Investigation In Commercial: Pre-purchase Property

Abstract

Background: Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment is a critical component of technical due diligence for commercial real estate transactions, particularly where complex building systems, historic industrial land use, and high occupant density may create latent environmental liabilities. In the UAE, rapid commercial development combined with intensive HVAC use and past fuel storage activities can create hidden risks not immediately visible in architectural or financial documentation.

Case Presentation: This case study examines a pre-purchase environmental assessment of a 5-level enclosed shopping mall in Dubai with a gross floor area of 42,000 m², constructed in 2003 on land formerly used as a fuel depot. The purchasing entity was an investment fund seeking to quantify environmental risk prior to acquisition. The assessment scope extended beyond a traditional Phase I environmental site assessment to include targeted indoor environmental quality testing, limited sub-slab vapour screening, and HVAC hygiene evaluation. This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

Methods/Assessment: A structured multi-layer assessment was performed, including document and records review, stakeholder interviews, systematic visual inspection, indoor air quality monitoring (CO₂, CO, VOCs, PM₂.₅, PM₁₀), mould and bacterial sampling in selected mechanical rooms and tenant spaces, sub-surface vapour grab sampling in three locations, and water quality testing from cooling tower make-up and potable outlets. Internationally recognised standards (ASTM E1527 for Phase I scope; ISO 16000 series for indoor air sampling; WHO drinking water guidelines; ASHRAE ventilation recommendations) were used as reference points for interpretation. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

Results: The investigation identified moderately elevated total VOCs in two basement retail units (up to 650 µg/m³ vs a 300 µg/m³ reference), localised PM₂.₅ elevations near a food court exhaust imbalance (45 µg/m³ vs 25 µg/m³ reference), Aspergillus/Penicillium-dominated mould growth within one air handling unit condensate pan, and low-level petroleum hydrocarbons in sub-slab vapour (total 180 µg/m³, below common commercial screening levels but warranting monitoring). Potable water and cooling tower microbiology were within reference ranges. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

Conclusion: The Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment demonstrated that while no acute contamination precluded acquisition, several building-related environmental issues represented remediable technical risks with cost implications. The case highlights the value of integrating environmental site assessment concepts with indoor environmental diagnostics in commercial transactions, enabling more accurate pricing, negotiation, and post-acquisition remediation planning.

Keywords: Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment, environmental site assessment, commercial mall, indoor air quality, vapour intrusion, HVAC hygiene

Introduction

Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment has become a core component of due diligence for commercial investors, lenders, and institutional buyers. In addition to traditional Phase I Environmental Site Assessments focused on past releases of hazardous substances and recognised environmental conditions in soil and groundwater, contemporary practice increasingly incorporates indoor environmental quality and building-systems-related health risks, especially in mechanically ventilated properties such as shopping malls, offices, and mixed-use complexes.

In the UAE, commercial environments are typically highly reliant on centralised air conditioning, with limited operable windows and significant internal pollutant loads from retail fit-outs, cleaning chemicals, food courts, attached car parks, and historic land uses. The combination of sealed envelopes, high occupancy density, and intensive HVAC operation can create elevated exposures to volatile organic compounds (VOCs), particulate matter (PM₂.₅ and PM₁₀), and microbiological agents, even when outdoor environmental contamination is limited. At the same time, historic industrial land uses, such as fuel depots and vehicle maintenance yards, may have left residual subsurface contamination that can migrate as vapour into building interiors. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

This case study is important for three reasons. First, it illustrates how a Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment can integrate classical environmental site assessment concepts with detailed indoor environmental diagnostics. Second, it demonstrates how quantitative measurements can be translated into financial and operational risk considerations for a potential purchaser. Third, it provides a reproducible methodological framework that can be adapted by environmental consultants and building scientists working on similar commercial transactions in the Gulf region and beyond.

The aim of this case study is to describe the systematic environmental assessment of a mid-aged shopping mall prior to purchase, to quantify and interpret key environmental parameters relevant to health, liability, and asset value, and to highlight how such an integrated approach influences transaction decisions and post-acquisition strategies. Pre-purchase Property Environmental Assessment Investigation In Commercial Environment factors into this consideration.

Case Presentation

Subject and Setting Description

The subject property was a five-level enclosed shopping mall located in an established mixed-use district of Dubai. The total gross floor area was approximately 42,000 m², including two basement levels (B2 and B1) for parking and services, a ground level and two upper retail levels. The building structure consisted of reinforced concrete frame with curtain wall glazing at perimeter facades and a large central skylight over the main atrium. Primary mechanical systems comprised central chilled water air handling units (AHUs) serving retail common areas and tenant FCUs, with cooling towers located on the roof. A mechanical ventilation system served the basements and attached car park. This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

The prospective purchaser was a regional real estate investment fund seeking to acquire the asset as a long-term income-generating property. Occupancy at the time of assessment was approximately 92 percent of leasable retail units. The building was operational during the entire assessment period; no areas were closed solely for inspection purposes, which reflects realistic constraints of pre-purchase due diligence in a commercial environment. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

Relevant History and Context

Municipal records and historic aerial imagery indicated that from the late 1980s until the late 1990s, the site had been part of a fuel storage and distribution facility, including aboveground storage tanks and vehicle refuelling operations. Remediation and redevelopment commenced in 2001, with the mall opening to the public in 2003. No formal Phase II environmental investigation reports were available to confirm the extent and effectiveness of remediation at the time of redevelopment. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

Maintenance logs over the previous five years noted intermittent musty odours near two AHU rooms, occasional tenant complaints about “stuffy air” during peak weekend periods, and at least one recorded incident of minor fuel odour in the B2 level near the former fuel depot alignment, which was attributed by the operator to a vehicle leak. No regulatory enforcement actions or known environmental violations were associated with the current operation of the property. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

Problem Statement and Assessment Triggers

The investor’s technical advisors identified several potential environmental risk vectors:

• Uncertain subsurface contamination legacy from the historical fuel depot, including potential for petroleum hydrocarbon vapour intrusion into occupied spaces.
• Possible indoor air quality degradation due to aged HVAC infrastructure, high occupant loads, and limited fresh air control documentation.
• Potential microbiological contamination in mechanical systems (AHUs, condensate handling, cooling towers) with implications for Legionella and mould-related complaints.
• Regulatory and reputational risk if latent environmental conditions required future remediation or led to occupant health concerns.

These factors triggered a request for an integrated Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment that would extend beyond a desk-based Phase I ESA.

Timeline of Events

The assessment was planned and completed over a four-week period to align with transaction milestones.

Table 1: Chronological Timeline of Events

Date/Period	Event	Key Observation	Action Taken
Week 0	Instruction from investor	Scope requested beyond standard Phase I ESA	Assessment protocol drafted and agreed
Week 1, Days 1–2	Document and records review	Historical fuel depot use identified; incomplete remediation records	Sub-slab vapour screening added to scope
Week 1, Day 3	Initial site walk-through	Operational mall, high occupancy, visible condensate staining near one AHU	Sampling locations prioritised
Week 2	Full site visual inspection & interviews	Recurrent musty odour near two AHUs; tenant complaints about “stuffy air”	Targeted IAQ and microbial sampling schedule finalised
Week 3	Field measurements and sampling	Continuous IAQ logging during peak occupancy; sub-slab vapour samples collected	Samples dispatched to accredited laboratory
Week 4	Data analysis and reporting	Some parameters exceeded reference guidelines	Risk evaluation and remediation cost estimates prepared for investor

Pre-purchase Property Environmental Assessment Investigation In Commercial Environment factors into this consideration.

Methods / Assessment

The pre-purchase assessment followed a structured, reproducible protocol integrating elements of a Phase I Environmental Site Assessment with targeted indoor environmental and subsurface vapour evaluations specific to a commercial mall environment. All activities were conducted while the mall remained operational, reflecting realistic constraints on access and operational disruption. This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

Document Review and Interviews

Investigators collected and reviewed available documentation, including as-built drawings, mechanical and electrical schematics, historic land use maps, municipal approvals, prior environmental reports (where available), maintenance and incident logs, and tenant complaint records. Semi-structured interviews were conducted with facility management, long-term staff, cleaning contractors, and selected tenants to identify perceived environmental issues, odour events, or unusual health complaints associated with specific locations or time periods. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

Visual Inspection

A systematic visual inspection was performed across all accessible areas, including basements, common corridors, tenant front-of-house areas, selected back-of-house areas, AHU rooms, cooling tower plant, and roof. The inspection focused on signs of moisture intrusion, condensate management, corrosion, staining, microbial growth, chemical storage, and ventilation patterns, as well as potential vapour entry points at slab penetrations and service ducts. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

Instrumental and Sampling Strategy

Quantitative measurements and sampling were undertaken over three consecutive days, including one peak weekend day. Indoor air quality parameters (CO₂, CO, temperature, relative humidity, PM₂.₅, PM₁₀, total VOCs) were logged continuously over 8-hour periods in selected locations, with spot measurements in additional zones. Passive VOC sampling tubes were deployed for laboratory analysis in two basement units. Airborne mould spore samples were collected using spore traps at four locations, while surface tape-lift samples were taken from visible growth in one AHU condensate pan. Three sub-slab vapour samples were collected via temporary probes in B2, aligned with the historical fuel depot footprint. Potable water samples were collected from two tenant outlets and one common area washroom, and cooling tower water was sampled from the bleed-off line. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

Standards and References

Interpretation referenced commonly used guidelines and standards, including Phase I ESA practice concepts, international indoor air quality recommendations (e.g. CO₂ comfort thresholds of 800–1000 ppm, WHO guidelines for PM₂.₅ annual averages near 5–10 µg/m³ but higher short-term practical benchmarks in commercial environments), and drinking water microbiological limits consistent with WHO and Gulf regional norms (zero E. coli/100 ml). For petroleum hydrocarbon vapour screening, typical commercial screening levels were used as reference benchmarks, with conservative thresholds in the low mg/m³ range depending on compound. Pre-purchase Property Environmental Assessment Investigation In Commercial Environment factors into this consideration.

Table 2: Assessment Methods and Standards

Parameter	Method/Instrument	Standard Reference	Frequency
CO₂, CO, temperature, RH	Portable IAQ logger, NDIR sensor (±50 ppm)	General IAQ comfort/ventilation criteria	8-hour continuous logging at 4 locations
PM₂.₅ / PM₁₀	Laser photometer (±1 µg/m³)	WHO and regional IAQ benchmarks	8-hour logging at 3 locations; spot checks at 5 points
Total VOCs (field)	Photoionisation detector (PID, 10.6 eV)	Reference indoor TVOC benchmarks	Spot screening at 12 locations
VOCs (lab)	Passive sorbent tubes, GC-MS analysis	Laboratory-specific detection limits and guidelines	2 basement units, 8-hour sampling
Airborne mould spores	Spore trap sampling, microscopic analysis	Comparison to outdoor baseline and literature ranges	4 indoor points + 1 outdoor reference
Surface mould	Tape-lift microscopy	Qualitative speciation	1 AHU condensate pan with visible growth
Sub-slab vapour	Summa canister grab samples	Commercial screening levels for PHCs	3 probes in B2 level
Potable water quality	Microbiology and basic chemistry	WHO / regional drinking water guidelines	3 outlets, single sampling round
Cooling tower microbiology	Heterotrophic plate count, Legionella screen	Good practice operational ranges	1 sample from bleed-off line

This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

Results / Findings

This section summarises the measured environmental parameters and observations without interpretation. All measurements were taken while the mall was operating under typical conditions. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

Indoor Air Quality Measurements

CO₂ concentrations in common areas ranged from 650 to 1,250 ppm over 8-hour monitoring periods. The highest 1-hour average (1,250 ppm) was recorded in the central atrium during a weekend evening peak. CO levels remained below 4 ppm at all monitored locations. Temperature ranged from 22.5 to 24.8 °C, while relative humidity (RH) ranged from 47 percent to 58 percent in occupied areas. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

PM₂.₅ levels measured in the central atrium and typical retail corridors ranged from 12 to 28 µg/m³, with a mean of 19 µg/m³. Notably, a localised monitoring point near the food court exhaust interface recorded PM₂.₅ peaks up to 45 µg/m³ during lunch and dinner periods. PM₁₀ values ranged from 25 to 68 µg/m³ across all measured points. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

Field-screened total VOC (TVOC) levels using PID ranged from 150 to 320 µg/m³ (PID-equivalent, assuming isobutylene calibration) in most ground and upper floor locations. In two basement retail units with extensive solvent-based coatings and adhesives used in recent fit-out, PID readings ranged from 420 to 710 µg/m³. Passive sorbent tube analysis from these two units indicated total identified VOCs of 580 and 650 µg/m³ respectively, with dominant contributions from toluene, ethylbenzene, and xylenes. Pre-purchase Property Environmental Assessment Investigation In Commercial Environment factors into this consideration.

Microbiological Findings

Airborne mould spore counts in three representative occupied zones (atrium, retail corridor, and food court) ranged from 250 to 480 spores/m³ total, with outdoor reference at 520 spores/m³, and indoor compositions broadly similar to outdoors (Cladosporium-dominant). In contrast, a sample taken in an AHU room with apparent condensation issues showed 1,250 spores/m³, dominated by Aspergillus/Penicillium-type spores. This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

Tape-lift microscopy from visible growth in one AHU condensate pan confirmed dense colonisation by Penicillium species, with hyphal fragments and sporulating structures covering an estimated 60–70 percent of the sampled surface area. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

Sub-Slab Vapour and Water Quality

Sub-slab vapour sampling at three B2-level locations indicated low but detectable concentrations of petroleum hydrocarbons. Total identified petroleum hydrocarbons (C5–C12) ranged from 90 to 180 µg/m³, with benzene levels below 5 µg/m³ at all locations. These values were below typical commercial screening thresholds but above analytical detection limits. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

Potable water samples from two tenant outlets and one public washroom showed no detectable E. coli or coliform bacteria per 100 ml, and chemical parameters (including residual disinfectant, conductivity, and basic metals) were within reference ranges for regional potable water. Cooling tower water analysis showed heterotrophic plate count within acceptable operational ranges and no detectable Legionella species by culture method at the time of sampling. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

Table 3: Summary of Key Findings

Measurement	Method	Result	Reference Range	Status
CO₂ (central atrium peak)	IAQ logger	1,250 ppm	< 800–1,000 ppm comfort range	Slightly elevated
CO (all points)	IAQ logger	< 4 ppm	< 9 ppm (8-h reference)	Within range
PM₂.₅ (typical)	Laser photometer	12–28 µg/m³	Short-term target ≤ 25–35 µg/m³	Generally acceptable
PM₂.₅ (food court interface peak)	Laser photometer	45 µg/m³	Short-term target ≤ 25–35 µg/m³	Elevated
TVOC (most areas)	PID screening	150–320 µg/m³	Indicative TVOC comfort range ≤ 300 µg/m³	Borderline to acceptable
TVOC (basement units, lab)	GC-MS	580–650 µg/m³	Indicative TVOC comfort range ≤ 300 µg/m³	Elevated
Indoor mould spores (typical)	Spore trap	250–480 spores/m³	Comparable to outdoor 520 spores/m³	Within expected range
AHU room mould spores	Spore trap	1,250 spores/m³	Significantly above indoor baseline	Elevated locally
Penicillium in AHU pan	Tape-lift	Dense colonisation	Not expected on cleaned surface	Presence confirmed
Total PHCs in sub-slab vapour	Canister, GC analysis	90–180 µg/m³	Below typical commercial screening values	Below concern levels
Benzene in sub-slab vapour	Canister, GC analysis	< 5 µg/m³	Below conservative screening levels	Within range
Potable water microbiology	Lab culture	No E. coli/100 ml	0 per 100 ml	Within range
Cooling tower Legionella	Culture	Not detected	Not detected	Within range

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Discussion

The integrated Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment for this Dubai shopping mall provided a nuanced picture of environmental risks that would not have been visible through purely documentary review. The discussion below interprets the main findings in terms of potential health implications, regulatory and liability risk, and their relevance to acquisition decisions.

Indoor Air Quality and Ventilation Performance

CO₂ levels up to 1,250 ppm in the central atrium during peak occupancy suggest that while overall ventilation was functional, outdoor air supply and distribution may be insufficient during high-load periods. CO₂ in the range of 1,000–1,500 ppm is generally interpreted as indicative of marginal ventilation effectiveness and a higher likelihood of perceived stuffiness and complaint. The presence of repeated tenant comments about “stuffy air” is therefore consistent with the measured data. This relates directly to Pre-purchase Property Environmental Assessment Investigation In Commercial Environment.

Particulate matter levels were generally within or slightly above typical short-term reference values, but peak PM₂.₅ of 45 µg/m³ near the food court exhaust interface indicates localised control issues. This pattern is consistent with incomplete capture of cooking aerosols or recirculation of partially filtered exhaust. While these episodic elevations do not necessarily represent acute health hazards for typical mall visitors, they may contribute to chronic exposure for staff working in affected zones and may influence future odour complaints or visible soiling on finishes. When considering Pre-purchase Property Environmental Assessment Investigation In Commercial Environment, this becomes clear.

VOCs in Basement Retail Units

The most notable indoor air quality concern related to TVOC levels in the basement retail units, with lab-confirmed totals around 600 µg/m³ and dominance of aromatic hydrocarbons associated with solvent-based paints and adhesives. Although there is no single universal TVOC health limit, several guidelines propose comfort-based ranges on the order of 200–300 µg/m³. Levels approximately double these benchmarks indicate excessive off-gassing from recent fit-outs or inadequate ventilation / curing time. The importance of Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is evident here.

Given the location in the basement, where natural ventilation is absent and mechanical ventilation often operates at lower outdoor air fractions than upper floors, there is a plausible risk that VOCs could accumulate under certain operational conditions. The measured values support the need for fit-out specification review, improved materials management, and potentially enhanced ventilation control in these units after acquisition. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment helps with this aspect.

Mould and HVAC Hygiene

Airborne mould profiles in typical occupied spaces were broadly similar to outdoor levels, suggesting that widespread indoor amplification was not occurring. However, the elevated spore counts in the AHU room and the dense Penicillium growth in the condensate pan indicate a localised source. Mechanistically, this is consistent with chronic condensate pooling, inadequate pan slope, intermittent pan cleaning, or periods of operation outside design conditions leading to persistently damp surfaces. Pre-purchase Property Environmental Assessment Investigation In Commercial Environment factors into this consideration.

Although these AHU rooms were not directly occupied by the public, spores from contaminated components can be entrained in supply air and distributed into occupied zones, particularly if filters are ineffective or bypass is present. From a pre-purchase perspective, this finding implies required remediation (pan cleaning or replacement, drainage corrections) and implementation of a robust HVAC hygiene programme to prevent recurrence, with associated costs and potential downtime for systems serving certain zones.

Sub-Slab Vapour and Historical Fuel Use

One of the key due diligence questions related to the legacy of fuel storage and distribution on the site. The sub-slab vapour data showed low but detectable petroleum hydrocarbons, with total PHC concentrations substantially below conservative commercial screening levels and benzene below typical risk-based thresholds. This pattern is consistent with residual contamination in deeper strata or at some horizontal distance from sampling points, or with historic releases that have been largely attenuated over time.

From a risk perspective, the measured vapour levels do not indicate an immediate vapour intrusion issue requiring intrusive mitigation such as sub-slab depressurisation, especially given the predominantly commercial occupancy profile. However, the presence of measurable PHCs confirms the historical narrative and justifies a cautious approach that may include periodic re-assessment during any future refurbishment involving prolonged basement works or changes to building depressurisation regimes.

Water Systems

Potable water and cooling tower microbiological results were favourable, with no coliforms in drinking water and no Legionella detected in cooling tower water. These results are consistent with a reasonably effective water safety and cooling tower management programme and indicate a low immediate risk of waterborne pathogen-related incidents. For a purchaser, this reduces the likelihood of major unbudgeted capital expenditures tied specifically to water system remediation for microbiological reasons, though routine maintenance and monitoring must continue.

Implications for Transaction and Asset Management

Overall, the assessment findings support the conclusion that the property does not suffer from severe environmental impairment that would preclude acquisition or require significant price discounting as if it were a distressed asset. However, several environmental issues have tangible cost implications:

• Ventilation optimisation and possible AHU retrofit or control strategy modification to reduce CO₂ peaks and improve perceived air quality.
• HVAC hygiene interventions to remediate mould in AHU condensate pans and institute systematic inspection and cleaning cycles.
• Targeted investigation and management of VOC sources in basement fit-outs, including specification changes and post-refurbishment IAQ verification.
• Long-term environmental monitoring strategy for sub-slab vapour during major refurbishment or if building use changes in the future.

These requirements translate into capital and operational expenditures that should be factored into investment models. The Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment thus directly informed negotiation, with the purchaser using evidence-based remediation and optimisation cost estimates to adjust their bid and to structure post-acquisition improvement plans.

Table 4: Comparison with Published Commercial IAQ Studies

Study	Sample Size	Key Finding	This Study
Typical enclosed mall IAQ survey (literature)	n ≈ 15 malls	CO₂ peaks 1,000–1,500 ppm; elevated PM₂.₅ near food courts; localised VOC issues in new fit-outs	CO₂ peak 1,250 ppm; PM₂.₅ peak 45 µg/m³ near food court; elevated VOCs in basement units
Office building vapour intrusion case (literature)	n ≈ 10 buildings	Sub-slab PHCs near or above screening levels associated with mitigation measures	Sub-slab PHCs well below screening levels; monitoring recommended but no mitigation required

Conclusion

This case study demonstrates how a structured Pre-Purchase Property Environmental Assessment Investigation in Commercial Environment can significantly enhance the quality of due diligence for commercial real estate transactions. By combining classical environmental site assessment principles with targeted indoor environmental and building-systems diagnostics, the assessment team was able to quantify latent environmental risks that would otherwise have remained assumptions in financial modelling.

The investigation showed that the Dubai shopping mall did not exhibit severe soil or vapour contamination that would fundamentally compromise its suitability as a commercial asset. Nonetheless, it identified several building-related environmental issues, including periods of suboptimal ventilation reflected in elevated CO₂, localised particulate elevations near the food court, elevated VOCs in recently refurbished basement units, and microbiological growth in specific HVAC components. Each of these findings is technically addressable, but they carry cost and operational implications that are material to an investor.

For practice, this case underlines the importance of integrating environmental, building science, and indoor air quality expertise in pre-purchase assessments for complex commercial properties. It also highlights the value of quantitative, reproducible measurements in supporting negotiation, informing capital planning, and protecting both occupant health and asset value post-acquisition. Future applications of this model can extend to other commercial environments such as office towers, hotels, and mixed-use developments in the UAE and similar climates.

Limitations

Several limitations should be acknowledged when interpreting this case study. First, measurements were conducted over a relatively short period (three days) and may not fully capture seasonal variability, particularly in VOC emissions and HVAC operation patterns. Second, the number of sub-slab vapour sampling points was limited to three locations due to access constraints and the need to minimise disruption, which means that small-scale heterogeneities in subsurface contamination could have been missed.

Third, indoor air quality reference values used for comparison originate from diverse sources and are applied here as interpretive benchmarks rather than binding regulatory limits, which introduces some uncertainty in risk characterisation. Fourth, only selected tenant spaces were subject to direct measurement, so extrapolation to all units should be made cautiously. Finally, health outcomes were not directly monitored; the discussion of health implications is based on established exposure-response relationships rather than occupant medical data. These limitations highlight the need for follow-up monitoring and adaptive management after acquisition. Understanding Pre-purchase Property Environmental Assessment Investigation In Commercial Environment is key to success in this area.