Property Overview
Olivas Nichols Inspections was retained by a commercial investment group to perform a comprehensive Property Condition Assessment (PCA) on a Class A office condominium located in Rancho Cucamonga, California.
Property Type: Class A Office Condominium
Location: Rancho Cucamonga, CA
Building Size: 9,290 Square Feet
Year Built: 2008
Renovation History: Significant Interior Renovation Completed in 2013
Occupancy Status: Vacant at Time of Inspection
Listing Price: $3,500,000
Scope of Inspection
Our inspection included a comprehensive evaluation of the property’s major systems and components in accordance with commercial inspection standards.
- Roof System
- Exterior Components
- Structural Components
- Interior Finishes
- Electrical Systems
- Plumbing Systems
- HVAC Systems
- Fire Suppression Components
- Site Improvements
- Accessibility Components
- Life Safety Features
Ancillary Services Included
Sewer Scope Inspection
Video inspection of sewer lines to identify blockages, cracks, root intrusion, deterioration, and other hidden defects.
Infrared Thermal Imaging
Advanced thermal imaging technology helps detect moisture intrusion, insulation deficiencies, electrical hotspots, and hidden issues.
Drone Roof Documentation
High-resolution aerial imagery provides safe, detailed roof assessments, documenting conditions, defects, and hard-to-access areas.
Executive Summary
The property presented as a well-maintained Class A office asset with substantial tenant improvements already in place. However, several major building systems were approaching significant maintenance and replacement cycles.
Our inspection identified:
- 55 Total Deficiencies
- 21 Deferred Maintenance Items
- 4 Life Safety Hazards
- 31 Repair Recommendations
- Multiple Systems Requiring Near-Term Capital Planning
Rather than isolated maintenance concerns, the inspection revealed concurrent deficiencies involving roofing, HVAC performance, plumbing infrastructure, and electrical safety components that warranted further evaluation before closing.
Key Findings
Electrical Safety Deficiencies
Several electrical deficiencies requiring immediate attention were identified, including:
- Defective GFCI protection
- Missing GFCI protection in required locations
- Open ground conditions at receptacles
These conditions represented potential shock and safety hazards requiring correction by a licensed electrician.
HVAC Performance Concerns
- Evidence of icing during operation
- Inadequate cooling performance
- Thermal imaging anomalies
These findings suggested potential refrigerant, airflow, or component failures requiring further evaluation by a qualified HVAC contractor.
Plumbing & Sewer Findings
A sewer camera inspection identified:
- Corrosion within accessible piping
- Debris accumulation
- Offset pipe connections restricting camera advancement
Further plumbing evaluation was recommended to determine the full extent of repairs.
Roofing System Deficiencies
- Deteriorated seams
- Loose flashing
- Lifting coping components
- Corrosion at associated roof-mounted systems
Capital Planning Considerations
Estimated Capital Exposure
- Low Range: $82,900
- High Range: $286,690
Areas contributing to future capital expenditures included:
- HVAC Repairs & Evaluation
- Roofing Repairs & Restoration
- Sewer Repairs
- Water Damage Remediation
- Electrical Safety Corrections
- Interior Repairs & Deferred Maintenance
Value Delivered To Client
Beyond identifying deficiencies, the inspection package provided:
Executive-Level Reporting
A concise summary designed for:
- Investors
- Asset Managers
- Commercial Brokers
- Acquisition Teams
Cost-to-Cure Analysis
A prioritized repair matrix that helped quantify potential capital expenditures and support purchase negotiations.
Risk Identification
The inspection highlighted life safety concerns, operational deficiencies, and deferred maintenance items that could impact ownership costs.
Due Diligence Support
The client received actionable recommendations regarding:
- Contractor evaluations
- Capital planning
- Environmental considerations
- Future maintenance strategies
Why Commercial Investors Choose Olivas Nichols Inspections
We understand that commercial clients need more than a list of defects.
Our commercial inspections are designed to help clients answer four critical questions:
- What is wrong with the property?
- How serious are the issues?
- What could repairs cost?
- How might the findings impact the investment?
By combining field expertise, thermal imaging, sewer inspections, drone documentation, and executive-level reporting, we provide the information investors need to make informed decisions.
Need a Commercial Property Inspection?
Whether you’re acquiring an office building, retail center, industrial facility, mixed-use property, or multi-tenant investment asset, Olivas Nichols Inspections provides comprehensive commercial due diligence services throughout Southern California.
Olivas Nichols Inspections
Quality • Integrity • Loyalty
951-987-1203
www.olivasnichols.com