What Kinds of Buildings are Inspected by a Commercial Building Engineer?

From shopping centers and office buildings to industrial properties and recreational facilities, many different kinds of buildings can be found across the Garden State. These properties entail complex structural, mechanical, electrical, and safety systems. As such, it requires an experienced professional and licensed commercial building engineer in NJ to identify their actual condition.

The right commercial building engineer in NJ will highlight the issues in the property and the costs required to repair them. But what, exactly, will a commercial building inspector look for during an inspection? Keep reading to discover building inspection basics and five things an inspector will be sure to check.

What is a Commercial Building?

A commercial building is defined as an enclosed structure wherein at least 50% of the floor space is used for commercial activities. Commercial buildings are usually categorized into five categories: Office Buildings, Retail/Restaurant, Multifamily Dwellings, Land, and Miscellaneous.

Some examples of commercial buildings and properties include:
· Cafes
· Condominiums
· Convenience Stores
· Factories
· Hotels and Lodging
· Malls
· Manufacturing Facilities
· Medical Office Suites
· Mixed-use Buildings
· Multifamily Housing
· Office Buildings
· Residential Units (for- profit)
· Restaurants
· Shopping Centers
· Sports Facilities
· Storage Facilities
· Strip Malls
· Warehouses

In addition, the following qualities can also be attributed to a commercial property, and where a professional building inspection can also be performed:

• A space that allows businesses to carry out day-to-day operations and serve customers or
• Places of worship and government office buildings are also considered commercial properties.
• Unlike residential rental properties, in which a tenant pays a set monthly fee for the entire apartment (and, that is how the lease agreement is spelled out), commercial property leases are generally drawn up in such a way that the occupant is paying a certain amount per square foot of space.

How Are These Commercial Buildings Inspected?

1. Condominiums and Multifamily Housing

Homeowners Associations (HOAs) often hire a commercial building engineer for inspection to demonstrate a proactive approach to building maintenance and reduce the risk of special assessments. The inspection includes evaluating many shared elements, including the walls, ceilings, floors, roofing, interior utilities, and amenities such as sidewalks and parkways.

2. Office Buildings

Issues such as roof leaks and inefficient heating and ventilation can cause unexpected disruptions in operations and compromise employees’ productivity. As such, office building owners hire a commercial building engineer to check for potential issues that could impact the business, such as water damage caused by ice dams, mold growth, and faulty HVAC system.

3. Retail Buildings

Both the owners and tenants of a retail building can benefit from an experienced commercial building engineer to conduct a thorough inspection of the property. Often, long-term leaseholders are responsible for undertaking regular building maintenance, and a thorough building inspection can help ensure that all terms in the contract are met. Moreover, property owners can use the inspection report to identify workable solutions to common building issues that will help them get the most out of their property.

4. Warehouses and Factories

Industrial facilities such as warehouses and factories require timely building inspections conducted by a professional and licensed engineer to ensure that they can still support the various industrial processes of the business. Aside from the usual inspection of the building’s envelope, interior, and major systems, a commercial building engineer will also emphasize the safety features of the building to ensure that all workers have a safe and secure working environment.

5. Churches and Government Buildings

Religious institutions and government agencies also hire commercial building engineers in NJ to ensure the safety of the actual occupants and the general public who frequent these structures daily.

In New Jersey, there are old churches that date back to the 1700s, so they require special maintenance to preserve their historical, architectural, spiritual significance.

Government buildings also require regular inspection to check for issues that can disrupt the daily services that the building offers to the constituents. Furthermore, certain government policies and strategies are being implemented to make sure that government buildings and facilities managers are making efforts towards more sustainable energy use. As such, they require an expert commercial building engineer to find opportunities where they can improve energy efficiency and reduce energy consumption.

What is the Scope of Practice of Commercial Building Engineers?

Buying commercial property is not only expensive; it also requires significant consideration and research before a purchasing decision can be made. Insurance companies and commercial mortgage-backed security (CMBS) lenders routinely require a commercial building inspection to learn more about a property before entering into a purchase agreement.

Here are three things a commercial inspector will focus on during their inspection regardless of the type of commercial building being inspected.

1. Structural Frame and Building Envelope Inspection

The structural frame and building envelope inspection scope can vary on different factors such as the age of the building, occupancy, location, and the type of construction materials used. Regardless, an inspection of the building’s structure ensures that it is still reliable and safe and can still keep exterior elements out and interior elements inside efficiently.

2. The Buildings Major Systems

Commercial buildings generally have five major systems: electrical, mechanical, plumbing, and heating and air conditioning/ventilation (HVAC). Commercial building engineers in NJ will check that these systems are in good working condition. If a system is not up to par, the inspector will indicate a cost estimate for the repair or replacement of these systems in the inspection report.

• Heating, Cooling, and Ventilation

Commercial building inspectors also assess the heating and ventilation systems to ensure that the equipment itself and the distribution system that delivers the air throughout the building are functioning efficiently and safely.

This process also includes inspecting the air filters, condenser, and compressor components of the system to ensure that they are free of damage or debris.  It is also vital that the exhaust gas venting components of the HVAC system are also checked for proper clearance, support, and potential restrictions of the airflow.

• Electrical and Mechanical Systems

The electrical and mechanical systems of the building must also be inspected to ensure that they are compliant with the National Electrical Code and  Standard for Electrical Safety in the Workplace.

Components of the system such as the wiring, feeders, switches and receptacles, motors, transformers, capacitors, elevators, platform lifts, escalators, and exterior lighting system will all be checked for suitability, current, and temperature ratings, working clearances, proper signages for safe identification.

• Plumbing

Though they may seem easy to spot and repair, plumbing issues are among the most dangerous building defects that can lead to structural damage and health problems among the building’s occupants. Water damage often results in moisture problems in places that are not easy to see, such as inside the walls. If this issue is not spotted and properly fixed immediately, the result will be a dangerous mold – which can cause asthma and many other serious health problems, even death.

3. Fire Safety

A commercial building inspector in New Jersey will also check if the building has the required fire safety routes and fire suppression systems in compliance with the requirements under the NJ Administrative Code Title V, Chapter 70-76.

During the inspection, the professional engineer will assess fire escapes, sprinkler systems, fire extinguishers, and alarm systems to check whether they are in good operational order and strategically positioned in accessible locations.

4. Local Codes Compliance

The state of New Jersey has codes and regulations regarding commercial buildings in its jurisdiction. During the inspection, the inspector will check if all the aspects mentioned above are up-to-date with the latest standards. In addition, they will also verify if the building has the necessary systems and processes to comply with new regulations such as energy efficiency and conservation requirements stipulated in ASHRAE 90.1-2013.

Hiring the Right Commercial Building Engineer in NJ

Regardless of type, size, or age, having the right commercial building engineer is crucial for ensuring a thorough and detailed building inspection process. With a professional and experienced commercial building engineer, property owners can also find new opportunities that could help extend the life of their building systems and components, thus maximizing the return on their investment in the long run.

If searching for a commercial building inspector, owners or prospective buyers should hire a licensed building inspection engineer that follows the National Academy of Building Inspection Engineers (NABIE) Standard of Practice, as they can ensure a detailed inspection process and produce a report that complies with the format and content standards of NABIE.  Engineers at Lockatong Engineering perform commercial building inspections, often referred to as Property Condition Assessments (PCA) per the NABIE Standard of Practice and following ASTM E2018, which is the industry standard for baseline Property Condition Assessments.

Visit Lockatong Engineering today at www.lockatong.com to learn more about the service offerings of our commercial building engineers in NJ.