and indoor air quality evaluations by a licensed mold assessment consultant, not a general inspector
|
Referred Out Not licensed; typically referred to a third party at additional cost and delay |
| Sewer Scope & Termite Underground drainage and wood-destroying insect inspections |
◈ Available — sewer scope inspection of underground drain lines and licensed termite/WDI inspections, coordinatable under one engagement
|
✕ Separate vendors, separate scheduling, separate reports |
| Fully Custom Proposal Scope tailored to your specific property and goals |
◈ Every engagement — we scope each inspection to the client type, property type, transaction context, and risk profile before we ever step on site
|
Fixed scope One-size-fits-all pricing and scope regardless of what you actually need |
| Texaplex Coverage Statewide capacity for multi-market portfolios |
◈ Houston · DFW · Austin · San Antonio — one firm, one standard, across all four major Texas markets and surrounding regions
|
Local only Typically limited to a single metro; multi-market portfolios require multiple vendors |
| Independence from Repair Companies No financial interest in what is found |
◈ Structurally independent — no repair division, no referral fees, no contractor relationships. Our findings are never influenced by what repairs would generate.
|
Varies Many inspectors have referral relationships with contractors they recommend |
Service availability varies by property type, scope, and engagement. We customize every proposal to match what your specific asset and transaction actually require — not every feature applies to every inspection. Contact us to discuss what's right for your property.
What's in a PCA report
from Imperial Pro.
Our Property Condition Assessments follow the ASTM E2018 baseline framework and are tailored to your risk tolerance, timeline, and transaction goals. Every report includes Estimated Probable Costs (EPCs) for identified deficiencies, ERUL assessments where applicable, and CAPEX projection data built for real investment decisions — not generic disclosure checklists.
Document Review & Pre-Survey
Review of available building records, maintenance logs, prior inspection reports, roof warranties, service records, and building plans. Stakeholder interviews with owners, property managers, and maintenance staff to surface known issues before the site visit begins.
ASTM Phase 1 of 4Walk-Through Survey
Comprehensive visual inspection of structure, roofing, exterior envelope, parking and flatwork, mechanical systems (HVAC), electrical, plumbing, life-safety, and site conditions. Drone surveys and infrared thermal imaging available for roofs and inaccessible areas.
Core ScopeERUL + CAPEX Projections
Estimated Remaining Useful Life assessments for major systems — roof, HVAC, parking, electrical, plumbing — and Ready Reserve Tables where applicable. Scoped to your transaction goals so your underwriting reflects what you're actually buying.
Investor-CriticalProperty Condition Report
Detailed PCR with custom photo documentation, deficiency narratives written for your property — not auto-filled templates — immediate repair table, and cost-to-cure estimates. Delivered within 48–72 hours in a format built for negotiation, lender submission, or portfolio management.
48–72h DeliveryEvery commercial
inspection you'll ever need.
One licensed, independent firm serving every scenario — acquisition, ownership, leasing, lending, and capital planning. No referral conflicts. No repair sales. Just data you can act on.
Property Condition
Assessment (PCA)
ASTM E2018 · Houston · DFW · Austin · San Antonio
The institutional standard for commercial real estate due diligence in Texas. Our ASTM-aligned PCAs give investors, lenders, and owners a complete picture of the asset's condition, deferred maintenance, and capital exposure — documented with custom reporting in a format ready for closing, financing, or portfolio review.
Property Types We Inspect
"Pre-purchase commercial inspections across the Texaplex routinely uncover findings that support 1–5% reductions off the purchase price — through negotiation leverage, avoided surprises, and more accurate cost-to-cure data before signing."
Commercial Foundation Inspection
ZIPLEVEL® elevation surveys and structural performance evaluations for Houston's expansive clay soils. Independent — not a repair company. Learn More →
Environmental & Mold Assessments
TDLR-licensed mold assessments and indoor air quality evaluations for commercial spaces. Essential for code compliance and occupant safety. Learn More →
Commercial Damage & Insurance Reports
Independent damage assessments for weather events, water intrusion, fire, and structural movement. Documentation built for insurance claims and repair planning.
ADA Compliance Inspections
Evaluate accessibility features and identify areas of non-compliance. Help owners meet legal requirements and protect against liability exposure.
Bank Draw Inspections
Timely construction progress reports for lenders. Verify milestone completion before funds are released on commercial and residential construction projects.
REO & Mortgage Inspections
Condition reports, occupancy checks, and repair cost estimates for banks, asset managers, and servicers managing foreclosed or vacant commercial properties.
Building Envelope Investigation
Identify the source of moisture intrusion, air leakage, and structural damage at the building envelope. Infrared thermal imaging and targeted testing protocols.
CAPEX Planning & Repair Estimates
Standalone cost-to-cure reports and CAPEX projections from existing inspection findings, engineer reports, or contractor scopes — without a new site visit.
A PCA isn't a cost. It's a capital protection tool.
Every PCA we deliver translates physical building conditions into financial exposure — immediate repair costs, deferred maintenance, and near-term capital needs — so your underwriting reflects what you're actually buying.
from PCA findings at acquisition
for most commercial properties
templates, no auto-filled narratives
What we find when
we're actually there.
Real commercial property inspections across Houston and the Texaplex — the defects, the data, and what they cost if you miss them.
2 Inches of Foundation Settlement — Missouri City, TX
A commercial building with visible signs of movement. ZIPLEVEL® elevation survey confirmed 2 inches of differential settlement in the rear section — the cause, the risk, and what it means for the asset and its owner.
Shocking Safety Hazards Found in a Houston Commercial Building
Electrical hazards, improper egress, and fire safety failures documented during a Houston commercial property inspection. Whether you're a landlord, investor, tenant, or property manager — a professional ASTM inspection isn't optional. It's liability protection.
Houston's clay soils don't
care what's on top
of them.
Fort Bend County and Greater Houston sit on some of the most expansive, moisture-reactive clay soils in the country. Commercial buildings aren't immune — they're just heavier, which means foundation movement carries higher financial consequence when it goes undocumented.
Most commercial inspectors note visible foundation symptoms and move on. Imperial Pro goes further — we include ZIPLEVEL® precision elevation surveys as a standard component of our commercial engagements, not a premium add-on. That means you get actual differential movement data, not just observations about cracks and door gaps.
We are not a foundation repair company. We have no financial interest in what we find. Our evaluations are independent, licensed, and structured to give you the documentation you need — whether that's for a purchase negotiation, a warranty claim, or a repair contractor comparison.
Commercial Foundation Inspections →Signs Your Commercial Building May Have a Foundation Issue
One firm. Four
markets. All of Texas.
Based in Sugar Land — the geographic center of Fort Bend County and Greater Houston — Imperial Pro deploys commercial inspection services across the entire Texaplex. One engagement, one firm, one standard of quality wherever your asset sits.
Greater Houston
Primary MarketDallas–Fort Worth
Statewide MarketAustin
Statewide MarketSan Antonio
Statewide MarketThe standard others
claim. The execution
we actually deliver.
Any licensed inspector can hand you a report. Few can give you ASTM-aligned documentation, ICC-certified building code expertise, ZIPLEVEL® foundation data, and custom cost-to-cure reports — delivered within 72 hours — from a firm with zero ties to repair contractors.
ICC-Certified Building Code Expertise
ICC #10111729. We inspect to building code standards — not just visual observation. That distinction matters when a deficiency needs to be documented with authority against a builder or for a lender submission.
Zero Ties to Repair Companies
We are exclusively inspection and assessment. No repair division, no referral fees, no contractor relationships that could compromise what we document. Our independence is structural — not a policy that can change.
Foundation Expertise Built Into Every PCA
Houston's expansive clay soils make foundation assessment a prerequisite, not an add-on. ZIPLEVEL® precision elevation surveys are standard-issue on our commercial engagements — not a premium upsell.
Reports Built for Decision-Makers
Our PCRs are formatted for investors, lenders, and asset managers — not homeowners. Custom cost-to-cure tables, ERUL summaries, and CAPEX projections that speak the language of the deal, not just the building.
Imperial Pro by the numbers.
TREC Required · TREC Consumer Protection Notice · TREC Real Estate Inspector SOP
Questions
answered.
The questions investors, owners, tenants, and lenders ask before commissioning a commercial property inspection in Houston, DFW, Austin, and San Antonio.
Your next commercial
asset deserves
a real partner.
Whether you're acquiring, managing, financing, or leasing commercial real estate in Houston, DFW, Austin, or San Antonio — we bring ASTM-aligned due diligence, independent expertise, and zero conflicts of interest to every engagement. Request a proposal and we'll respond within 24 hours.