Commercial Building Structural Inspection: Project Owner's Guide
Raising a large commercial building requires more than the expertise of an architect and a construction company. It also requires the expertise of a structural engineer.
Why?
To make sure the building is structurally sound by performing a visual structural inspection.
From how to prepare for a visual inspection to what engineers look for, here’s what project owners and asset managers need to know regarding commercial building structural observations.
What is a Structural Observation?
A general home inspection assesses the overall condition of a building and its systems.
A visual structural inspection differs in that the focus is strictly on the structure itself.
These inspections are a way to check the structural soundness of a building. They identify any potential structural issues that could affect the building's structural integrity.
Structural inspections check non-load and load-bearing components, including:
Foundations
Foundation walls
Exterior walls
Load-bearing walls
Joists
Beams
Trusses
Columns
Posts
Girders
Masonry and brickwork (including chimneys)
Roofing
Crawl spaces
Basements
Grounds around the building
An engineer will assess all structural systems and structural components during the inspection. The end goal is to ensure the overall safety and soundness of the structure, determining if it's compliant with the local building code.
When Do You Need a Structural Inspection?
Once a building has been erected, project/property owners or asset managers can conduct a structural observation at any time.
However, there are critical moments when a structural inspection must occur.
At the First Sign of Foundation Issues
Schedule a structural observation immediately if there are visible foundation problems.
Foundation issues can present in various forms, such as:
Cracked walls
Diagonal cracks above doorways and windows
Inoperable doors and windows
Bulging wall
Bowing floors
Cracked bricks
Wall panels out of plumb
Even small cracks are red flags, as these can lead to bigger issues and result in the need for significant remediation or foundation repair.
Some types of structural damage, such as sloping floors and wall shifting, are often felt rather than seen. These are also a cause for concern.
After Storm Damage
Many structural issues are a result of storm damage from heavy rain and floods. An inspection determines if there is significant water damage from a recent storm or if drainage issues are causing structural damage.
Hurricanes, heavy downpours, and soaking rains may not impact a building visibly. Yet, under the surface, they can weaken the soil, which can cause a foundation to sink into the ground.
Before Purchasing an Existing Commercial Building
A structural inspection is a must when preparing to buy an existing commercial building. It should ideally take place before the purchase.
Why?
Because this will determine if:
The structure is safe to occupy
You can open for business immediately upon purchase
It will need repairs
All of the above will affect your ROI.
What happens if the building does not pass a structural inspection?
Project owners cannot occupy it or allow customers or clients onto the site until they make the necessary repairs. This can both delay the opening of a business and require the company to spend additional funds on repairs and remediation.
By having a structural inspection before purchasing an existing building, asset managers can assess and prepare for the costs associated with upgrading, repairing, or renovating the existing structure.
In some cases, the costs associated may be too high. Knowing the facts beforehand arms asset managers with the information they need to determine if they should buy the property.
Before Remodeling or Building Additions
When there are plans to remodel an existing building or build an addition, a structural inspection is necessary. Some states require structural inspections for building permits needed to alter weight-bearing components. (Alterations such as removing a wall or building onto the existing structure.)
The structural components of a building work together. Changing one can alter how the other components distribute weight. Something as seemingly simple as adding solar panels to a roof can affect other structural elements.
Having an inspection before remodeling allows asset managers to better plan how the project will proceed, or if it should proceed at all. It also helps prevent contractors from accidentally altering structural components they shouldn’t touch during a remodel or renovation.
When Erecting a New Commercial Building from the Ground Up
Project owners in charge of the new construction of a commercial building need a structural inspection before opening the facility for business.
Typically, multiple types of inspections occur throughout the construction process. That way, the engineers, architects, and contractors on the project know at all times that the building is up to code.
Who Performs a Structural Inspection?
Homeowners hire "home inspectors" to perform general inspections. Project owners and asset managers will need to hire a professional (i.e., a structural engineer) to conduct a thorough inspection.
Structural engineers are the only experts licensed to perform a visual building inspection. This is because they specialize in looking for and identifying the various signs of structural problems.
Project owners can hire a structural engineer on their own. When building a new structure, they can rely on the expertise of a structural engineer who works with their architect. That is, if they hire a full-service design firm that has both architects and engineers on staff.
Having a full-service design firm makes the process easier. They involve architects and engineers throughout the designing and building of every construction project.
Related: Do You Need to Hire a Structural or Civil Engineer? Or Both?
Structural Inspections Are One of Many Types of Inspections You’ll Need
A structural inspection is one of many assessments required for a commercial building. Different inspections look at different elements of the structure, inside and out. Asset managers and project owners need to understand how important these various types of inspections are.
Footing and Foundation Inspection
Engineers perform a footing and foundation inspection to assess the soil on which the foundation will be built. This type of inspection takes place after soil excavation to the designed depth. Except for concrete, which is mixed off-site, this inspection requires that all materials for the foundation exist on site.
Concrete Slab and Under-Floor Inspection
A concrete slab and under-floor inspection must occur before a contractor can pour a concrete slab. Engineers inspect the site to ensure that piping, drainage systems, and waterproofing materials exist before the slab is set in place.
Lowest Floor Elevation Inspection
Engineers must make extra considerations when building a new structure in a flood-prone area. Codes exist regarding how low a structure can be built.
Engineers perform inspections to ensure that the lowest floor elevation in the plans meets the local building code.
Framing Inspection
During a framing inspection, a structural engineer inspects certain structural elements, including:
Rafters
Girders
Studs
Joists
A framing inspection takes place after installing electrical and plumbing components (e.g., ducts, wires, and pipes). Engineers inspect these before drywall installation — they do not open walls after finishing.
This is also the point to assess steel, wood, and concrete connections to ensure they provide structural integrity to the building.
More Required Inspections That Aren’t Structural
There are various other inspections that project owners can expect when building a new structure.
Fire Protection Inspections
Fire protection inspections check that smoke-resistant barriers, such as smoke partitions, have been correctly installed. This inspection must happen before they're concealed behind walls and finishes.
Fire safety inspections also check that fire protection equipment is in place as local codes require.
Electrical and Mechanical Systems Inspections
All mechanical and electrical systems must be in proper working condition and installed to meet building codes. If the results are that these systems are not up to par, the project owner will need to make repairs or replace the old systems with new ones.
Heating, HVAC, and Plumbing System Inspections
Heating, HVAC, and plumbing systems will also undergo their own inspections. This inspection checks air filters, compressors, and condensers to ensure the air is safe. It reviews plumbing systems for broken pipes or drainage issues that could create bigger problems in the future (like mold).
Site Characteristics Inspections
Site characteristics inspections look at elements outside the structure. These elements include paved walkways, sidewalks, parking lots, landscaping, and utilities.
This inspection informs project owners and asset managers of any changes or repairs that must occur on the site to make it safe for occupancy.
You may also like: A Project Owner's Quick and Easy Guide to Industrial Architecture
How to Prepare for a Structural Engineering Inspection
A successful structural inspection may offer peace of mind. On the other hand, failing an inspection can turn a seemingly good investment into one that might cost much more than anticipated.
There are a few things project owners and property managers can do to prepare for a structural inspection to run as smoothly as possible.
For New Structures
When erecting a commercial building from the ground up, many inspections occur throughout the process. Performing various structural inspections is a routine step in the construction/engineering process. This means project owners and asset managers don't have to worry about after-the-fact inspections.
For Existing Structures
For a structural inspection on an existing building, there are a few things clients should do to prepare for a visit from a structural engineer.
Landscaping that conceals exterior foundation walls needs clearing away (shrubs, flowers, overgrown weeds). Clients should remove debris from the roof that might make it difficult to detect structural roofing issues.
Also clear items away from walls, both on the lowest level of the building and higher ones where cracks or bulging walls are visible to the naked eye.
In short:
Structural inspections are visual inspections. Make any and all areas of potential concern visible to the engineer.
Clients Will Receive Results in an Inspection Report
After inspection, your structural engineer will review the results and determine if the building will pass or fail. They'll present these findings in an inspection report. This can be as simple as a letter stating that the building has passed. Or it might be a highly detailed assessment that describes the findings of the entire building, from the roof down to the foundation.
The type of report generated depends upon the needs of the individual client.
At ZP Architects & Engineers in Denver, Colorado, project owners involved in new construction receive a final report as well. The final inspection report affirms that all required work is complete and any issues have been addressed.
Conclusion
Whether it's existing or new construction, every commercial building needs a structural inspection. Doing so ensures that it's code compliant, legal to conduct business in, and safe to occupy.
Rules and regulations vary from state to state. Yet, all companies need structural inspections to comply with state laws and maintain a safe, stable environment.
Curious about inspection costs? Contact ZP Architects & Engineers to make an inquiry.
