Pre-Lease & Pre-Purchase Due Diligence

Your Series A wasn't raised to fund a landlord's deferred maintenance.

A Pre-Lease Facility Audit is a forensic inspection of a building's mechanical, electrical, and plumbing systems, completed before you commit capital to a Triple Net (NNN) lease. We deploy on-site with advanced diagnostics to find the hidden infrastructure liabilities so your Deal Desk negotiates from data, not optimism.

Schedule a Pre-Lease Audit

Who this is for

If you are about to sign a commercial lease or acquire a building in the Bay Area, this audit is not optional. It is the cheapest insurance your balance sheet will ever carry.

Startups
Series A / B Companies
Signing your first real office or lab. One bad lease with failing HVAC can quietly drain your runway for years.
PE & Acquisitions
Due Diligence
Your underwriting needs to reflect the actual infrastructure condition, not the seller's optimistic maintenance logs.
Growth Stage
Space Conversions
Turning a warehouse into an R&D lab? The existing electrical and plumbing systems may not support your build-out.

What we inspect

Every audit is scoped to the building, not a generic checklist. We act as your Owner's Rep, deploying forensic-grade diagnostic tools and examining over 350 specific inspection points to map out exactly what will fail and when.

Critical System Forensic Focus Estimated Cost Avoidance
HVAC Systems Age, condition, thermal imaging verification, refrigerant charge, and remaining useful life relative to your headcount. A 19 year old rooftop unit is your financial problem once you sign the NNN lease. $25,000 to $150,000+
Electrical Capacity Full panel survey including available amperage, breaker condition, and grounding. We calculate whether the existing service can support your 18 month growth plan (servers, lab equipment, EV charging). $15,000 to $80,000+
Plumbing & Waste We identify galvanized pipe, corroded cast iron, and non-compliant fixtures that will fail under commercial load. $10,000 to $50,000+
Seismic & Structural SF and Oakland have mandatory soft-story and seismic retrofit requirements. We verify compliance status to protect you from city enforcement. $100,000 to $500,000+
ADA & Compliance We map out ADA path-of-travel issues, restroom non-compliance, and unpermitted modifications that the city will force you to fix during your TI build-out. $15,000 to $75,000+
Fire-Life Safety Non-compliant sprinklers and alarm panels mean operational shutdowns and delayed Tenant Improvement (TI) permits. $20,000 to $100,000+
Thermal Imaging We surface moisture intrusion and electrical hotspots that are completely invisible to the naked eye. $5,000 to $40,000+

Pricing & Deployment Structures

We offer two distinct engagement models depending on where you are in the real estate cycle. Most clients rely on 5 to 7 Go / No-Go assessments to rapidly evaluate multiple candidate sites before deploying a Forensic Audit on their final selection.

Pre-Lease Go / No-Go
Rapid deployment to identify fatal flaws before you spend capital on attorneys and architects. Designed for the site selection phase.
Starts at $1,000 / building
Up to 50,000 Sq Ft$1,000
50,001 - 100,000 Sq Ft$1,750
Above 100,000 Sq FtCustom
  • Rapid on-site visual inspection
  • Verification of major system ages (HVAC, Roof)
  • Electrical amperage baseline check
  • Identification of obvious code compliance liabilities
  • High-level "Red Flag" verbal brief
  • 48-hour turnaround capability
Request Go / No-Go
Forensic Site Audit
Deep-dive infrastructure underwriting, assessing 350+ data points. Deployed on your final target building when you are ready to negotiate the lease.
Starts at $5,000 / unit
Up to 10,000 Sq Ft$5,000
10,001 - 25,000 Sq Ft$7,500
25,001 - 50,000 Sq Ft$10,000
Above 50,000 Sq FtCustom
  • Everything in Go / No-Go, plus:
  • Full Thermal Imaging of panels and envelopes
  • Deep-dive electrical capacity vs. growth plan
  • 5-Year CapEx replacement forecast modeling
  • Itemized dollar-figure negotiation demands
  • Executive Facility Condition Report
  • Post-audit Deal Desk strategy call
Schedule Site Audit

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

What you get at the end

Not a generic inspection report. A decision-grade document built for your executive team, your CFO, and your real estate attorney.

01
Facility Condition Report
System by system findings with photos, thermal data, and severity classifications: Critical, Near Term, and Long Term.
02
CapEx Exposure Summary
A dollar figure estimate of every deferred maintenance item. This is the exact number your attorney uses to negotiate concessions.
03
Negotiation Leverage
Specific demands to make: TI allowance increases, landlord funded repairs, rent abatements, or replacements before signing.
04
Go / Walk Away
A clear recommendation from your Fractional Principal. We tell you the truth about the building, not what you want to hear.

How it works

Powered by our proprietary reporting tools, a typical pre-lease audit goes from first call to final executive report in 7 to 10 business days.

01
Scope & Schedule
Send us the listing or LOI. We review the building specs, confirm the scope, and schedule the on-site audit within 48 hours.
02
Forensic On-Site Audit
We deploy to the site with thermal imaging and diagnostic tools. Every system is forensically inspected across 350+ points, not just sampled.
03
Report & Strategy
You receive the full CapEx Exposure Summary. We walk your executive team through the findings and arm your attorney with negotiation data.

Pre-Purchase Due Diligence for PE Firms

If you are acquiring commercial real estate or a portfolio company, a standard Phase I Environmental is not enough. You need an independent technical assessment from veteran operators. We provide capital reserve modeling (3 to 5 year CapEx forecasts) and vendor contract audits so your underwriting reflects the actual cost of ownership.

Frequently Asked Questions

How is this different from a standard building inspection? +
A standard inspection checks basic code compliance. We act as your Owner's Rep. We assess the remaining useful life of every mechanical system, evaluate electrical capacity against your actual operational growth plan, and quantify your total financial exposure under your specific lease structure.
When in the lease process should we do this? +
Before you sign, ideally during your Letter of Intent (LOI) phase. The findings give you legitimate, data backed leverage to demand landlord concessions or TI allowance increases as a condition of signing. Once you sign, that leverage disappears entirely.
We are a startup, do we really need this? +
Especially if you are a startup. You are about to sign a 5 to 7 year lease. You don't have an internal facilities team to catch problems after the fact. We have seen clients recover multiples of the audit cost in lease concessions alone.
Can you help us after the lease is signed? +
Yes. We can seamlessly transition into a Fractional Facility Leadership role, acting as your outsourced Head of Facilities to manage your build-out, vet vendors, and oversee daily operations.

Get a Pre-Lease Audit proposal in 24 hours.

Send us the building address, square footage, and your target signing date.
We will scope the audit and get back to you before your landlord does.

Contact Gabe to Get Started