Your commercial
CAPEX partner.
Not just your inspector.
ASTM E2018 Property Condition Assessments · ERUL · CAPEX Forecasting · Cost-to-Cure
Serving buyers, owners, tenants, lenders & managers — Houston · DFW · Austin · San Antonio
Rule Your Commercial Property.™
#10111729
PCA Standard
Houston · DFW · ATX · SA
TREC #23450
We serve the entire
lifecycle of your
commercial asset.
Most inspection companies serve buyers, then disappear. Imperial Pro is built differently. We partner with commercial real estate investors, property managers, asset owners, lenders, and tenants — before acquisition, through ownership, and at every capital event in between.
Our reports don't just document what's broken. They translate building conditions into the financial language that drives decisions: CAPEX budgets, ERUL timelines, cost-to-cure estimates, and Ready Reserve tables that sync directly with your underwriting and asset management workflow.
From a single-tenant retail building in Katy to a 200,000 SF industrial campus in DFW — we bring the same ASTM-aligned standard, the same depth of documentation, and the same independence from repair companies that earns us repeat clients across the Texas Triangle.
Who We Serve
Investors & Buyers
Pre-acquisition PCAs with cost-to-cure data to support price negotiation and underwriting. Identify deferred maintenance before it becomes your problem.
Owners & Managers
Ongoing maintenance inspections and capital planning. Know your asset's condition at every stage — not just when something goes wrong.
Tenants & Lessees
Pre-lease inspections protect tenants from inheriting maintenance obligations. Don't sign until you know what you're taking on.
Lenders & Servicers
ASTM-aligned PCAs, bank draw inspections, and REO condition reports that meet institutional reporting standards for underwriting and asset oversight.
What's in a
PCA report
from Imperial Pro.
Our Property Condition Assessments follow the ASTM E2018 baseline framework and are tailored to your risk tolerance, timeline, and transaction goals. Every report includes Estimated Probable Costs (EPCs) for identified deficiencies, ERUL assessments, and CAPEX planning data built for real investment decisions.
Document Review & Pre-Survey
Review of available building records, maintenance logs, prior inspection reports, roof warranties, service records, and building plans. Stakeholder interviews with owners, property managers, and maintenance staff to surface known issues before the site visit.
ASTM Phase 1 of 4Walk-Through Survey
Comprehensive visual inspection of structure, roofing, exterior envelope, parking and flatwork, mechanical systems (HVAC), electrical, plumbing, life-safety, and site conditions. Infrared thermal imaging and drone surveys for roof and inaccessible areas.
Core ScopeERUL + CAPEX Planning
Estimated Remaining Useful Life assessments for major systems — roof, HVAC, parking, electrical, plumbing. 10-year CAPEX forecasting and Ready Reserve Tables that integrate directly into your underwriting model and asset management plan.
Investor-CriticalProperty Condition Report
Detailed PCR with photo documentation, deficiency narratives, immediate repair table, short-term and long-term cost-to-cure estimates, and a clear summary of material physical deficiencies. Delivered within 48–72 hours in a format built for negotiation, lender submission, or portfolio management.
48–72h Delivery Every commercial
inspection you'll ever need.
One licensed, independent firm serving every scenario — acquisition, ownership, leasing, lending, and capital planning. No referral conflicts. No repair sales. Just data you can act on.
Property Condition
Assessment (PCA)
ASTM E2018 · Houston · DFW · Austin · San Antonio
The gold standard for commercial real estate due diligence. Our ASTM-aligned PCAs give investors, lenders, and owners a complete picture of the asset's condition, deferred maintenance, and capital exposure — documented in a format ready for closing, financing, or portfolio review.
Property Types We Inspect
"Pre-purchase commercial inspections across the Texas Triangle routinely uncover findings that support 1–5% reductions off the purchase price — through negotiation leverage, avoided surprises, and more accurate CAPEX planning before signing."
Commercial Foundation Inspection
ZIPLEVEL® elevation surveys and structural performance evaluations for Houston's expansive clay soils. Independent — not a repair company. Learn More →
Environmental & Mold Assessments
TDLR-licensed mold assessments and indoor air quality evaluations for commercial spaces. Essential for code compliance and occupant safety.
Commercial Damage & Insurance Reports
Independent damage assessments for weather events, water intrusion, fire, and structural movement. Documentation built for insurance claims and repair planning.
ADA Compliance Inspections
Evaluate accessibility features and identify areas of non-compliance. Help owners meet legal requirements and protect against liability exposure.
Bank Draw Inspections
Timely construction progress reports for lenders. Verify milestone completion before funds are released on commercial and residential construction projects.
REO & Mortgage Inspections
Condition reports, occupancy checks, and repair cost estimates for banks, asset managers, and servicers managing foreclosed or vacant commercial properties.
Building Envelope Investigation
Identify the source of moisture intrusion, air leakage, and structural damage at the building envelope. Infrared thermal imaging and targeted testing protocols.
CAPEX Planning & Repair Estimates
Standalone cost-to-cure reports and 10-year CAPEX forecasts from existing inspection findings, engineer reports, or contractor scopes — without a new site visit.
A PCA isn't a cost. It's a capital protection tool.
Every PCA we deliver translates physical building conditions into financial exposure — immediate repair costs, deferred maintenance, and 10-year capital needs — so your underwriting reflects what you're actually buying.
from PCA findings at acquisition
for most commercial properties
in every Imperial Pro PCA
What we find when
we're actually there.
Real commercial inspections across Houston and the Texas Triangle — the defects, the data, and what they cost if you miss them.
2 Inches of Foundation Settlement — Missouri City, TX
A commercial building with clear signs of movement. ZIPLEVEL® elevation survey confirmed 2 inches of differential settlement in the rear section — the cause, the risk, and what it means for the asset and its owner.
Shocking Safety Hazards Found in a Houston Commercial Building
Electrical hazards, improper egress, and fire safety failures documented during a Houston commercial PCA. Whether you're a landlord, investor, tenant, or property manager — a professional inspection isn't optional. It's liability protection.
One firm. Four
markets. All of Texas.
Based in Sugar Land — the geographic center of Fort Bend County and Greater Houston — Imperial Pro deploys commercial inspection services across the entire Texas Triangle. One engagement, one firm, one standard of quality wherever your asset sits.
Greater Houston
Primary MarketDallas–Fort Worth
Statewide MarketAustin
Statewide MarketSan Antonio
Statewide Market The standard others
claim. The execution
we actually deliver.
Any licensed inspector can hand you a report. Few can give you ASTM-aligned documentation, ICC-certified building code expertise, ZIPLEVEL® foundation data, and a 10-year CAPEX forecast — delivered within 72 hours — from a firm with zero ties to repair contractors.
ICC-Certified Building Code Expertise
ICC #10111729. We inspect to building code standards — not just visual observation. That distinction matters when a deficiency needs to be documented with authority against a builder or for a lender submission.
Zero Ties to Repair Companies
We are exclusively inspection and assessment. No repair division, no referral fees, no contractor relationships that could compromise what we document. Our independence is structural — not a policy that can change.
Foundation Expertise Built Into Every PCA
Houston's expansive clay soils make foundation assessment a prerequisite, not an add-on. ZIPLEVEL® precision elevation surveys are standard-issue on our commercial engagements — not a premium upsell.
Reports Built for Decision-Makers
Our PCRs are formatted for investors, lenders, and asset managers — not homeowners. Cost-to-cure tables, ERUL summaries, and 10-year CAPEX forecasts that speak the language of the deal, not just the building.
Imperial Pro by the numbers.
TREC Required · TREC Consumer Protection Notice · TREC Real Estate Inspector SOP
Questions
answered.
The questions investors, owners, tenants, and lenders ask before commissioning a commercial property inspection in Houston, DFW, Austin, and San Antonio.
Your next commercial
asset deserves
a real partner.
Whether you're acquiring, managing, financing, or leasing commercial real estate in Houston, DFW, Austin, or San Antonio — we bring ASTM-aligned due diligence, independent expertise, and zero conflicts of interest to every engagement. Request a proposal and we'll respond within 24 hours.