Property Condition Assessments (PCAs)

Property Condition Assessments (PCAs)

Property Condition Assessments are due diligence projects associated with commercial real estate. Commercial property and Building Inspections are important for clients seeking to know the condition of a property or real estate they may be purchasing, leasing, financing or simply maintaining. Whether you’re a loan officer, an acquisitions director, or an asset manager, you need a thorough understanding of the condition of the properties in your domain. Tri-County Engineering & Inspections is a full-service due diligence company can offer a menu of options to assist you in the purchase of Real Estate. A Property Condition Assessment (PCA) is a  solid understanding of the  a building assessments will help understand the history of the property and forecasting of Capital Improvements . A Property Condition Assessment, aka Property Condition Report or Commercial Building Inspection, is an evaluation of a commercial real estate asset based on a thorough inspection, including all improvements and all the systems of each building on the property. A PCA is typically ordered as part of the due diligence process when a property changes hands. A lender may request a PCA before issuing a loan, or an investor/buyer may request the assessment before purchase. The scope of a PCA is defined in ASTM E2018 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process.  Depending on a client’s needs and preferences, some PCAs are completed by a single commercial building inspector or engineer, and others can require the involvement of specialists, such as a mechanical engineer or electrical engineer. The most important parts of the Property Condition Assessment and Report are the Immediate Repairs Table and the Replacement Reserve Table. The Immediate Repairs Table identifies capital needs and prices all failing or damaged building systems and life safety issues.  The Replacement Reserve Table identifies long-term capital expenses (typically within 12 years of inspection) based on the expected useful life of the building systems and components.

What does a Property Condition Assessment evaluate?

  • Structural frame and foundation
  • Roof including membrane, flashings, and drainage
  • Exterior walls including façade, windows, doors, and signage
  • Interior finishes (concentrating on non-cosmetic considerations)
  • Heating, Ventilation, and Air Conditioning (HVAC) systems and components
  • Plumbing systems and fixtures
  • Electrical systems and components
  • Elevators and conveyance systems
  • Fire protection systems and components
  • Landscape components including parking, paving, irrigation, and retaining walls
  • Accessibility including Americans with Disabilities Act (ADA) and Fair Housing Act (FHA)

The goal of the Property Condition Assessment is to identify:

  • Routine and/or deferred maintenance
  • Systemic deficiencies
  • Remaining useful life (RUL) of all major building systems
  • Capital replacement needs
  • Overall system compliance with the original design/engineering intent
  • Compatibility with contiguous systems
  • Prioritized list of repairs
  • Total building replacement cost
In short, PCA reports serve different purposes: A PCA, generally requested before a property changes hands, will characterize the asset at a particular point in time, give you a general overview of the costs associated with correcting existing deficiencies as well as an estimate of the costs of maintaining the property over time.

Who needs a Property Condition Assessments? 

The need for a PCA is identified in the due diligence part of a commercial real estate transaction. PCAs are often required by lenders for both new purchases and refinancing. For lenders, PCAs offer insight about the way a borrower treats their assets and their ability to make payments. A poorly maintained building can indicate a lack of funds for repairs, which may translate into difficulty repaying a loan. A property that serves as collateral can lose value without regular maintenance. Click here to contact Tri-County Engineering & Inspections for a Property Condition Assessment quote.