COMMERCIAL TRIPLE-NET (NNN) LEASE FORENSIC INSPECTIONS.
Never sign a Triple-Net lease without establishing an indisputable baseline. We document existing HVAC condition, storefront glass, electrical panels, and ADA compliance to protect tenants from inheriting landlord liabilities.
Meet Inspector Mack & The Secured Team
Every commercial facility assessment is led directly by senior inspectors using calibrated industrial instrumentation. We evaluate low-slope TPO/EPDM roof assemblies via radiometric drone thermography, scan 480V 3-phase switchgear busbars under load, audit packaged RTU arrays, and document deferred capital liabilities to defend your NOI and underwriting.
Inspector Mack • ASTM E2018-24
Triple-Net Lease Trap: Don't Inherit Landlord HVAC Costs
Inspector Mack explains how commercial tenants get stuck with $25,000 HVAC bills within 6 months of lease commencement.
"A standard Texas NNN lease says you accept the HVAC in 'as-is' condition. If that 10-ton RTU dies 30 days after you open your doors, you are legally on the hook for a $20,000 replacement. Inspect before you execute."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Dedicated RTU & Split System Operational Audit
Checking compressor age, delta-T temperature split, dirty evaporator coils, blower bearings, and refrigerant leaks.
Commercial Storefront Glass & Entrance Doors
Inspecting aluminum storefront framing, tempered glass seals, ADA door pull hardware (maximum 5 lbs force), and threshold sweeps.
Tenant Electrical Panel & Demised Space Circuits
Auditing breaker panel directories, verifying no shared circuits with adjacent tenants, and checking lighting contactors.
Commercial Restrooms & Water Heaters
Testing ADA grab bars, commercial flushometers, water heater TPR valves, floor drain trap primers, and shut-off valves.
Drop Ceiling Space & Fire Dampers
Inspecting above-ceiling plenums for abandoned wiring (NEC 800.25), disconnected flex ducts, and unsealed firewall penetrations.
Loading Doors & Motorized Operators
Testing commercial overhead sectional/roll-up doors, safety photo-eyes, reverse mechanisms, and counterbalance springs.
ADA Title III Path of Travel & Restrooms
Verifying wheelchair turnaround diameters (60 inches), sink pipe insulation, and accessible counter heights.
Emergency Egress Lighting & Exit Sign Batteries
90-minute battery backup tests on illuminated EXIT signs and emergency dual-head floodlights.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Unserviced Commercial RTU on Verge of Seizure
Previous tenant failed to perform quarterly maintenance, resulting in rusted condenser coils, burnt motor contactors, and low refrigerant.
Illegal Abandoned High-Voltage Wiring Above Ceiling
Previous occupants abandoned dead electrical cables and low-voltage wiring bundled in return-air ceiling plenums.
Dried-Out Floor Drain Trap Primers
Restroom floor drains without functional trap primers allowing P-traps to evaporate in Texas summer heat.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
Testo 405i Thermal Anemometer
Measures precise airflow volume (CFM) and temperature splits at commercial supply diffusers.
FLIR® E8-XT Camera
Scans electrical panels and ceiling air ducts to detect overheated breakers and duct air leaks.
Wagner Push/Pull Force Gauge
Calibrated gauge measuring exact pounds of opening force on heavy commercial glass doors per ADA Title III.
Extech Gas Leak Detector
Verifies zero gas leakage at commercial water heaters, unit heaters, and kitchen line drops.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Failing 10-Ton Carrier RTU Compressor & Burned Contactors
Our pre-lease inspection discovered that the dedicated 10-ton rooftop unit was 17 years old, operating with heavily pitted contactors and an overheating compressor motor drawing 42 amps (32 amp maximum rating). The unit was on the verge of complete mechanical failure.
Frequently Asked Questions: Commercial Lease Inspection
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1What is a Triple-Net (NNN) lease inspection?▼
In a Triple-Net lease, the tenant is responsible for property taxes, insurance, and all maintenance costs—including heating, cooling, plumbing, and electrical systems. A pre-lease inspection documents the exact physical condition of these systems before you sign, preventing you from paying for the previous tenant's neglect.
Q2Can I use your inspection report to negotiate with the landlord?▼
Yes! Commercial tenants routinely use our reports to require landlords to make mechanical repairs, replace aging RTUs, or provide additional Tenant Improvement (TI) allowances and rent abatements prior to lease commencement.
Q3Do you perform lease-exit inspections for departing tenants?▼
Yes. When moving out of a commercial space, landlords often attempt to withhold security deposits for alleged HVAC or building damage. Our 'Lease-End Broom Clean' inspection establishes definitive proof of condition, protecting your deposit.
Q4What does the inspector check above drop ceilings?▼
We inspect the ceiling plenum for abandoned wiring (violating NEC 800.25), disconnected flexible ductwork, unsealed firewalls between tenant spaces, and leaking roof drain lines.
Q5How does ADA compliance impact a commercial tenant?▼
Under the Americans with Disabilities Act (ADA Title III), businesses open to the public can face substantial legal liability if entrance doors, ramps, and restrooms do not meet accessibility guidelines. We audit path-of-travel and restroom compliance.
Q6How quickly can you inspect a commercial lease space?▼
We understand commercial lease timelines move quickly. We can typically perform the inspection within 24 to 48 hours and deliver our complete report the exact same day.
Commercial Triple-Net (NNN) Lease Tenant Survey Rate Schedule
Protect your business before signing a Triple-Net (NNN) commercial lease. We document existing rooftop HVAC (RTU) failures, roof leaks, electrical panel hazards, and ADA plumbing liabilities so you do not inherit the landlord's deferred maintenance.
Commercial Triple-Net (NNN) Lease Tenant Survey (Up to 5,000 sq ft)
$750 BaseAdditional NNN Lease Suite Square Footage (Over 5,000 sq ft)
+$0.10/sfAdditional Commercial Rooftop AC / HVAC Unit (Over 2 Units)
+$65/unitCommercial Sewer Camera Scope of Grease Trap / Main Lateral
+$175Self-serve Stripe checkout available below for standard ≤5,000 sq ft NNN Tenant Surveys ($750), or customize larger suites in the Commercial Quote Builder.
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred date and morning/afternoon inspection window online. Guaranteed same-day digital delivery before 9:00 PM.
