Learn about life safety at InterNACHI’s Pennsylvania House of Horrors®, covering fire hydrants, building ID, alarms, pull stations, emergency lighting, exit signs, and egress path hazards. Below are key highlights, expanded topics, and additional training resources.
Purpose and occupancy determine how a building is designed and constructed. Commercial and residential buildings are built differently because they are used differently. This is especially true for fire and life safety needs. Residential homes are intended for people to live in. Commercial buildings are intended to support business operations. As a result, residential and commercial property inspections are fundamentally different. Their public nature and business use influence the inspector’s scope and approach.
For example, a single-family home has limited fire separation within it, such as between the attached garage and living space. Commercial buildings rely on fire-resistance-rated construction along an intentionally designed means of egress path throughout the building to a public way. Even multi-family properties, while residential in nature, have shared walls and egress paths that correlate to the implementation of additional fire and life safety elements.
Residential vs. Commercial Inspection Standards
A residential inspection Standards of Practice applies to single-family homes and multi-family property with up to four or five units, depending on state legislation or certification requirements. Its scope and procedures are designed for these types of structures and the needs of clients purchasing them as residences. A commercial Standards of Practices is necessary for commercial property inspections. It accounts for the specific construction, design, and occupancy characteristics, as well as the broader range of client objectives, including buying, selling, maintaining, and improving a property.
For instance, consider that residential properties are designed and constructed in accordance with the International Residential Code (IRC), at least one- and two-family dwellings and townhouses up to three stories above grade. Commercial buildings adhere to the International Building Code (IBC). An architect wouldn’t apply IRC to an office building, and vice versa. Although property inspectors aren’t code compliance inspectors, inspection Standards of Practice and training incorporate many of the fundamental code concepts.
As a result, inspecting commercial buildings require both a commercial Standard of Practice and specific training.
The ComSOP
The International Standards of Practice for Inspecting Commercial Properties (ComSOP) establishes the inspection procedures, baseline scope, reporting practices, inclusions, and exclusions for commercial property inspectors. It’s not intended for assessing code compliance or performing architectural or engineering services. The baseline scope consists of a visual inspection of property conditions. Section 6 of the ComSOP outlines what inspectors are required to inspect for each building system.
The video above reviews Section 6.5.12, which defines the inspection scope for the life safety portion of an inspection. Refer to Appendix A.1 for reporting guidelines. Use the resources below to follow along with the video and pursue additional training or certification.
Business Insurance and Agreements
Commercial property inspections involve more complex construction, design, systems, and client objectives than residential inspections. Inspectors should reference the ComSOP in their service agreements and contracts to establish clear client expectations and document the agreed-upon scope of work.
Agreements and insurance are both important liability protection tools, and both should align with the services provided. For example, residential inspection Errors and Omissions (E&O) and General Liability (GL) policies do not cover the full scope of the ComSOP. They specifically exclude fire and life safety aspects specific to commercial buildings. Inspectors should verify their coverage accordingly.
Through CCPIA’s partnership with OREP, members have access to a combined E&O and GL policy that aligns with the scope of the ComSOP.