What We Inspect - Sedora Consulting PA

Commercial Property Inspection Guide

Exterior, interior, structural, and mechanical system inspections for commercial property investors in Lehigh Valley and Eastern PA. Know what you're buying before closing.

What a Sedora Inspection Covers

A professional property inspection is more than a walkthrough. We systematically evaluate every major system and component that affects your building's safety, value, and operating cost. Here's exactly what we look at — and why each one matters to your investment.

Exterior & Site

  • Foundation: cracks, settlement, efflorescence, water intrusion points
  • Exterior walls: material condition, caulking, veneer failure, penetrations
  • Roof: material type, age estimate, flashing condition, drainage, visible damage
  • Site drainage: grading, stormwater direction, ponding risk near structure
  • Parking and paving: surface condition, trip hazards, ADA considerations

Why it matters: Exterior failures are the primary source of water intrusion — the #1 cause of expensive damage in commercial buildings.

Interior Conditions

  • Walls and ceilings: water staining, cracks, bulging, signs of prior repair
  • Floors: deflection, settlement, material condition, moisture indicators
  • Doors and windows: operation, sealing, hardware condition
  • Basement/crawlspace: moisture, drainage, structural elements, efflorescence

Why it matters: Interior condition reveals deferred maintenance that prior owners may not disclose.

Mechanical Systems

  • HVAC: unit type, age, operational test, visible maintenance history
  • Plumbing: supply and waste lines, visible corrosion, water heater age and condition
  • Electrical: service panel size and age, breaker condition, visible wiring type
  • Fire suppression and alarm: system type, last inspection date, visible condition

Why it matters: Mechanical system replacements are the largest capital expense in commercial properties.

Environmental Indicators

  • Visible contamination indicators: staining, drums, underground storage tank evidence
  • Asbestos-containing materials (ACM): visual identification of suspect materials
  • Lead-based paint: age-based assessment and visible deterioration
  • Mold: visible growth, moisture sources, air quality indicators

Why it matters: Environmental issues are the hidden deal-killers — invisible until you look, expensive once found after closing.

The Sedora Advantage

Sedora Consulting performs Phase I ESAs and Property Condition Assessments for commercial investors and institutional clients throughout Lehigh Valley and Eastern Pennsylvania. Standard turnaround is five to seven business days. For active transactions requiring a faster read, ask about the High-Level Brief — a same-day verbal assessment and one-page written summary.

This article is for informational purposes only and does not constitute a Phase I Environmental Site Assessment under ASTM E1527-21, a Property Condition Assessment under ASTM E2018, or professional consulting advice. Engage a qualified Environmental Professional for property-specific guidance.

Testimonials

"This was an absolute beast of a site! Thank you so much for being thorough and your attention to detail. The report was organized, accurate, and read very well. You made my job 100 times easier and I appreciate that."

"You know how to use the system very well making the job easier on our end. That is rare.
Most people struggle with this. "

"I've actually reviewed several of your ESAs for this portfolio. The high quality is consistent throughout. That is rare these days, most people do bare minimum, use all sorts of fluff redundant language, and submit poor quality reports."

"Fantastic job on this report. Greatly appreciate the hard work on this one. Thank you again for your patience in the beginning of this one during the scheduling fiasco. Catch you on the next one!"

"Your report was well written, and clearly identified the subject property in relation to the parent parcel. Thank you very much."

"Mark – you did a fantastic job on this report. Just wanted to say thank you."

Ready to talk about your property?

Whether you're a national firm needing a local partner or an investor evaluating your next acquisition, we respond to all inquiries within one business day.

Name
  • Serving Eastern & Central PA
  • 484-919-6857
  • mjsedora@ptd.net
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