Inland Empire Property Condition Assessments (PCA)

The Inland Empire runs on logistics. Your diligence should too.

A Property Condition Assessment is the due diligence document behind every sound Inland Empire acquisition. Most PCAs are visual walk-throughs built to satisfy a minimum scope. Ours are forensic: a veteran facility executive, advanced diagnostics, and 350+ inspection points, delivered as a Property Condition Report your acquisition model can actually rely on, with a CapEx replacement reserve and an ongoing maintenance (OpEx) cost outlook built from the equipment we find on site. Built for buyers moving on warehouse, distribution, and big-box logistics across the Inland Empire, from Ontario, Rancho Cucamonga, and Fontana to Moreno Valley, Riverside, and Corona, in a market where rents and pricing have corrected off their peak. Get the real numbers before you close.

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CCPIA Certified Commercial Property Inspector
Certified Commercial Property Inspector (CCPIA)
Every assessment is conducted to the CCPIA Commercial Standards of Practice, within the ASTM E2018 framework, by a credentialed commercial inspector.

Who this is for

If you're buying, holding, or selling a commercial building anywhere in the Inland Empire, San Bernardino County or western Riverside County, a PCA is the document that tells you what that building will actually cost to own.

Industrial & Logistics Buyers
Acquisition Diligence
The IE is one of the country's largest logistics markets, and pricing has corrected off its peak. Whether it's a big-box distribution center or a mid-size warehouse, your basis should reflect the building's real condition, not the seller's fresh paint and optimistic maintenance logs.
PE, REIT & 1031 Buyers
Portfolio Diligence
Buying at scale or placing exchange capital into IE industrial? Get consistent, forensic condition data across every building, on your timeline, so nothing is a surprise after closing.
Owners & Asset Managers
Capital Planning
A current PCR gives you a defensible 5-year capital plan, a maintenance outlook for the equipment in place, and a clear read on any unreinforced-masonry or retrofit exposure before you refinance or sell.

What we assess

Every assessment is scoped to the building, not a generic checklist. We work within the framework of ASTM E2018 and go beyond it, deploying forensic-grade diagnostic tools across over 350 specific inspection points to give you a grounded, evidence-based view of what could fail, roughly when it could become an issue, and what it could cost to address. In the Inland Empire that means reading concrete tilt-up warehouses, big-box distribution, and older downtown stock on their own terms, in a climate and a seismic setting that both leave a mark.

Critical System Forensic Focus Typical Repair / Reserve Exposure
Roofing Systems Membrane condition, seam integrity, drainage, flashings, and our estimate of remaining useful life. On IE distribution buildings, the roof can cover several acres, and Inland Empire heat and sun age single-ply membranes faster than a seller's brochure suggests, which makes roofing the single most common driver of underfunded replacement reserves. $50,000 to $400,000+
HVAC Systems Age, condition, a thermal imaging scan, refrigerant type identified from the data plate, and our estimate of remaining useful life. In a market that runs office areas and any conditioned warehouse space hard through triple-digit summers, "operational" on a seller's log and a unit near the end of its expected service life are not the same thing. $25,000 to $150,000+
Electrical Capacity Full panel survey including available amperage, switchgear condition, breaker condition, and grounding, measured against the building's intended use. This matters most for modern distribution and fulfillment: material handling, automation, refrigeration, and fleet or EV charging all lean hard on the building's power. $15,000 to $80,000+
Plumbing & Waste We identify galvanized pipe, corroded cast iron, and non-compliant fixtures that can fail under commercial load, a common find in older downtown Riverside and San Bernardino stock, and belong in your immediate repairs table, not a surprise invoice. $10,000 to $50,000+
Seismic & Structural Foundation, framing, and lateral-system condition. The Inland Empire is a seismically active region, with the San Andreas and San Jacinto faults running through the area, and its warehouse stock is largely concrete tilt-up, where wall-to-roof anchorage is a key thing to read. Older downtowns like Riverside, San Bernardino, and Redlands also carry unreinforced-masonry (URM) stock. Most IE cities have taken the URM-inventory route rather than adopting mandatory retrofit programs, so requirements vary by city; where we find URM, a soft-story condition, or tilt-up anchorage concerns, we note it, flag the exposure, and confirm the applicable city's current requirements for your further review. $50,000 to $400,000+
ADA & Accessibility Observations and recommendations on potential accessibility barriers: path-of-travel, restrooms, entrances, and parking, along with unpermitted modifications we notice. Offered as recommendations to guide your own further review, and often found in older downtown, retail, and warehouse office areas, before they become the new owner's responsibility at closing. $15,000 to $75,000+
Fire-Life Safety Sprinkler systems, alarm panels, and egress compliance, with particular attention to ESFR coverage and whether it fits the rack configuration and high-pile storage the building is actually used for. Deficiencies here can mean operational shutdowns, insurance exposure, and stalled permits. $20,000 to $100,000+
Thermal Imaging We surface moisture intrusion and electrical hotspots that are completely invisible to the naked eye, and to a standard walk-through PCA, which matter more on the heavy power distribution that modern logistics buildings run. $5,000 to $40,000+

Pricing

One engagement, scoped to your building and transaction. Send us the Inland Empire address and square footage, and you'll get a fixed quote before your diligence window narrows.

Forensic Property Condition Assessment
A full Property Condition Assessment with forensic diagnostics across 350+ data points, built for buyer-side due diligence, price negotiation, and capital planning.
Starts at $2,500 / building
Up to 5,000 Sq Ft$2,500
5,001 - 10,000 Sq Ft$3,500
10,001 - 25,000 Sq Ft$6,000
25,001 - 50,000 Sq Ft$8,500
Above 50,000 Sq FtCustom
  • On-site forensic inspection across 350+ points
  • Full thermal imaging of electrical panels and building envelope
  • Estimated useful life remaining on roof, HVAC, and major systems
  • Electrical capacity and amperage survey
  • Immediate Repairs & Deferred Maintenance cost table
  • 5-Year Replacement Reserve (CapEx) forecast
  • Operating & Maintenance (OpEx) cost outlook based on installed equipment
  • Total Cost of Ownership snapshot (CapEx reserve plus OpEx)
  • Property Condition Report (PCR) built for negotiation and closing
  • Rush 48-hour delivery available
Schedule Your PCA

*Pricing is subject to standard commercial building types. Specialized facilities (e.g., wet labs, heavy manufacturing, cold storage) or complex sites may alter pricing. Please contact us for exact quotes.

What you get at the end

Not a binder of photos. A decision-grade document built for your acquisition model and your closing table.

01
Property Condition Report
System-by-system findings with photos, thermal data, and severity classifications: Critical, Near Term, and Long Term.
02
Immediate Repairs Table
A dollar-figure table of every deficiency requiring near-term correction, the number your purchase price should reflect.
03
Replacement Reserve (CapEx) Forecast
A 5-year capital reserve schedule by system, formatted for your acquisition model and asset-management planning.
04
Maintenance Cost Outlook (OpEx)
An annual upkeep forecast for the equipment we actually find on site: roofing, HVAC, and the major systems. It covers ongoing maintenance cost, not utilities, property taxes, or staffing.
05
Total Cost of Ownership Snapshot
CapEx reserve and OpEx maintenance combined into one figure, so you can carry the building's real annual carrying cost straight into your model.
06
Executive Recommendation
A clear, independent read on the asset from a veteran facility executive. We tell you the truth about the building, not what gets the deal done.

How it works

Powered by our proprietary reporting tools, a forensic PCA goes from first call to final Property Condition Report in 7 to 10 business days. Need it faster for a tight Inland Empire close? Rush delivery is available.

01
Scope & Schedule
Send us the Inland Empire property address, square footage, and transaction context. We confirm the scope and schedule the on-site assessment within 48 hours.
02
Forensic On-Site Assessment
We deploy across the Inland Empire with thermal imaging and diagnostic tools. Every system is forensically inspected across 350+ points, not sampled from the parking lot.
03
Report & Review
You receive the complete PCR with the Immediate Repairs Table, Replacement Reserve Forecast, and Maintenance Cost Outlook. We walk your team through the findings and what they mean for the deal.

Not buying? Leasing or acquiring a company?

The PCA is the buyer's document. If you're a tenant about to sign a Triple Net lease, the same forensic engine deploys as a Pre-Lease Facility Audit, scoped to the liabilities that transfer to you at signing. If you're acquiring a company whose value rides on its facilities, you need our Pre-Acquisition Quality of Infrastructure (QoI) Audit, built for M&A diligence windows and CapEx holdback negotiations.

Frequently Asked Questions

What is a Property Condition Assessment (PCA)? +
A Property Condition Assessment is a formal evaluation of a commercial building's physical condition (structure, envelope, roofing, mechanical, electrical, plumbing, fire-life safety, and ADA accessibility observations), documented in a Property Condition Report (PCR). PCAs follow the framework of ASTM E2018 and are the standard due diligence document for commercial real estate acquisitions across the Inland Empire.
How is a Base Layer FM PCA different from a typical PCA? +
Most PCAs are visual walk-through surveys built to satisfy a minimum scope, and they routinely miss what matters financially. Our assessments are led by a veteran facility executive and Certified Commercial Property Inspector using forensic diagnostics: thermal imaging, electrical panel surveys, and mechanical remaining-useful-life estimates across 350+ inspection points. In the Inland Empire that means reading acres of warehouse roof, the heavy power a distribution building depends on, tilt-up wall-to-roof anchorage, and ESFR sprinkler coverage honestly. The result is a PCR backed by hard data, not drive-by observations. See what a standard PCA missed: Inheriting the Toxic Asset, $1M holdback →
Do lenders require a Property Condition Assessment? +
Often, yes. Many commercial lenders require a PCA as a condition of funding. One important distinction: most institutional and agency lenders (CMBS, Fannie Mae, Freddie Mac, and life-company loans) require a PCA stamped by a licensed engineer or architect. Our assessments are led by a Certified Commercial Property Inspector (CCPIA) and are built for buyer-side due diligence, price negotiation, and capital planning, not for lender certification. If your lender specifically requires a stamped, engineer-certified PCA, we'll tell you upfront so you never pay for two reports. Closing on a deadline? Book a 20-minute executive call →
What should I know about tilt-up and seismic on an Inland Empire building? +
The Inland Empire is a seismically active region, with the San Andreas and San Jacinto faults running through the area, and most of its warehouse stock is concrete tilt-up, where wall-to-roof anchorage is a key thing to read. Older downtowns like Riverside, San Bernardino, and Redlands also carry unreinforced-masonry (URM) buildings. Most IE cities have inventoried these buildings rather than adopting mandatory retrofit programs, so requirements vary from city to city. As part of the PCA we note whether the building appears to have URM, a soft-story condition, or tilt-up anchorage concerns, flag the exposure, and confirm the applicable city's current requirements for your review. We are not structural engineers and don't perform the retrofit engineering or certification; if a formal structural review is needed, we'll tell you so you can bring in the right licensed engineer.
Which Inland Empire cities do you cover? +
The Inland Empire covers San Bernardino County and western Riverside County, including Ontario, Rancho Cucamonga, Fontana, Rialto, Redlands, San Bernardino, Chino, and Chino Hills, plus Riverside, Corona, Moreno Valley, Jurupa Valley, Eastvale, Perris, and Temecula. Buying in the Coachella Valley or the High Desert? We cover those too; send the address and we'll confirm coverage and timing.
Should I order a PCA, a pre-lease audit, or a pre-acquisition audit? +
It depends on your position in the deal. Buying a building? You need a Property Condition Assessment. Leasing a building as a tenant, especially under a Triple Net (NNN) lease? You need a Pre-Lease Facility Audit. Acquiring a company whose value depends on its facilities? You need a Pre-Acquisition Quality of Infrastructure (QoI) audit. All three are built on the same forensic inspection engine; the deliverable is tailored to who carries the risk.

Get an Inland Empire PCA proposal in 24 hours.

Send us the property address, square footage, and your closing timeline.
We'll scope the assessment and get back to you before your diligence window narrows.

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