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Property Condition Assessment (PCA)

Criterium-Pioli-Rowe 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.

Sample PCA Report

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:

   
TOPOGRAPHYPLUMBING
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