Inspecting an Outbuilding

An outbuilding is defined as a detached, accessory structure that supports operations associated with the main building. Inspecting outbuildings is beyond the baseline scope of the ComSOP. Inspectors should discuss this with clients ahead of time to determine whether it will be added to the inspection scope and if there are any reporting preferences. To learn more about inspecting commercial outbuildings and their utility systems, take the self-paced Inspecting Commercial Building Exteriors Online Course and earn your certificate upon completion.

Questions to consider include:

• What is the current use of the outbuilding?
• Is it regularly occupied or is it mostly for storage purposes?
• Is there a permanent means access for the roof? If not, should a drone assessment be done?
• Is there a point of contact the inspector should coordinate access with?
• Would you like a full-scope inspection of the outbuilding, or only an exterior condition assessment?
• Would you prefer a separate report, or can the entire property be covered in one report?

At the recreational facility shown in the video, the outbuilding serves as a bike mechanic shop and is fully equipped with power and fuel systems. The recreational facility had leased the outbuilding to a local nonprofit that provided bike tune-up and repair services to its members. Identifying this early allows the inspector to clarify the inspection scope, establish points of contact for access, and determine whether the outbuilding should be included in the same report. The Commercial Outbuilding Inspection Considerations article covers additional factors and common defects.

Key Inspection Points for Utility Services

Gas

In the video, the inspection begins with assessing the gas meter and its components. Fuel is supplied to the entire property through a single gas meter, with a dedicated shutoff valve, pressure regulator, and drip leg located at the outbuilding. Pressure regulators may vent small amounts of gas to relieve overpressure, which is typically normal. Strong or continuous gas odor indicates a defect that warrants further attention.

Exterior Electric

After reviewing the gas service, the inspection moves to the electrical system, starting at the service drop. Clearance, attachment, and visible condition issues are documented, grounding is confirmed, and the disconnect rating is compared to the panel rating for proper system sizing.

HVAC

From the initial glance, this outbuilding has a split HVAC system with air conditioning at the ground level and heating on the roof. Upon closer inspection, the piping for the air conditioning unit was found to be disconnected. Inspectors may choose to document the manufacturer, model and serial numbers, approximate age, and overall condition of the system, or simply note the system is no longer in service.

Drainage

With utility systems properly evaluated, the inspection shifts to site and drainage conditions surrounding the outbuilding. Areas where water may collect or flow toward the building should be documented. Evidence of poor drainage, such as mud lines or sediment buildup, may indicate future issues if left unaddressed.

Interior Electric

An important factor when inspecting outbuildings is identifying field modifications to electrical and other building systems. For example, at the recreational facility, overhead lighting was observed suspended by paracord rather than permanently installed, along with nonmetallic cabling used in place of raceways or conduit. The connected light fixtures also lacked proper connectors or bushings. These conditions can present safety hazards and should be documented in the report.

Beyond that, standard procedures for inspecting electrical panels and outlets were followed. Refer to How to Inspect Electrical Panels article and the Inspecting GFCI Receptacles: Locations and Testing video to learn more.

Inspector Takeaway

Commercial outbuildings encompass multiple elements that provide insight into both the structure itself and its role within the broader property. The inclusion and overall scope of outbuildings in an inspection should be discussed ahead of time with the client, including any reporting preferences. Understanding the outbuilding’s current use also helps inspectors determine the level of time and detail required to complete the inspection if it is added to the scope.