Property Condition Assessment (PCA)
Criterium-Pioli Engineers reports contain information about the structure and its components vital to investment and finance decision making. The Property Condition Assessment Report provides appropriate due diligence for the real estate transaction.
Our reports comply with industry standards such as those of Standard and Poor and ASTM. Customized or abbreviated reports and formats for special needs or very large and time sensitive assignments have also been developed.
The scope of our investigation is designed to address the unique concerns and risk tolerance of our clients. We provide a list of current deficiencies and areas of deferred maintenance along with the cost to cure these deficiencies. Capital reserve requirements are included in our report. ASTM Phase I Environmental Site Assessments can be performed as part of the due diligence process upon request. In our standard report, we evaluate the following:
TOPOGRAPHY | PLUMBING |
General topography of the area and the site | System & materials |
Size and shape of the site | General condition |
Slope and direction | Quality & workmanship |
Other topographical features (e.g. ravines, banks, and bodies of water, whether natural or man-made |
History of plumbing problems |
FEMA flood zone | Signs of corrosion and leaks |
Seismic zone | Results of spot check of fixtures |
DRAINAGE | HVAC |
Evidence of inadequate drainage | Brand Names, capacities, and ages |
Signs of flooding | Fuel storage & delivery systems |
Effectiveness of storm water management | Cooling towers, controls |
Ownership of streams, ponds, or other natural waterways | Energy-saving features |
Drainage from other properties | How fresh air in introduced |
Drainage affecting other properties | |
Issues with regulatory agencies | |
PAVING & CURBING | ELECTRICAL |
General ease of access | Transformers |
Issues arising from access and number of spaces | Service entrance |
Condition of the materials used | Utility company |
Cracking of paving, potholes, ponding, missing curbs, or faded striping | Voltage, amperage, & phase |
Electricity metering | |
FLATWORK | Watts per square foot |
Cracking, heaving, settlement | Major uses of electricity |
Surface spalling | Brand names of major panels & switchgear |
Tripping hazards | Emergency power supply |
Lightning protection | |
LANDSCAPING | VERTICAL TRANSPORTATION |
Landscaping on the site | Number, type & location |
Natural features | Brand names, capacities, speed in fpm, and floor served |
Signage | Machine rooms & pits |
Exterior lighting, type of lighting, and what areas are lit | Type of controllers |
Retaining walls | Smooth, level with the floor |
Complaints, maintenance, current elevator certificates | |
SUBSTRUCTURE | SECURITY |
Dimensions | Devices, fences, key, card, or security guard |
Details of reinforcing, and any soil or bearing information | Type of surveillance equipment |
Settlement, heaving, bowing, out of level or plumb, excessive cracking | Unusual measures |
Water penetration problems | Signs of problems |
SUPERSTRUCTURE | FIRE SAFETY |
Basic structural system | Types of alarm systems; pull stations; smoke, CO, and heat detectors; and flow alarms |
Dimensions | Fire control panels |
Resistance to lateral loads | Fire suppression system |
Special seismic considerations | Specially protected areas |
Misalignment or cracking of nonstructural elements | Current inspection certificates |
Signs of distortion in the building | Exit signs & emergency lighting |
EXTERIOR | INTERIOR |
Type of materials, construction & finishes | Interior finishes and layout |
Flashing, caulking, and sealants | Floors, walls, ceilings, doors, and other fixed interior elements |
Bond, mortar joints, weep holes, lintels, and spacing & construction of expansion joints | Common areas (e.g. lobbies, atriums, cafeterias, fountains, interior plants, sculpture, and artwork) |
Architectural features | Tenant spaces |
EIFS detail | |
Hardboard siding | ACCESSIBILITY |
Water intrusion through facade | ADA & FHAA compliance |
Fogged, double-pane windows | Parking, access, restrooms, elevators, drinking fountains, fire alarms, signs, telephones, ATM terminals, corridors, doorways, switches |
Balconies, stairways, treads & railings | |
ROOF | REGULATORY COMPLIANCE |
Roof slope and drainage | Code violations |
Type of roof membrane, thickness, age, brand name, and warranty | Certificates of Occupancy |
Walkways to protect the roof | Local policies and practices |
Perimeter parapets | |
Roof penetrations | MAINTENANCE |
Flashing and counterflashing | General level of maintenance |
Maintenance | Staff & experience |
Signs or history of roof leaks | Logs & records |
Insulation | Service providers |
AMENITIES | RESERVES |
Outbuildings, swimming pools, tennis courts, playgrounds, etc. | Immediate deficiencies that represent threats to life, safety or continued use of the element |
Opinion of probably cost for capital |