High Mark serves St. Augustine and St. Johns County with commercial building inspections and ASTM-scoped PCA options. Get clear findings for an acquisition, lease, or ownership plan, with attention to the building’s age, use, and site conditions.
An older storefront, an inn, and a modern office building can have very different inspection priorities. St. Augustine’s published historic-property and flood guidance highlights why building history and the specific site deserve attention. We help buyers, owners, brokers, and property managers organize condition questions before committing to a purchase, lease, or repair plan.
Ask about past alterations, roof repairs, moisture history, and the current use of each space. We document accessible conditions and recommend further evaluation when concealed damage or structural questions cannot be resolved within the inspection.
Where exposure and site conditions warrant it, visible corrosion, exterior deterioration, water-entry evidence, roof drainage, and site drainage are useful points of review. Conditions vary by property; location alone does not establish a defect or flood history.
Plan access around guests, business operations, and tenants. Identify included buildings, shared systems, service rooms, and any agreed sampling. Kitchen, elevator, pool, and other specialized systems need explicit scope decisions.
A useful due diligence plan separates observed building conditions from approvals, risk determinations, and specialist opinions. Identify these questions before the proposal so the responsibilities are clear.
Document accessible roof, exterior, structural, mechanical, electrical, plumbing, and site conditions within the agreed scope. Report visible concerns, limitations, and recommended follow-up.
Request seller records and consult current flood information for the specific parcel. An inspection may identify visible water-related evidence, but it does not determine flood probability, establish past flood history, or guarantee insurability.
Confirm the property’s jurisdiction, designation, and applicable approval process with the responsible local authority before planning alterations. A condition inspection does not grant historic, zoning, or change-of-use approval.
Structural calculations, concealed-condition investigation, environmental testing, and repair design require separately qualified services where needed. We identify follow-up questions without presenting a general inspection as those services.
Answers a defined question about selected building systems. Useful when you need a limited review rather than a property-wide assessment.
Documents observed conditions in the agreed accessible areas and building systems, with photographs, limitations, and recommendations.
Adds immediate repair-cost opinions and a five-year capital reserve outlook to the commercial inspection, helping you plan ownership expenses.
Provides a detailed PCA and Property Condition Report with research and a ten-year planning outlook, as specified in your agreement.
An ASTM E2018-24 Property Condition Assessment combines a walk-through survey with document review, interviews, and research to identify material physical deficiencies. The resulting Property Condition Report communicates findings and opinions of costs for suggested remedies. For your St. Augustine assignment, the proposal defines the research, access, cost-planning period, and reporting requirements.
Send any lender requirements before selecting a scope so we can confirm whether the requested assessment, report format, and reliance terms can be met. A focused inspection is not a substitute for a full PCA. Phase I environmental assessments are separately scoped and quoted; High Mark coordinates fieldwork with the environmental consultant who prepares the environmental report.
These completed High Mark assignments show how we document commercial building conditions. Each example identifies its actual location.
Mark Rogers leads High Mark’s commercial inspection work as a Certified Master Inspector® and CCPIA-Certified Commercial Inspector. Ingrid Rogers coordinates operations and client communication so access, scheduling, and next steps stay organized.
At this Fort White property, our inspection documented roof wear, moisture and wood-decay indications, and masonry concerns. The example shows how an older building’s observed condition can inform follow-up and repair planning.
Read the project details →
Our Jacksonville office inspection documented moisture intrusion and damage associated with reported roof leakage. The findings show why repair history and accessible interior evidence matter during commercial due diligence.
Read the project details →Your report organizes observed conditions, supporting photographs, access limitations, and recommendations. Use it to prepare repair questions, discuss findings with the seller or property team, and arrange further evaluation. Cost opinions and reserve planning are included when specified in the selected scope; they are planning tools, not contractor bids.
Most commercial inspection reports are delivered within 3–5 business days after inspection. Detailed PCAs, larger properties, research, and cost planning may take longer. Your proposal confirms the anticipated delivery date, so share your due diligence deadline before scheduling.
We discuss commercial condition inspections for older and historic properties, with the scope based on construction, access, and your decision. Preservation approvals, materials conservation, engineering, and repair design are separate services when required.
No. Visible moisture evidence can be documented within the scope, but it does not establish flood history or future risk. Obtain available owner records and parcel-specific flood information, and discuss insurance questions with your insurance professional.
Yes, subject to authorized access and the agreed scope. Provide operating hours, the room or suite list, access restrictions, and any proposed sampling. The report identifies areas and systems that could not be evaluated.
St. Augustine, St. Augustine Beach, and unincorporated St. Johns County have different local approval contacts. Use the actual property address to establish the responsible authority. We confirm the inspection location and scope separately from permitting questions.
High Mark is based in Lake City and serves commercial properties in St. Augustine and St. Johns County. Scheduling, travel, authorized access, and the anticipated reporting date are confirmed for each assignment.
For a useful proposal, send the property address, approximate square footage, number of buildings or suites, current and intended use, occupancy, and deadline. Include known concerns and any written lender requirements. If you are unsure which service fits, select “Help me choose” on the proposal form.
Local property resources: St. Augustine historic-property and flood guidance ↗ · St. Johns County property and jurisdiction resources ↗
Send the property address, approximate size, intended use, and deadline. We will help you choose the right scope.