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28 August 2026
Buying or leasing a commercial property is a significant commitment. Before you proceed, you need to understand exactly what you are taking on.
A commercial building survey can help.
The survey gives you an independent assessment of the property’s condition. It can identify defects, areas of concern and items that may need repair or further investigation.
However, a good commercial building survey should do more than list defects. It should help you understand what those findings mean for you.
JCA Consulting is a firm regulated by RICS. Our Chartered Building Surveyors undertake commercial building surveys in line with relevant RICS professional standards and guidance, including the RICS professional standard for Technical Due Diligence of Commercial Property.
So, what does a commercial building survey actually include?
A commercial building survey provides a detailed assessment of a commercial property.
Buyers often commission a commercial building survey before completing a purchase. Tenants may also commission one before entering into a lease, particularly where the lease could leave them responsible for significant repairs and maintenance.
The purpose is to understand the condition of the property and identify potential defects, risks and future liabilities before making a commitment.
RICS uses the term Technical Due Diligence, or TDD, for the systematic review and assessment of the physical characteristics of property and related matters. RICS guidance recognises building surveys, condition inspections and pre-acquisition surveys within this area of professional work.
The purpose goes beyond identifying defects. The survey should help a client understand the technical risks associated with the property and the proposed transaction.
Commercial properties vary enormously. Therefore, there is no single survey scope that will suit every building.
For example, a modern office unit presents very different risks from a large industrial warehouse. An older or historic property will bring different considerations again.
RICS guidance reflects this. The scope of Technical Due Diligence should respond to the client’s brief and the property being assessed.
At JCA Consulting, we agree the scope with our client before the survey. This allows us to focus our advice on the property and the decisions our client needs to make.
The level of survey should reflect the property, the proposed transaction and the potential financial risk involved.
To help reduce financial risk, a detailed commercial building survey should be considered where one or more of the following apply:
Outside these criteria, a high level building survey may be appropriate.
However, every property and transaction is different. The scope should therefore reflect the building, the client’s requirements and the potential risks involved.
If you are unsure which type of survey is appropriate, our Building Surveying team can discuss the property and advise on a suitable scope before you proceed.
The exact scope will depend on the property and the client’s requirements.
However, a commercial building survey will usually consider the main elements of the property. This can include the roof, external walls, structure, internal areas, building services and external areas.
The surveyor will look for defects and signs of deterioration. They will also consider areas that may need maintenance, repair or further investigation.
Let’s look at some of these areas in more detail.
Yes. The roof forms an important part of a commercial building survey.
Roof defects can lead to significant repair costs. This is particularly important for large commercial and industrial properties.
Where safe access allows, the surveyor will inspect the roof coverings and associated elements. They will also consider roof drainage, rooflights and visible signs of deterioration or water ingress.
However, roof access varies considerably between buildings. Some properties provide safe and straightforward access, while others have limited or no suitable roof access.
At JCA, we regularly use drone surveys to help inspect roofs and other high level areas where direct access is limited or impractical. This can give our surveyors a much clearer view of areas that may otherwise be difficult to assess from ground level.
Where a drone survey is appropriate, we can consider this when planning the inspection. However, there may still be areas that cannot be fully assessed.
Any significant access limitations will be clearly identified within our report. We will also recommend further investigation where necessary.
The surveyor will inspect accessible external areas of the building.
This may include walls, cladding, windows, doors and other parts of the building envelope.
They will look for visible defects and signs of deterioration. For example, this could include cracking, corrosion, damaged finishes, defective seals or evidence of water penetration.
The surveyor will also consider whether any findings require further investigation.
A commercial building survey includes a visual assessment of accessible structural elements.
The surveyor will look for signs that could indicate a structural problem. These might include significant cracking, movement, deformation or deterioration.
However, a commercial building survey is not the same as a specialist structural investigation.
If the surveyor identifies a potential structural concern, they may recommend further advice from a Structural Engineer.
This is an important distinction. A Building Surveyor assesses the wider condition of the property. A Structural Engineer can investigate specific structural concerns in greater detail.
The surveyor will inspect accessible internal areas throughout the property.
This may include floors, walls, ceilings, doors, stairs and internal finishes.
They will look for defects, damage and deterioration. They may also identify evidence of dampness or water ingress.
Sometimes an internal defect can point to a problem elsewhere. For example, water staining on a ceiling may indicate an issue with the roof, plumbing or drainage.
The surveyor can then consider the likely cause and recommend further investigation where necessary.
A Building Surveyor can visually consider accessible building services. However, a standard building survey does not include specialist testing.
The surveyor may comment on the apparent age and condition of visible installations. They may also identify obvious defects or areas of concern.
However, detailed testing requires the appropriate specialist.
For example, the surveyor may recommend an electrical inspection if an installation appears dated or raises concerns. Likewise, mechanical systems, lifts or specialist equipment may need separate assessment.
A good Building Surveyor should recognise when specialist advice is required. The survey report should make any recommendations for further investigation clear.
They can be. Depending on the property and the agreed scope, the survey may include external areas within the site.
These could include car parks, service yards, hardstanding, boundary walls, fences and external drainage.
These areas should not be overlooked. Repairs to large areas of hardstanding, drainage or boundary structures can create significant costs.
Therefore, understanding the condition of the wider site can be just as important as understanding the building itself.
No survey can guarantee that it will identify every defect.
A commercial building survey normally involves a visual inspection. Unless agreed otherwise, the surveyor will not open up the building or carry out destructive investigations.
Some parts of the building may also be concealed or inaccessible. In addition, certain defects may only become apparent under particular conditions.
Access can therefore have a major impact on the inspection.
RICS guidance places importance on agreeing the scope of the inspection and identifying significant limitations. This allows the client to understand areas that the surveyor could not inspect and where further investigation may be appropriate.
At JCA Consulting, we make significant limitations clear within our reporting. We can then explain whether we recommend further investigation.
The site inspection is only one part of the process.
Afterwards, the surveyor reviews their findings and prepares the report.
The report should explain the condition of the property and highlight significant defects. It should also identify maintenance requirements, risks and areas that need further investigation.
Most importantly, the report should put those findings into context.
Which issues need attention?
Which could involve significant expenditure?
What maintenance should you anticipate?
Do you need specialist advice?
Is there anything you should investigate before you commit to the property?
A long list of defects has limited value without that context.
The purpose of the survey is therefore not simply to tell you what is wrong. It should give you useful information to support your property decision.
A detailed commercial building survey can contain a considerable amount of information. Therefore, the key findings should be easy for the client to identify and understand.
RICS guidance recognises the use of red, amber and green risk ratings within Technical Due Diligence reports. This traffic light approach helps the reader quickly identify the significance and priority of different findings.
A summary of the principal defects and areas of concern can also save the reader time by highlighting the most important findings before they consider the detailed sections of the report.
Where appropriate, budget costs can be provided against identified works. These help the client understand the potential expenditure associated with the property and consider the financial risks before making a commitment.
This information can be particularly important when purchasing a commercial property. Significant repairs or future expenditure may affect the purchaser’s overall assessment of the property.
The survey findings and associated costs can therefore help inform discussions with the client’s professional advisers and may provide a basis for negotiating the purchase price.
The aim is to give the client a clear understanding of the defects, their priority and the potential financial implications.
Yes. Most commercial properties will have defects or maintenance requirements. Finding a defect does not automatically mean that you should walk away from the purchase.
Instead, the survey helps you understand the potential liabilities before you commit.
For example, the survey may identify significant repairs or future expenditure that you had not previously considered.
You can then factor that information into your decision. In some cases, the findings may also inform further discussions or negotiations before the transaction completes.
The aim is simple. You should understand the building you are buying and the potential costs that may come with it.
A building survey can be just as important for a tenant.
Commercial leases can place significant repair and maintenance obligations on the tenant. Therefore, you should understand the condition of the property before entering into the lease.
A survey may identify existing defects or significant future maintenance requirements. You can then discuss those findings with your solicitor before completing the lease.
In some circumstances, you may also need a Schedule of Condition.
A Schedule of Condition records the condition of the property at a particular point in time. It can provide useful evidence of the property’s condition at the start of a tenancy.
However, the Building Surveyor and solicitor have different roles.
Your surveyor advises on the physical condition of the property. Your solicitor advises on the legal obligations within the lease.
Together, that advice can give you a much clearer picture of what you are taking on.
There is no standard price because there is no standard commercial building.
Several factors can affect the fee. These include the property’s size, age, construction, complexity and location. Access and the scope of the survey will also affect the amount of work required.
For example, surveying a small modern commercial unit is very different from surveying a large industrial facility or complex older building.
At JCA Consulting, we tailor our proposals to the property and the client’s requirements. This means the scope and fee reflect the work that the survey actually requires.
It also means our clients understand the proposed scope before they instruct us.
Again, this depends on the property.
A large or complex building will take longer to inspect than a small, straightforward unit. Access can also affect the time required on site.
However, the work does not end when the surveyor leaves the property.
The surveyor must review their photographs and findings. They may also need to consider documents or other information. They then prepare the written report.
At JCA Consulting, we agree timescales with our clients at the outset. We also understand that commercial property transactions often have deadlines.
However, a thorough inspection and a properly considered report need sufficient time.
A commercial property can represent a substantial financial commitment.
At the same time, defects can create significant unexpected costs.
Roof repairs, structural problems, water ingress, failing services and extensive maintenance requirements can all affect future expenditure.
A commercial building survey cannot remove these risks. However, it can help you identify and understand them before you commit.
That knowledge can help you make a more informed decision about the property.
JCA Consulting is a firm regulated by RICS. Our Chartered Building Surveyors provide commercial Building Surveys and Technical Due Diligence for clients across the UK.
We follow relevant RICS professional standards and guidance. We also tailor each survey to the property and our client’s requirements.
Our surveyors work across a wide range of commercial property types. These include offices, industrial and warehouse buildings, retail premises, healthcare and education properties and other specialist buildings.
JCA also provides a wider range of property and construction services. Our team includes expertise in Building Surveying, Quantity Surveying, Project Management and Architecture.
As a result, we can draw on wider expertise where a property or project requires it.
Whether you are buying a commercial property or considering a new lease, we can tailor our advice to your requirements.
If you would like to discuss a commercial property or find out what type of survey you need, contact the JCA Consulting team.
