Infrared Thermography Inspections for Commercial Buildings
See What a Standard Inspection Cannot — Thermal Imaging for Commercial Properties
Every commercial building has conditions that are invisible to the naked eye and undetectable by conventional inspection methods — moisture accumulating behind cladding before visible damage appears, insulation gaps creating energy loss across thousands of square feet of wall or roof assembly, electrical components operating at elevated temperatures weeks before they fail. Infrared thermography makes these conditions visible.
Calibre uses professional-grade thermal imaging cameras as part of our commercial building inspection process, translating the temperature differences created by moisture, missing insulation, and thermal anomalies into a clear visual record of building conditions that standard inspection methods miss. For commercial property buyers, owners, and lenders, that additional layer of information can identify issues that fundamentally change the assessment of a property's condition and value.
How Infrared Thermography Works
Every material and surface emits infrared radiation in proportion to its temperature. A thermal imaging camera detects that radiation and produces a false-color image — a thermogram — that maps temperature variation across a surface. Because many building defects create localized temperature differences — wet insulation is cooler than dry insulation, missing insulation creates a warmer wall cavity in winter, an overloaded electrical connection generates heat — thermal imaging reveals these anomalies as distinct patterns in the thermogram.
Effective thermal imaging requires appropriate conditions. Building envelope inspections are most productive during heating or cooling seasons when there is a meaningful temperature differential between interior and exterior — typically a difference of at least 15 to 18 degrees Fahrenheit. Electrical inspections are performed under load conditions. Calibre's inspectors are trained in the conditions required for accurate thermographic interpretation and will advise on optimal timing for your specific property and inspection objectives.
What Infrared Thermography Identifies in Commercial Buildings
Moisture Intrusion and Hidden Water Damage
Moisture detection is the most valuable application of thermal imaging in commercial building inspection. Water in a building assembly — whether from roof membrane failure, flashing defects, window envelope breaches, plumbing leaks, or condensation — changes the thermal signature of the affected area as the water evaporates and cools relative to surrounding dry material. The camera reveals these patterns as distinct cool areas on wall and ceiling surfaces, often identifying moisture accumulation that has not yet produced visible staining, bubbling, or biological growth.
The commercial importance of early moisture detection cannot be overstated. Moisture found early — before it has produced structural damage, mold growth, or insulation saturation requiring complete replacement — is a manageable repair. Moisture found after it has been present for months or years in a concealed assembly is often a significant remediation project. For buyers acquiring a commercial property, thermal imaging of the building envelope and roof system provides assurance — or early warning — that a standard visual inspection alone cannot.
Roof System Assessment
Commercial flat and low-slope roofing systems are particularly well-suited to infrared inspection. During evening hours after a sunny day, the roof membrane and underlying insulation release heat at rates determined by their moisture content — dry insulation cools quickly; wet insulation retains heat and remains warmer as ambient temperature drops. This differential creates distinct thermal patterns that identify areas of wet insulation beneath an apparently intact membrane with a precision and coverage area that no other inspection method can match.
For commercial buyers, a nighttime infrared roof scan on a suspected or known leaking roof can quantify the extent of wet insulation with far greater accuracy than core sampling alone, informing repair-versus-replace decisions and providing the documentation needed for cost-to-cure analysis and price renegotiation.
Insulation Performance and Thermal Bridging
Commercial buildings are subject to energy code requirements and operational cost expectations that make insulation performance a genuine financial consideration for owners and buyers. Thermal imaging of wall and ceiling assemblies reveals areas of missing, displaced, or inadequate insulation as thermal anomalies — warmer spots in winter conditions where heat is escaping through under-insulated sections. Thermal bridging — heat transfer through structural members bypassing insulation — is similarly visible.
For energy-intensive commercial properties such as cold storage facilities, food processing operations, healthcare buildings with significant HVAC demands, and large retail or industrial spaces, insulation deficiencies identified by thermal imaging translate directly into quantifiable energy cost impacts that factor into the investment analysis.
Electrical System Anomalies
Electrical components under load generate heat proportional to the resistance of the circuit. Loose connections, overloaded circuits, failing breakers, undersized wiring, and deteriorating electrical connections all generate elevated heat signatures that infrared thermography detects as thermal anomalies at panel boards, junction boxes, and distribution equipment. Electrical failures — including arc faults and connection failures that cause fires — are consistently preceded by elevated heat signatures that thermal imaging identifies before failure occurs.
For commercial properties with significant electrical infrastructure — multi-tenant office buildings, retail centers, industrial facilities, and healthcare properties — infrared scanning of electrical panels and distribution equipment provides an important safety and risk assessment layer that complements the standard visual electrical inspection.
HVAC and Mechanical System Assessment
Thermal imaging supports HVAC inspection by identifying duct leakage in concealed assemblies, areas of inadequate heating or cooling distribution, and the thermal signatures of mechanical equipment operating outside normal temperature parameters. For large commercial properties with complex mechanical systems, thermal imaging provides a non-invasive method of identifying system performance issues that would otherwise require destructive investigation of concealed assemblies.
Infrared Thermography in the Context of a Commercial Inspection
Calibre integrates infrared thermography into commercial building inspections as a tool that extends the reach and depth of the visual assessment — not as a standalone service disconnected from the broader inspection context. Thermal findings are interpreted in the context of the building's construction type, climate conditions at the time of inspection, and the visual findings of the inspection itself. A thermal anomaly that might suggest moisture intrusion in one context might reflect a different condition in another — accurate interpretation requires the combined judgment of a trained thermographer and an experienced commercial inspector.
When thermal imaging identifies conditions warranting further investigation or remediation, those findings are incorporated into the inspection report and, where applicable, into the Cost-to-Cure Report — giving buyers a complete picture of visible and thermal findings in a single integrated due diligence document.
Regional Climate and Infrared Inspection
The Inland Northwest and Mountain West service area — Idaho, Eastern Oregon, Eastern Washington, and Western Montana — offers some of the most favorable conditions for building envelope thermal imaging in the country. The region's cold winters create substantial interior-to-exterior temperature differentials that produce high-contrast thermograms with clear defect signatures. Summer air conditioning seasons similarly create differential conditions that support envelope assessment. Calibre's inspectors understand how regional climate conditions affect thermographic results and schedule thermal inspections to take advantage of optimal differential conditions whenever possible.
Coverage Area
Calibre provides infrared thermography inspections for commercial properties across Idaho, Eastern Oregon, Eastern Washington, and Western Montana as an integrated service. Depending on conditions, circumstances, and availability, infrared thermography inspection may be performed as a standalone service. See our Areas Served page for city-specific coverage.
Schedule an Infrared Thermography Inspection
Contact Calibre today to discuss adding thermal imaging to your commercial building inspection or to schedule a standalone infrared assessment for moisture, insulation, or electrical concerns on a property you own or are evaluating.
📞 (208) 305-6245 | ✉ Schedule@CalibreCBI.com
Frequently Asked Questions
Is infrared thermography included in a standard commercial inspection?
No, thermal scans — full roof surveys, complete electrical panel assessments, or full building envelope imaging — are typically scoped and priced as additions to the base inspection. Contact us to discuss what level of thermal imaging is appropriate for your specific property.
What are the best conditions for an infrared inspection?
Building envelope and moisture inspections are most effective when there is a temperature differential of at least 15 to 18 degrees Fahrenheit between interior and exterior — typical during heating season in fall, winter, and early spring, and during cooling season in the summer months when air conditioning is operating. Roof inspections are most productive in evening hours after a sunny day. Electrical inspections require that circuits be under normal load conditions. We will advise on optimal timing for your property when scheduling.
Can infrared thermography identify all moisture problems?
Thermal imaging is a highly effective moisture detection tool but not an infallible one. It detects temperature differentials associated with evaporative cooling of wet materials — it does not detect moisture directly. Conditions that produce minimal temperature differential, very recently introduced moisture, or moisture in materials with low thermal emissivity may produce less distinct thermal signatures. When thermal imaging suggests a moisture concern, targeted moisture meter readings and, where appropriate, probing of suspected areas provide confirmation. Calibre uses both tools in combination for the most accurate moisture assessment.
Will I receive the thermal images as part of the report?
Yes. Thermal findings are documented with thermographic images and corresponding visible-light photographs, included in the inspection report with annotations identifying the nature and location of each anomaly. For comprehensive thermal assessments, a supplemental thermal report may be provided alongside the standard inspection report.
Can infrared thermography be used on any commercial building type?
Infrared thermography is applicable to virtually all commercial building types, though the specific applications and optimal conditions vary by construction type, cladding material, and roof system. Buildings with metal cladding, highly reflective exterior surfaces, or complex geometries require adjusted technique and interpretation. Calibre's inspectors assess the specific conditions of each property and adapt the thermal inspection approach accordingly.