A commercial property inspection checklist is the list of building systems, documents, and deadlines a buyer or tenant should cover before committing to a commercial property. In Miami, that list has to account for things a generic checklist leaves out: flat roofs that hold water in the rainy season, salt air that corrodes concrete and metal, buildings that predate the 2002 Florida Building Code, and Miami-Dade's 30-year building recertification clock.
Use the checklist below to plan your due diligence, brief your inspector, and know which findings deserve a second opinion before your inspection period ends.
The short version: check every major system, ask for the building's records before inspection day, compare the building's age against Miami-Dade's 30-year recertification requirement, and leave time in your due diligence period for specialists. The inspection tells you what you are buying. The records and the recertification date tell you what it will cost to keep.
What should a commercial property inspection checklist cover in Miami?
A complete checklist covers nine areas. The third column is what tends to go wrong in Miami specifically, which is where most of the money in a commercial deal is found.
| System | What to check | Miami watch-outs |
|---|---|---|
| Structure | Foundation and slab, load-bearing walls, columns and beams, floors and ceilings | Concrete spalling and rusting rebar from salt air, especially on balconies, walkways, and parking decks |
| Roof | Membrane condition, seams, flashings, penetrations, drains, rooftop equipment supports | Ponding water on flat and low-slope roofs (TPO, EPDM, modified bitumen, built-up); clogged drains in summer storms |
| HVAC | Rooftop package units, split systems, ductwork, thermostats and controls | Units running year-round wear out faster; many leases make the tenant responsible for HVAC repair |
| Electrical | Main service and distribution panels, 3-phase wiring, circuits, emergency and exit lighting | Original or partly updated service in older buildings; unpermitted wiring left by past tenants |
| Plumbing | Supply lines and shut-offs, drain and sewer lines, commercial water heaters, restroom fixtures | Aging cast iron or clay drain lines in older buildings; a camera inspection of the drain lines is worth adding |
| Fire and life safety | Sprinklers (visual), fire alarm devices, exit signs, egress paths and doors | Missing or blocked exits after past tenant build-outs |
| Building envelope | Stucco and cladding, windows, storefront glass, loading docks, overhead doors | Windows and storefronts that may not meet current hurricane standards on pre-2002 buildings; water getting in around openings |
| Interior | Floors, walls, ceiling tiles, doors and hardware, restrooms, ADA accessibility | Stained ceiling tiles and musty rooms that point to roof leaks or mold |
| Site and parking | Parking lot surface and striping, site drainage and grading, accessible parking, lighting, fencing | Standing water after afternoon storms; drainage that only fails in the wet season |
Every one of these areas is part of a TruView commercial inspection in Miami, documented with HD photos in a report delivered the same day.
Add-ons to consider
- Drain line camera inspection for older buildings, where a failed sewer line under the slab is one of the most expensive surprises after closing.
- Commercial roof inspection when the roof is the main concern, for a closer look at the membrane, flashing, drainage, and remaining service life.
- Mold inspection when there is a history of water getting in, a flat roof, or aging HVAC units.
- Commercial electrical inspection when an insurer asks for one before writing or renewing the policy.
Which documents should you request before inspection day?
Records tell the inspector where to look and tell you what has already been fixed, patched, or ignored. Ask the seller or landlord for:
- Permits and the certificate of occupancy, including permits for past tenant build-outs and roof replacements.
- The latest building recertification report, if the building is 30 years old or older.
- Roof and HVAC service records, including the roof installation date and any warranty.
- Past inspection reports, from any earlier sale, refinance, or insurance inspection.
- Open code violations or notices from the City of Miami, Miami-Dade County, or the local municipality.
- Records of past repairs, especially concrete restoration, roof leaks, and water damage.
Missing records are a finding too. A building with no roof installation date or no closed-out permits for past work is one to price more carefully.
How does building age change the checklist in Miami?
Two dates matter on almost every Miami commercial deal.
Built before 2002
The Florida Building Code was unified in 2002, with stronger requirements for high-wind areas like Miami-Dade. Older buildings may have roofs, windows, or storefront glass that do not meet current hurricane standards. That does not make them unsafe to buy, but upgrades can come up when you replace the roof, renovate, or renew insurance, so they belong in your budget.
30 years or older
Miami-Dade County requires buildings to be recertified at 30 years of age and every 10 years after that. The program is still often called the "40-year recertification," but the trigger age is now 30. Recertification produces two sealed reports, structural and electrical, filed with the building official. One- and two-family homes and buildings of 2,000 square feet or less are excluded.
A commercial inspection and a recertification are not the same thing. The inspection is your due diligence. The recertification is a county requirement on its own schedule. If the building is close to 30 years old, or past a 10-year cycle, ask whether a notice has been issued and get a sense of the repair costs before you close. Always confirm the exact due date with the building department. See building recertification for how the process works, and our Broward commercial inspection guide if you are also buying in Broward, which uses a 25-year threshold.
How does the inspection fit into your due diligence period?
Commercial inspection periods are negotiated in each contract, and they go quickly. A simple order of steps keeps the report useful:
- Book the inspection as soon as the contract is signed. Share the property type, size, number of units or suites, and your deadline so the scope and price are confirmed before the visit.
- Arrange access. The inspector needs the roof, mechanical and electrical rooms, parking areas, and every unit or suite. Occupied buildings need the tenant notice their leases require.
- Read the same-day report with your broker or attorney. Sort findings into safety items, systems near the end of their life, and recertification exposure.
- Bring in specialists while you still have time. If the report flags something for a structural engineer, licensed roofer, or electrician, their opinion needs to arrive before your deadline.
- Negotiate. Use the documented findings to ask for repairs, credits, or a lower price, or to walk away.
If you are leasing, not buying
Tenants should use the same checklist with a different goal: recording the space's condition before signing. That baseline protects you from move-out charges for damage that was already there, and it gives you findings to raise with the landlord, such as roof leaks or an aging HVAC unit you may be responsible for under the lease.
Frequently asked questions
Is there a standard commercial property inspection checklist?
There is no single checklist required by Florida law for a buyer's commercial inspection. A thorough inspection covers structure, roof, HVAC, electrical, plumbing, fire and life safety, the building envelope, interior spaces, and the site and parking. In Miami, add the building's age against the 30-year recertification requirement and the records listed above.
How long does a commercial property inspection take?
Most take 2 to 6 hours depending on building size, and larger properties can take a full day. TruView delivers the full report the same day.
Does a commercial inspection replace the building recertification?
No. A commercial inspection is due diligence for a buyer, tenant, or lender. Recertification is a Miami-Dade County requirement that needs two sealed reports, structural and electrical, filed with the building official. A building can do well on one and still have work to do for the other.
How much does a commercial property inspection cost in Miami?
TruView's commercial inspections range from $500 for small retail or office space to $3,500 or more for large industrial properties, based on size, type, and complexity. See the commercial inspection page for the full price table.
Booking a commercial inspection in Miami
TruView Inspections has completed more than 40,000 inspections across Florida and holds a 4.9 out of 5.0 Google rating from over 2,000 reviews. Inspectors are InterNACHI Certified and IAC2 Certified, the company is BBB Accredited, and it operates under Florida License H17112 / CRC1330244. Call the Miami-Dade team at (305) 908-3835, or see our Miami inspection services for residential properties.