FL Commercial Building Inspectors: FL Phase 1 ESA

Q: What documents should I have ready when requesting a quote?

For an ALTA survey: a copy of the title commitment (Schedule B is needed for the surveyor to plot exception items), the legal description, prior surveys if available, and your lender's required Table A items list. For a Phase 1 ESA: the property address, parcel ID, current and historical use information, lender-required scope, and any prior environmental reports.

Q: What if the assessment identifies an issue?

For Phase 1 ESAs, identifying a Recognized Environmental Condition (REC) typically triggers a recommendation for Phase 2 ESA sampling, which costs $5,000-$25,000+ depending on scope. For ALTA surveys, identifying an encroachment, easement issue, or boundary discrepancy typically opens negotiation with the seller or title company. The 2026 ALTA/NSPS standards' new Table A Item 20 (encroachment summary table) makes these findings clearer and easier to act on.

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About Florida Commercial Building Inspectors

Florida Commercial Building Inspectors (FCBI) is a Florida-only commercial inspection and environmental due diligence firm founded in 2013 and led by Chris Barnard, who carries 40+ years of combined construction and inspection experience. The firm holds a strong credential stack and a 5.0/5 Google rating from 7 reviews.

For Florida CRE buyers — particularly those acquiring smaller commercial properties, triple-net retail, or condo/HOA-related assets — FCBI’s combination of Phase 1 ESA capability, PCA services, and Florida-specific inspection credentials makes it a useful single-firm option that beats coordinating multiple specialists.

Credentials

The firm’s credential stack is unusually deep for a 10-person regional firm:

NACBI Board Certified — National Academy of Building Inspection Engineers, a higher-tier credential than basic state licensure
CMI (Certified Master Inspector) — InterNACHI’s highest residential/commercial inspection credential
InterNACHI member — International Association of Certified Home Inspectors
IAC2 member — International Association of Certified Indoor Air Consultants
Florida Home Inspector License
Florida WDO (Wood-Destroying Organism) Inspector License — particularly relevant in Florida given termite exposure
Level 1 Thermographer — IR / thermal imaging certification, useful for moisture and electrical issues

Services Offered

Environmental Due Diligence

Phase I ESA (ASTM E1527-21, AAI-compliant)
Phase II ESA — soil and groundwater sampling

Commercial Building Inspections

Property Condition Assessments (PCA) — comprehensive 53-page reports per the firm’s marketing
Triple net (NNN) lease inspections — specifically scoped for tenant/landlord obligation analysis
Balcony inspections — relevant under Florida’s HB 1059 condominium balcony inspection requirements
Commercial building inspection for transactions, lease renewals, capital planning

Florida-Specific Add-Ons

WDO (termite/wood-destroying organism) inspection — required for most Florida residential and many commercial transactions
Thermographic (infrared) imaging — Level 1 Thermographer credential

Pricing (Published)

Property Size	Typical Phase 1 ESA Cost
Small (2,000-3,000 sq ft commercial)	$2,500-$3,000
Standard commercial	$1,800-$5,000
Large (5+ acres)	up to $6,500
Complex (multi-parcel, contamination history)	up to $10,000

Published pricing is unusual in the environmental consulting industry and is a meaningful differentiator for buyers who want budget certainty upfront. Pricing is competitive for Florida small-to-mid-size CRE deals.

Service Area

Florida statewide, with strongest density in:

Miami / South Florida — Miami-Dade, Broward, Palm Beach
Central Florida — Orlando, Tampa, Lakeland
Northern Florida — Jacksonville, Tallahassee
Florida Keys — coastal commercial properties

Best For

Small to mid-size Florida CRE transactions — published pricing aligns with deal size
Triple net lease deals — dedicated NNN inspection practice
Florida condominium and HOA-related work — balcony inspection compliance (HB 1059)
Buyers wanting bundled Phase 1 + PCA + WDO — single firm, comprehensive 53-page reports
Properties requiring thermal/IR imaging — Level 1 Thermographer
Buyers who value published pricing transparency — uncommon in the industry
Small commercial owners doing pre-purchase or refinance inspections — credential stack supports lender acceptance

Request a Quote

Contact Florida Commercial Building Inspectors directly:

Visit: floridacommercialbuildinginspectors.com

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Common Questions

How long does a Phase 1 ESA take?

Standard turnaround for a Phase 1 ESA is 2-3 weeks; for an ALTA survey, 2-3 weeks for fieldwork plus 1-2 weeks for the final plat. Rush turnarounds (typically 5-7 business days or faster) are available from most providers at a 30-50% premium. Confirm timeline expectations with Florida Commercial Building Inspectors during the quote process — small property size and clean title history typically support faster turnarounds.

What documents should I have ready when requesting a quote?

For an ALTA survey: a copy of the title commitment (Schedule B is needed for the surveyor to plot exception items), the legal description, prior surveys if available, and your lender’s required Table A items list. See the ALTA Table A Configurator to identify lender-required items.

For a Phase 1 ESA: the property address, parcel ID, current and historical use information, lender-required scope (some lenders specify additional scopes beyond ASTM E1527-21), and any prior environmental reports.

What if the assessment identifies an issue?

For Phase 1 ESAs, identifying a Recognized Environmental Condition (REC) typically triggers a recommendation for Phase 2 ESA sampling. Phase 2 ESAs cost $5,000-$25,000+ depending on scope. Budget for this possibility on properties with industrial history, gas station / dry cleaner adjacency, or pre-1980 operations.

For ALTA surveys, identifying an encroachment, easement issue, or boundary discrepancy typically opens negotiation with the seller, title company, or neighboring property owner. The 2026 ALTA/NSPS standards’ new Table A Item 20 (encroachment summary table) makes these findings clearer and easier to act on.

How do I verify a provider is licensed?

Cross-check the provider’s state license number with the appropriate state regulatory body. For land surveyors, this is the state’s Board of Professional Land Surveyors (sometimes combined with Engineers). For environmental consultants, most states do not require a specific Phase 1 ESA license but the consultant should have a relevant credential (P.G., P.E., or CIH) and the firm should be on lender pre-approved lists where applicable.