7 Critical Things to Inspect Before Buying a Restaurant Property ( San Antonio, TX)

Introduction

When buying a standalone restaurant property, many buyers focus on the location, dining area, or curb appeal — but the kitchen is where the real investment lies. A fully equipped, compliant, and operational commercial kitchen can save you tens of thousands in build-out costs and months of delays. But if it’s outdated or non-compliant, you could be walking into a costly renovation project.

Before you commit to buying, here are 7 critical things you must inspect inside the restaurant kitchen.

1. 🔥 Hood & Ventilation System

The exhaust hood and vent system are the heart of any commercial kitchen. Replacing or repairing them is expensive and time-consuming.

✅ Check:

  • Grease buildup or rust

  • Proper ventilation to the roof or outside

  • Fire suppression system (Ansul or similar) in working order

  • Inspection or maintenance records

💡 Tip: If the hood isn’t up to code, it could delay opening or require reinstallation — often costing $15,000–$50,000.

2. 🧯 Fire Suppression System

Every commercial kitchen must have a fire suppression system that meets current code.

✅ Check:

  • Is it professionally installed and up to date?

  • Does it cover all cooking surfaces?

  • Has it been inspected within the last 6–12 months?

💡 Outdated systems can lead to denied insurance coverage or city code violations.

3. 🚰 Plumbing & Drainage

Poor kitchen plumbing is a red flag that could lead to downtime and health code issues.

✅ Check:

  • Working sinks (prep, dish, handwashing)

  • Grease trap location and size

  • Proper drainage and floor slopes

  • Hot water supply

💡 Blocked lines or undersized grease traps can shut you down fast.

4. ❄️ Walk-in Coolers & Refrigeration

Walk-in units can cost $10K–$30K+ to replace, so you’ll want to inspect them closely.

✅ Check:

  • Is the unit running cold?

  • Any signs of mold, leaks, or ice buildup?

  • Door seals and compressor condition

  • Age of the equipment

💡 Ask the seller for service records or repair history.

5. ⚡ Electrical Panel & Power Supply

Restaurant kitchens consume serious energy. An outdated or undersized panel will limit what you can run safely.

✅ Check:

  • Electrical panel amperage (200A or more is typical)

  • Dedicated circuits for heavy appliances

  • GFCI outlets where needed

  • Room to expand or upgrade

💡 Upgrading panels or wiring can run into the thousands — don’t overlook this.

6. 🧼 Surfaces & Materials

To pass health inspections, your kitchen needs commercial-grade, washable surfaces throughout.

✅ Check:

  • Non-porous countertops (no wood or raw tile)

  • Stainless steel where food is prepped

  • Easily cleanable floors, walls, and ceilings

  • No broken tiles or peeling paint

💡 Some health departments will delay permitting if surfaces aren’t compliant.

7. 🧾 Permits, Code Compliance & Equipment Ownership

Don’t assume just because the kitchen exists, it’s legal or included.

✅ Ask:

  • Are all systems up to code and properly permitted?

  • Is the equipment owned outright or leased?

  • Are there warranties or service contracts?

  • Are any permits expired?

💡 You don’t want to buy a kitchen and later find out the seller can’t legally transfer the equipment.

Conclusion

A beautiful dining room means nothing if the kitchen can’t support your business. Before you purchase a standalone restaurant property, make sure you thoroughly inspect every part of the kitchen — from equipment to compliance.

A little due diligence upfront can save you from six-figure surprises down the line.

Thinking of buying a restaurant property? I can help you evaluate kitchens, bring in qualified inspectors, and ensure your investment is ready for business on day one.


Amir Keshmiri Ebadi REALTOR®| KW Commercial
Call/Text: (210)388-5098
Service area: Bexar County and Surrounding

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