CCPIA Videos - Certified Commercial Property Inspectors Association

Video Overview

Learn the three key aspects of inspecting a commercial property’s entrance and signage.

Building entrance inspections often overlap several systems and components. In this video, the inspection focuses on a building’s entrance area, address identification and signage, and site drainage. Each reveals how overlooked details can affect occupant safety and contribute to broader conditions that influence the property as a whole.

To learn more about inspecting commercial building entrances, electrical systems, and life safety features, take the self-paced Inspecting Commercial Electrical Systems Online Course and the Inspecting Commercial Fire and Life Safety Systems Online Course and earn your certificate upon completion.

Life Safety Inspection: Address Identification

Commercial buildings should have clear address identification visible from the road fronting the property. It is commonly located at the main entrance signage, such as the monument shown in the video, or on the building itself.

For properties on private roads and where the building address is not visible from the street fronting the property, signage may be installed in another location or by another means approved by the AHJ, such as on a pole.

When first responders receive a call, they’re given an address, not a business name. Clearly visible address identification allows them to locate the property quickly, which is why this check falls under the life safety portion of the inspection.

Key Inspection Points

The ComSOP requires the inspector to verify that the address or street number is visible from the street in front of the building and that the numbers contrast with their background for easy readability.

Look for a visible address or building number from the road fronting the property. Many properties fail to meet this essential life safety requirement, which can be easily verified by inspectors upon arrival and parking at the building.

Life Safety Inspection Online Course

Electrical Inspection: Safety and Lighting

Electrical components for lighting are often present at main entrances and signage. After verifying the address, walk around the sign to continue the inspection.

If lighting or other electrical elements are present, always use a non-contact voltage detector before touching any part of the system. This precaution helps prevent accidental contact with energized components and reduces the risk of electrocution.

Key Inspection Points

Take inventory of the systems and components present and inspect their visible condition. Based on the inspection of the monument sign in the video, the following key points were observed:

  1. Disconnects: Building signage is often powered for internal or outline lighting. Verify that an accessible means of disconnect is present. The switch or breaker may be located at the point of entry to a sign, or near the sign within an enclosure. If it’s not visible, it may be in a remote location, but a placard should be present at the sign noting the disconnect’s location.
  2. Exposed wiring and open electrical components: Look for exposed wiring and missing covers. Watch for open electrical connections at light fixtures, as water can enter open fixtures and present safety hazards risks.
  3. Visible physical condition: When walking around the sign, assess the physical condition of the visible components. Note any physical damage and deterioration of electrical components.

Inspection Limitations

Inspections performed in accordance with the ComSOP are visual only. Do not dismantle enclosures, operate disconnects, or test lighting beyond normal operating controls. Normal operating controls are devices used by regular occupants that require no special skill or knowledge. Lighting timers, photosensors, and disconnects are not considered normal operating controls.

While disconnects should only be operated by fire responders or qualified service personnel, inspectors may consider asking a facility manager or the maintenance staff to verify lighting operation through the control system present, or simply document visible conditions, noting the observed inventory and overall condition.

Electrical Inspection Resources

Site Drainage Inspection: Topography and Water Flow

The building entrance often provides a clear vantage point to observe how water flows from the street and adjacent properties, offering insight into the site’s drainage and overall topography.

Inspectors do not need specialized equipment, such as surveying tools. A visual comparison of surrounding areas can help trace water flow and identify potential issues, especially in regions prone to flooding or heavy rain.

Key Inspection Points

The ComSOP requires inspectors to assess surface drainage, the stormwater drainage system, and the general topography of the property. Any conditions likely to adversely affect the structure should be documented in the report.

Stand at the entrance and observe the surrounding area. Based on the inspection of the building entrance in the video, the following key points were observed:

  1. Assess general topography: Identify high and low points in relation to the entrance. Observe surrounding streets, parking areas, and other properties to understand how water flows during rain events and whether it moves toward or away from the building.
  2. Trace water flow to drainage points: Follow the slope to see where water collects or discharges. Proper grading should direct surface drainage away from the building and toward functional drainage systems.
  3. Look for signs of current or past pooling water: Note mud accumulation, water stains, deteriorated flatwork, or other evidence of standing water. These conditions may appear at low points between drains or where discharge points require maintenance.
  4. Look for signs of current or past pooling water: Look for mud on asphalt, water stains, or signs of standing water. This may occur at low points between drainage points or at drainage points that require maintenance.

Understanding the water’s path helps evaluate whether the drainage system functions properly. When assessing topography and tracing water flow, it may also point to other potential issues to take a closer look at when further continuing the inspection.

Exterior Inspection Online Course

Conclusion

The building entrance connects several inspection focus areas, address identification and signage, electrical components, and site drainage. Each provides insight into how safety, maintenance, and functionality come together at one of the most visible and frequently used parts of a property.

A deliberate review of these elements helps inspectors identify overlooked issues early, support life safety, and document findings that reflect the property’s overall condition.

Additional Resources for Commercial Property Inspectors: