Commercial and residential property inspections check the same basic systems (structure, roof, electrical, plumbing and HVAC), but they are built for different buildings and different decisions. A home inspection tells a family whether a house is safe and what it will cost to keep. A commercial inspection tells a buyer, tenant or lender whether a business property can operate, what it will cost to run, and what to negotiate before the due diligence period ends.
Short answer: a commercial inspection covers bigger and more specialized systems, such as flat roofs, rooftop HVAC units, three-phase electrical and fire and life safety, and it usually takes longer and costs more. With TruView, a home inspection takes 2 to 4 hours and costs $400 to $700+ by size. A commercial inspection takes 2 to 6 hours (larger buildings can take a full day) and costs $800 to $5,000+ by size and building type. Both come with a same-day HD report.
Commercial vs. residential inspections at a glance
| Residential inspection | Commercial inspection | |
|---|---|---|
| Typical properties | Single-family homes, townhouses, condo units, duplexes to fourplexes | Offices, retail and strip centers, restaurants, medical offices, warehouses, mixed-use and apartment buildings with five or more units |
| Main focus | Safety and livability for the people who will live there | Operating condition, repair and replacement costs, and risk for the owner or tenant |
| Roof | Mostly sloped shingle, tile or metal roofs | Mostly flat or low-slope roofs (TPO, EPDM, modified bitumen, built-up) plus rooftop equipment |
| HVAC and electrical | Residential split systems and a main panel | Rooftop package units, multiple panels and three-phase service |
| Extra areas | Attic, insulation, windows, doors and appliances | Fire and life safety, ADA accessibility observations, parking lot, site drainage, every tenant space |
| Time on site (TruView) | 2 to 4 hours | 2 to 6 hours; large buildings can take a full day |
| Price (TruView) | $400 to $700+ by home size; condos from $299 | $800 to $5,000+ by building size and type |
| Report (TruView) | Same-day HD report with photos | Same-day HD report with photos |
| Florida insurance reports | Free 4-point and wind mitigation reports with every full home inspection | Not included; some insurers ask for a commercial electrical inspection, available as an add-on |
What a residential inspection focuses on
A home inspection is a roof-to-foundation review of the house a buyer is about to live in. The inspector checks the structure, roof, electrical, plumbing, HVAC, attic, insulation, windows, doors and appliances, and looks for safety issues such as missing smoke detectors or exposed wiring. TruView’s home inspections cover more than 200 checkpoints.
In Florida, a home inspection also does an insurance job. Most insurers require a 4-point inspection on homes 25 years or older before they write a new policy, and a wind mitigation report can qualify the home for insurance discounts. TruView includes both free with every full home inspection.
What a commercial inspection adds
A commercial property inspection covers the same core systems, but at a larger scale and with equipment you won’t find in a house:
- Flat and low-slope roofs: membrane condition, seams, flashings, drains and the supports for rooftop equipment. In South Florida, ponding water on flat roofs is one of the most common and expensive findings.
- Rooftop HVAC units: each package unit is checked on its own, because replacing several aging units can change the economics of a deal.
- Commercial electrical: main service and distribution panels, three-phase wiring, and emergency and exit lighting.
- Fire and life safety: visual checks of sprinklers, fire alarm devices, exit signs and egress paths.
- Accessibility and site: ADA accessibility observations, parking lot condition, accessible parking, site drainage and grading.
- Every tenant space: in a multi-tenant building, each suite is part of the inspection, along with the common areas.
A commercial inspection also leans more on records. Before inspection day, ask for past inspection reports, roof and HVAC service records, permits, certificates of occupancy and any open code violations. Our commercial property inspection checklist for Miami lists every system and document to cover.
How time, reports and price differ
Time. A TruView home inspection takes 2 to 4 hours, depending on the size and age of the home. A commercial inspection takes 2 to 6 hours, and large buildings can take a full day.
Reports. Both get a same-day HD report with photos of every finding. A home report is written for a buyer and their agent. A commercial report is written to be shared with a broker, attorney, lender or investor group before the inspection contingency deadline, and repair cost estimates are available as an add-on.
Price. Home inspections are priced by square footage, from $400 to $700+. Commercial inspections are priced by size and building type, from $800 to $1,200 under 5,000 sq ft up to $5,000+ for large commercial and industrial buildings. Age, the number of units and rooftop units, and add-ons change the final quote, which we confirm before scheduling.
Specialists. When a finding needs a second opinion, such as a structural concern, a failing roof or an electrical hazard, plan time in your due diligence period for a structural engineer, licensed roofer or electrician to look at it before you close or sign.
Florida rules that apply to one but not the other
Licensing. Florida’s home inspector license is written for homes: single-family houses, duplexes to fourplexes, and condo and co-op units. Commercial buildings fall outside that definition, so when you hire for a commercial building, look for an inspector who inspects commercial properties regularly, not only homes.
Building recertification. Older condo and commercial buildings in Miami-Dade and Broward must pass a county recertification inspection on a fixed schedule (30 years in Miami-Dade, 25 years in Broward). Recertification is the owner’s legal requirement. A buyer’s commercial inspection doesn’t replace it, so check the building’s age and recertification status as part of due diligence. Single-family homes are not part of these programs.
Insurance. The 4-point and wind mitigation reports are standard for Florida homes. Commercial policies follow the insurer’s own requirements, which sometimes include a commercial electrical inspection.
Which inspection do you need?
- A house, townhouse or condo unit you will live in or rent out: a residential home or condo inspection.
- A duplex, triplex or fourplex: residential.
- An apartment building with five or more units, or a mixed-use building: commercial.
- An office, store, restaurant, warehouse or other business property, whether you are buying or leasing: commercial.
Not sure which one fits your property? Call us and describe the building, and we will tell you which inspection covers it and what it will cost.
Frequently asked questions
Is a commercial inspection more expensive than a home inspection?
Usually, yes. With TruView, home inspections cost $400 to $700+ by size, and commercial inspections cost $800 to $5,000+ by building size and type, because commercial buildings are larger and have more systems to check.
Can the same company do both residential and commercial inspections?
Yes, if it has commercial experience. TruView inspects homes, condos and commercial buildings across South and Central Florida, with the same same-day HD report for both.
Does a commercial inspection take longer than a residential one?
Often. A TruView home inspection takes 2 to 4 hours. A commercial inspection takes 2 to 6 hours, and large buildings can take a full 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 separate county requirement for older buildings in Miami-Dade and Broward that the owner must meet.
Book the right inspection with TruView
TruView inspects homes, condos and commercial properties across Miami-Dade, Broward, Palm Beach, the Treasure Coast and Central Florida. For a commercial building, start with our commercial property inspection page; for a home, see home inspections. Call the Miami-Dade team at (305) 908-3835 for a quote.