Property Condition Assessment · Ponte Vedra Beach
Commercial Property Condition AssessmentDue diligence, to a named standard.
Lenders, partners, and counsel don't want an opinion — they want a Property Condition Report they can cite. Lunar performs commercial PCAs on the ASTM E2018-24 framework, scoped in writing, delivered on deal timelines.
Assessed to the standard your lender already cites.
Commercial real estate diligence runs on documents with defined pedigrees — the survey, the environmental, the title work, and the Property Condition Assessment. The PCA is the physical-condition document: a systematic walk-through survey of the property performed with the ASTM E2018-24 baseline as its framework, reported in the Property Condition Report format that lenders and attorneys already know how to read.
This is a distinct service line from residential work. Home inspections (1–4 unit dwellings) are performed under Florida home-inspector license #HI-14111 to the state's Standards of Practice; commercial assessments are scoped and contracted separately, per property, under a commercial PCA agreement, to the ASTM framework. Same inspector, same documentation discipline — different standard, on purpose.
- Property Condition Report — ASTM E2018-24 framework
- Photo documentation — every observed deficiency
- Cost opinions — where engaged, for material items
- Written scope — confirmed before the visit
System by system, on the ASTM E2018-24 framework.
The walk-through survey covers the building's major systems and site improvements; document review and user interviews fill in age, maintenance, and repair history.
Site & grounds
Paving, drainage, utilities, landscaping, and accessibility-related site elements (observed conditions only — not a legal ADA compliance determination) — the deferred-maintenance signals visible before the front door.
Building envelope & structure
Foundations, superstructure, facades, glazing, and sealants — observed condition and evidence of movement or intrusion.
Roofing
Membrane or covering condition, drainage, penetrations, and remaining-life indicators — frequently the largest near-term capital item in the report.
Mechanical, electrical & plumbing
HVAC plant and distribution, service capacity, panels, domestic water and drainage — ages, condition, and observed deficiencies.
Interiors & life safety
Common areas, tenant spaces as scoped, vertical transportation where present, egress, and fire-protection systems observed in place.
Document review & interviews
Maintenance records, prior reports, and operator interviews per ASTM E2018-24 — the history that photographs can't show.
The Property Condition Report, deal-ready.
The deliverable is a Property Condition Report following the ASTM E2018-24 framework: system-by-system observations, photo documentation, identified physical deficiencies, and — where the engagement includes it — opinions of probable cost for material repairs and replacements.
Property Condition Report
ASTM E2018-24 framework
Photo documentation
Every observed deficiency
Cost opinions
Where engaged, for material items
Written scope
Confirmed before the visit
ASTM-framework PCR
The document lenders cite
Full photo record
Deficiencies documented
Commercial inspection services are performed under a written, property-specific scope of work. The assessment is a visual evaluation of readily accessible conditions and is not an engineering evaluation, environmental assessment, appraisal, survey, code-compliance inspection, or certification of legal accessibility compliance. Specialized systems and regulated conditions — elevators, fire sprinklers, backflow devices, environmental site conditions — may require evaluation by separately licensed professionals.
Brian Walker, CMI™
Every Lunar inspection is performed and signed by Brian Walker — an InterNACHI Certified Master Inspector and My Safe Florida Home participating inspector whose background includes contracted housing inspections supporting U.S. Army housing programs, with 20+ years of building, remodeling, and field experience behind the credential.
One inspector, one standard: contractor-grade evaluation, insurer-grade documentation, and a direct line to the person who actually walked your property.
Lunar Home & Commercial Inspections
PCA questions, answered.
Lunar performs commercial Property Condition Assessments using the ASTM E2018-24 baseline as the scoping and reporting framework — the industry standard for commercial due diligence. It defines the walk-through survey, document review, and the Property Condition Report deliverable, so lenders and counsel know exactly what they're reading.
Different standard, different deliverable, different contract. Residential inspections (1–4 unit dwellings) are performed under Florida home-inspector license #HI-14111 to the state's Standards of Practice. Commercial PCA work is a distinct service line to ASTM E2018-24, contracted under a separate commercial agreement scoped to the property.
Retail and office buildings, light industrial and warehouse, multi-family above four units, mixed-use, and small commercial portfolios across Northeast Florida. Scope is confirmed in writing per property before the visit.
A system-by-system assessment — site, envelope, structure, roofing, mechanical, electrical, plumbing, interiors, and life safety — with photographs, observed deficiencies, and, where engaged, opinions of probable cost for material repairs. Format follows the ASTM E2018-24 PCR framework.
Yes — PCA scheduling is prioritized around contract and financing timelines. Report turnaround is confirmed in the engagement scope; walk-through findings can be discussed the same day as the visit.
The standard behind every visit.
Certified Master Inspector
The profession's highest credential. Reports signed by a CMI carry weight with agents, lenders, and insurance carriers.
Federal-contract discipline
Brian performed contracted housing inspections supporting U.S. Army housing programs. Your property gets the same checklist rigor — nothing skipped, everything documented.
24-hour reports
Photo-documented digital reports, most delivered within 24 hours, so inspection contingencies and carrier deadlines stay on track.
Technology on every visit
Thermal imaging and instrument diagnostics deployed whenever conditions call for them — documented in the same report.
Northeast Florida native
Coastal wind exposure, mid-century Jacksonville wiring, St. Johns new builds — we inspect what this region actually has.
Support after the report
Complimentary repair re-inspection verification and plain-English answers — the report is the start of the relationship, not the end.