Fictional report example
Example commercial lease-end condition report - New York
A complete fictional inspection showing how PropertySurvey Pro can organise scope, evidence, condition items, actions and cost allowances.
Metro Envelope Consulting
Commercial property condition and technical inspections
Commercial Lease-End Condition Report
East River Workspace LLC
Commercial tenant approaching lease expiry
Suite 42B, 245 Example Avenue, New York, NY 10017
Tenant lease-end condition instruction
12,000 ft² office suite within a steel-and-concrete framed commercial building
Avery Brooks
Commercial building inspector
Company History
Metro Envelope Consulting is a fictional independent building consultancy providing commercial condition inspections and technical due-diligence support. Its reports record observed condition, limitations and proposed next actions without determining legal liability.
Metro Envelope Consulting
Commercial property condition and technical inspections
Legal Disclaimer
This report records a visual, non-destructive inspection of the accessible areas described. It is not legal advice, a lease interpretation, code certification, structural design, environmental assessment or valuation. Observed condition items must be reviewed against the executed lease, approvals and applicable law by the client's legal and technical advisers.
Client Instructions
Record the visible condition of the leased office suite before expiry; identify tenant alterations and repair items that may require review; attach location and photographic context; and provide preliminary budget allowances for client planning. No determination of breach or liability was requested.
Executive Summary
The suite was generally operational and maintained, with four principal condition items requiring lease and scope review: later drywall partitions, damaged ceiling tiles and grid components, altered HVAC diffusers, and adhesive residue with local floor-screed damage.
A small number of service penetrations were visible above the suspended ceiling. Their fire-stopping and structural implications could not be confirmed visually and require record review and competent specialist inspection.
The preliminary allowance for the four measured items is $58,700 before sales tax, design, permits, professional fees and contingency. The amount is not a contractor quotation and does not determine which party is responsible.
Items are described as observed condition or assumed reinstatement scope, not as legal findings.
Metro Envelope Consulting
Commercial property condition and technical inspections
Scope and Definitions
Accessible office, meeting, circulation, welfare and support areas were visually inspected. Ceiling tiles were lifted at sample locations where safe and permitted. Fixed joinery, occupied storage and building-wide plant were outside the instruction.
| Term | Meaning in this report |
|---|---|
| Condition item | An observed issue or alteration requiring review; not a legal conclusion. |
| Proposed action | A preliminary technical response subject to lease, design and contractor review. |
| Budget allowance | An illustrative planning figure, not a quotation or valuation. |
| Not inspected | An area or system outside the agreed scope or inaccessible at the visit. |
Energy Performance Context
The landlord supplied an ENERGY STAR score for the whole building, not the demised suite. It is recorded as context only and does not certify the suite or determine the condition items in this report.
Metro Envelope Consulting
Commercial property condition and technical inspections
Description of Property
Single office suite on the 42nd floor of a multi-tenant commercial tower. The inspected accommodation includes open-plan office space, perimeter offices, meeting rooms, reception, pantry, restrooms and support rooms. The base building is understood to be a steel frame with composite concrete floor slabs and a glazed curtain-wall envelope.
External Observations
The instruction was limited to the leased suite. Curtain-wall surfaces visible from inside showed no active leakage at the inspection. Roof, facade access systems and common external areas were not inspected.
Services Observed
- Suspended ceiling with recessed lighting, sprinklers, detectors and HVAC diffusers.
- Tenant-installed data cabling and local power distribution above ceiling zones.
- Pantry plumbing visible only at accessible fixtures and cabinets.
- No intrusive testing, air balancing, electrical testing or fire-stopping verification.
Methodology
Condition items were logged by location and element with observation, priority, proposed action, photographs and optional cost allowance. Dimensions are survey measurements for planning and must be checked before procurement.
Metro Envelope Consulting
Commercial property condition and technical inspections
Floor Plan
Weather and Property Orientation - South and East
Weather is recorded because facade leakage and external-envelope observations can depend on conditions. No active leakage was seen from the suite during the dry inspection.
Metro Envelope Consulting
Commercial property condition and technical inspections
Site and Subsoil Context
No geotechnical investigation formed part of this lease-end suite inspection. Public mapping indicates urban made ground over regional geology, but this does not inform the internal fit-out items recorded. Foundation and below-grade areas were outside scope.
Desk-based ground data is included only as optional report context and no foundation conclusion is drawn.
On-Site Assessment Summary
| Assessment area | Status | Scope limit |
|---|---|---|
| General access and egress | Routes visually open at inspection | Not a code or fire-safety certification |
| Ceiling void samples | Viewed at selected removable tiles | No full survey of concealed services |
| Moisture indicators | No active staining observed in inspected suite | No facade water test |
| Hazardous materials | Not assessed | Separate specialist survey required if relevant |
| Accessibility | General arrangement noted | No ADA compliance audit |
Metro Envelope Consulting
Commercial property condition and technical inspections
External Analysis
Curtain-wall perimeter
South and east elevations viewed internally
- Observation
- Accessible internal perimeter seals and finishes were dry with no current staining.
- Evidence
- Visual inspection during dry weather; no hose or chamber test.
- Interpretation
- No active leakage was identified, but the inspection cannot confirm concealed seals or performance under wind-driven rain.
- Recommendation
- Record as inspected with no immediate action. Review landlord facade records if the lease-end scope requires envelope evidence.
Perimeter floor-box zones
East open-office bay
- Observation
- Two floor boxes were removed, leaving local carpet-tile cuts and adhesive residue.
- Recommendation
- Confirm required final arrangement, make electrical points safe through the appropriate contractor and reinstate floor finishes to the agreed standard.
Metro Envelope Consulting
Commercial property condition and technical inspections
Internal Room Findings
Open office - tenant partitions
Marker C1
- Observation
- Later non-structural drywall partitions form four cellular offices within the open-plan area. Local fixings pass through carpet tiles and the suspended ceiling grid.
- Evidence
- Plan mark-up, measurements and photographs MEC-C1-01 to MEC-C1-08.
- Interpretation
- The partitions are tenant alterations. Whether removal is required depends on the lease, approvals and landlord instruction.
- Recommendation
- Confirm lease-end requirement; if removal is instructed, isolate services, dismantle partitions and make good ceilings, walls and floor finishes.
Suspended ceiling
Open office and meeting rooms
- Observation
- Twelve stained or damaged tiles and three distorted grid sections were recorded. No active moisture was visible at the visit.
- Evidence
- Ceiling schedule and photographs MEC-C2-01 to MEC-C2-06.
- Interpretation
- The cause of historical staining is not established by appearance alone.
- Recommendation
- Review building leak records, confirm the area is dry and replace damaged tiles and grid components to the agreed specification.
HVAC diffuser layout
Altered office zones
- Observation
- Six diffusers appear relocated relative to the landlord plan, with flexible duct extensions visible above sample ceiling tiles.
- Interpretation
- Airflow performance and required reinstatement cannot be confirmed visually.
- Recommendation
- Compare approved drawings and obtain an HVAC contractor's scope and balancing advice before pricing final work.
Floor finishes
Former collaboration area
- Observation
- Adhesive residue and local screed damage affect approximately 1,800 ft² after removal of a raised finish.
- Recommendation
- Prepare a sample repair, confirm substrate moisture and compatibility, then grind residue, repair screed and reinstate the agreed floor finish.
Metro Envelope Consulting
Commercial property condition and technical inspections
Independent Consultant Disclosure
Metro Envelope Consulting has no financial interest in any contractor appointed for the work. The figures below are fictional planning allowances based on measured example quantities. They are not current New York quotations, a valuation or a statement of recoverable loss.
Essential Summary of Costs
Contingency, phasing, after-hours working, design, permits and landlord review may materially change the final cost. Obtain current contractor pricing before reliance.
| Condition item | Proposed action | Example allowance (USD) |
|---|---|---|
| Tenant partitions | Remove and make good connected finishes | $18,500 |
| Ceiling tiles and grid | Replace damaged components after cause review | $6,200 |
| HVAC diffuser alterations | Specialist review, reinstate and balance | $12,000 |
| Floor adhesive and screed | Prepare substrate and reinstate carpet tile finish | $22,000 |
Metro Envelope Consulting
Commercial property condition and technical inspections
Important Notes
- Review every condition item against the executed lease, licences for alteration, landlord approvals and photographic records.
- Do not describe an item as a breach or assign liability without legal review.
- Verify dimensions and quantities before procurement.
- Obtain specialist advice for HVAC, fire-stopping, electrical isolation and any structural concern.
- Replace the illustrative allowances with current quotations and an agreed scope before financial reliance.
Declaration
I confirm that this report records the visible condition, measurements, limitations and proposed next actions stated. It distinguishes observed facts from assumptions requiring lease, records or specialist review.
The report does not determine legal liability, code compliance or recoverable loss. Any change to scope, access, documents or opening-up evidence may require the findings and allowances to be revised.
Survey prepared and signed by
Avery Brooks
Avery Brooks - Commercial Building Inspector
Signed: 22 June 2026 - Reference MEC-2026-0620