The best work happens in buildings that work.
Your facilities are where productivity happens, where talent decides whether to stay and where operating costs can quietly eat into returns. We help commercial clients take control of their built environment with the data, planning and practical guidance to run leaner, spend smarter and create spaces where people genuinely want to show up.
Less guesswork. More control.
It's hard to make good decisions about your facilities when you lack full clarity about their actual condition. Our facility condition assessments give commercial owners and operators a clear, current picture of building health across their portfolio, covering structural systems, mechanical and electrical infrastructure, envelope performance and interior condition.
That baseline is where every smart capital decision starts. When an acquisition or lease commitment is on the table, our due diligence assessments make sure you know what you're getting into before you sign.
No need to inherit problems that quietly erode returns from day one.
With a reliable condition picture in hand, we help you build the planning tools to stay ahead of your portfolio.
Asset tagging and inventory creates an organized, accessible record of every building system you own or manage, making maintenance scheduling, vendor management and lifecycle planning much more efficient.
That foundation feeds into a prioritized capital improvement plan built around your investment horizon, backed by cost estimates your finance team can use with confidence. No inflated contingencies, no back-of-envelope numbers.
We also help commercial clients get ahead of compliance exposure before it becomes a liability.
Our ADA and code assessments identify gaps across your properties and give you a clear remediation path, protecting asset value and reducing friction in lease negotiations and transactions.
And if energy spend is a meaningful line item in your portfolio, our energy audits identify the highest-return efficiency opportunities, helping you lower operating costs, strengthen performance and meet the sustainability benchmarks that tenants and investors increasingly expect.
The costs you might not be seeing yet.
Facility risk in commercial real estate rarely announces itself. It builds quietly, until it shows up in a capital call, a lease negotiation or a repair that nobody budgeted for.
Deferred maintenance that's been pushed down the priority list, quietly compounding into a more expensive problem than it needed to be.
Inconsistent facility data across a portfolio that makes it hard to compare assets, model capital needs or make acquisition decisions with real confidence.
Capital plans that don't have the cost credibility to hold up when ownership or investors need to approve them.
Workspace conditions affect how people feel about coming to work and whether they stay once they're there.
Compliance exposure from ADA or code deficiencies that surfaces at the worst possible moment, usually during a transaction or tenant negotiation.
Energy and operating costs that have crept up without a clear picture of where the waste is or what it would take to address it.
Facility management and capital planning made simple.
Our FOScore® platform brings clarity and confidence in the decisions that shape your built environment. Simplify complex data into actionable insights, providing the information and analysis you need to understand your facilities, prioritize what’s needed most and plan with precision.
- Cost estimating
- Project building
- Capital planning
- Asset inventory & tagging
- Asset & cost updates
- On demand & custom reporting
- Secure web infrastructure
- Mobile, tablet & desktop friendly
- Infinite file storage
- Unlimited users
What your facilities data can do for your bottom line.
Our approach combines on-site expertise with data-driven analysis to help organizations reduce uncertainty, protect investments and plan with confidence.
Proactive facility management keeps buildings in the condition that supports strong lease rates, clean transactions and the returns your portfolio is built to deliver.
Energy audits and planned maintenance strategies reduce what it costs to run your buildings without compromising the quality of the environment you're providing.
Well-maintained facilities send a signal. They tell employees and tenants that the organization behind the building pays attention and takes pride in what it owns.
Due diligence assessments give you a clear-eyed view of condition and capital exposure before you commit, so there aren't surprises waiting on the other side of closing.
A documented ADA and code remediation plan removes a common source of friction in lease negotiations, renewals and dispositions.
Accurate, defensible cost estimates and a prioritized improvement plan give ownership and investors what they need to say yes to the right projects at the right time.
Comprehensive facility management services to help you plan, prioritize and perform.
Our tools and services are designed to simplify complexity, reduce long-term costs and extend the life of your assets.
Facility Condition Assessments (FCA)
Clear insight into asset conditions, identifying and prioritizing long-term needs.
Capital Planning
Data-informed planning to prioritize investments, manage deferred maintenance and extend asset life cycles.
Asset Inventory & Tagging
Detailed asset identification and data collection to support maintenance planning and lifecycle management.
Cost Estimating
Reliable, real-world cost data to support accurate budgeting and defensible capital decisions.
ADA & Code Assessments
Identify compliance gaps and prioritize corrective actions across facilities.
Academic Suitability/Adequacy Assessments
Align facility conditions with educational programs, enrollment and learning outcomes.
Property Due Diligence
Objective facility assessments that support informed acquisition, disposition and investment decisions.
Energy Audits
ASHRAE Level I & II audits that identify efficiency opportunities, cost savings and performance improvements.
Work that delivers at any scale.
Organizations of every size trust FOS to understand their needs. See how schools, universities, health systems and state and local governments across North America have benefited from proactive, data-informed facilities management services.
PreK-12 Education
K12 districts must ensure students' health and close educational gaps. They should assess the physical environment and make long-term plans for a brighter future that serves all students.
Every building in your portfolio deserves a plan.
Whether you're managing a single property or a multi-market portfolio, we can help you build the data foundation and capital strategy to run your buildings better. Let's have a real conversation about where you are and what better looks like for you.
Have questions? We’re here to help.
Yes, and that's actually where consistent methodology matters most. Whether your portfolio includes office, industrial, retail or mixed-use properties, our assessments produce comparable condition data across every asset type. That consistency is what makes portfolio-level analysis and capital planning genuinely useful, rather than a collection of disconnected reports that don't talk to each other.
We know acquisition timelines don't wait. We routinely scope and deliver due diligence assessments within the windows that commercial transactions require. The sooner you bring us in, the more thorough we can be, so it's always worth a conversation early in the process rather than right before closing.
Our energy audits identify specific, quantified opportunities with projected savings and estimated implementation costs, so you've got a clear return-on-investment picture for each measure. For net lease properties, reduced energy costs can also be a meaningful tool for tenant retention and attraction. We model the impact in terms that connect directly to how you think about operating performance.
It puts you in control of the narrative. Rather than waiting for a buyer's inspector to surface issues that become negotiating leverage against you, you walk in with a clear picture of the asset and a documented plan for any known deficiencies. That transparency builds buyer confidence and tends to make transactions cleaner and faster for everyone involved.
Absolutely. Detailed asset inventory and condition documentation gives you a defensible, transparent basis for operating expense conversations. When you can show the condition of systems, and the cost basis for maintenance decisions, those conversations get a lot more grounded. We help you build the documentation that makes explaining your costs straightforward rather than defensive.