As commercial buildings age, they inevitably show wear and tear. We’ve seen our share when conducting building audits, including some surprises like defective workmanship from a previous renovation or a pest infestation.
But there are far worse problems that, if left unchecked, can lead to costly repairs, remediation, or life safety issues.
Similar to a building inspection, a building audit assesses a facility’s condition to identify potential issues early so owners can prevent more costly repairs, remain in compliance, and reduce safety risks. Building audits can also reveal when it’s time for updates to a building’s appearance to increase its appeal to customers and improve market value.
Building audits differ from building inspections. An inspection might be conducted annually and may be more focused on a specific area of a building such as a roof or mechanicals. Inspections are also conducted following the completion of construction or as a contingency of a property purchase.
A building audit, however, is most often conducted on structures that are 10 years old or older to help identify smaller issues and prevent them from becoming major problems. That said, we’ve had occasions where we’ve come across major structural issues or defects that require immediate attention.
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There are sometimes obvious signs that it’s time for a building audit. Damage or wear and tear to materials like commercial flooring and lighting can be apparent. But other issues may not be so obvious.
Moisture Damage — Water infiltration can lead to the most costly repairs. Moisture on walls or floors may indicate potential plumbing problems or leaks from surrounding windows or doors. We’ve had situations where we opened up a wall to investigate where moisture was coming from to find rusty screws and extensive mold. It’s much better to be proactive and prevent such issues from happening in the first place.
Mechanical Wear — Aging HVAC systems and other mechanical components should be inspected routinely and included in an audit. Addressing faulty mechanicals not only saves on costly repairs but also helps reduce utility costs.
Roofing Issues — All building materials have a finite lifespan. Hail or other storm damage to shingles, flashing, or rubber roofing can accelerate a roof’s usable life. General aging and prolonged exposure to the elements can also lead to leaks.
External Conditions — A facility audit encompasses an entire property, not just the building. In particular, sidewalks, curbs, and parking lots are susceptible to salt damage, especially in northern regions like Wisconsin and Iowa. Heaving from frost can also cause damage and become trip hazards. These repairs require immediate attention to ensure the safety of all who enter.
Life Safety Concerns — Fire alarms and sprinkler systems must be maintained, including the plumbing and utility connections that allow them to function properly. Also, an audit will determine the condition of emergency lighting and exits. It will also examine door-latching systems to ensure they function properly for security purposes.
Aesthetic Considerations — Not all building audit recommendations involve structural conditions. Older buildings often show their age by way of outdated decor, corroded finishes, or faded metal siding. While these issues may not pose a threat, they reduce property values and leave a poor impression on customers and employees.
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Property owners or facility managers who want to conduct a building audit should work with a commercial construction professional with expertise in their industry. For example, in addition to common commercial buildings like retail and banks, Samuels Group specializes in healthcare, education, manufacturing, specialty architecture, and municipal buildings like jails and courthouses. Since we routinely construct and renovate such facilities, we know where and what to look for and how to identify common issues.
The duration of a building audit will vary depending on the size of the facility. A small retail shop may only take a couple of hours, whereas a large facility may take several days. Disruption to daily operations is minimal.
Once an audit is completed, the building owner will receive a detailed report outlining the findings, including a list of priorities showing which issues should be addressed immediately. Less pressing issues will be included in long-term recommendations along with a plan for phased improvements.
A phased approach that addresses smaller construction projects over time helps project owners plan and budget for future maintenance and improvements as part of their long-range planning, helping mitigate unexpected financial burdens. For examples of these types of smaller projects, check out our infographic.
Building audits help identify potential risks and opportunities for preventative maintenance before they become bigger problems. By addressing smaller construction projects along the way.
If you believe it’s time for a building audit, contact the commercial construction experts at Samuels Group to talk through more details. Our team is happy to sit down with you to talk through the process and next steps.
