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Commercial Property Condition Assessment

Commercial Property Inspections

Mixed-Use Property Inspections

Property Condition Assessment

Commercial Building Inspection

What's Included in a Property Condition Assessment (PCA) or Commercial Property Inspection?

Commercial Property Condition assessments (PCA) and Commercial Property Inspections (CPI)  involve off-site property history, cost and life cycle research and calculations, as well as an on-site visual evaluation component inspecting the physical condition of the developed property and improvements including all buildings and systems contained therein.  The on-site property inspection is conducted by one or two highly skilled professionals with education and experience in architecture or engineering as well as extensive commercial construction experience as required by the ASTM standard for property condition assessment. The property condition assessment is visual and non-destructive in nature meaning it does not involve disassembly of any equipment or systems nor any diagnostic testing of systems.  The field inspection component of an assessment is essential to verify what systems and equipment and components are in place and their approximate age and operational status and physical condition.  From that knowledge and observation, a professional opinion of system or component condition as well as longevity and repair or replacement costs may be determined and reported upon by the assessment team. 

The current formal standard for commercial Property Condition Assessment (PCA) is known as ASTM E2018-15 which includes a prescriptive narrative on research and preparation of the PCA and PCR (property condition report).  For less inclusive commercial property inspections some companies utilize more liberal standards which may or may not include cost estimates and expected service life. We however, always utilize the general ASTM guidelines for all inspections as we find most clients, regardless of inspection type or technique, benefit greatly when provided with an idea of expected service life and cost estimates for repairs and replacements, and we find the ASTM E2018-15 standard better formatted to address these life cycles and costs than any other standards.  

​Although there is no definitive list of what may or may not be included or excluded in a professional commercial property inspection or property condition assessment the following components systems and equipment should be considered a sufficiently inclusive baseline scope, tweaks to any aspect of commercial inspection or property assessed and contract may be made at the discretion of the client so long as it falls within the general-scope of the professional inspection services:

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Site Components | Property Condition Assessment PCA and Inspection Considerations:

• Topography or the general lay of the land.
• Storm water drainage and management of collected storm water.
• Paving and Parking and associated loading areas.
• Site Access also known as ingress and egress.
• Landscaping and Hardscaping such as retaining walls and fencing.
• Pedestrian Walkways pavement sidewalks and plazas.
• On-site Utilities such as gas water and electric, owned or public.
• Specialized Amenities such as recreational facilities.

Building Components | Property Condition Assessment PCA and Inspection Considerations:

• Structural Systems and façade of each building.
• Roofing Systems components and materials.
• Plumbing Systems including potable water supply and sewers.
• Heating Systems equipment and components.
• Ventilation and Air Conditioning Systems.
• Electrical Systems equipment and components.
• Vertical Transportation such as escalators or elevators.
• Fire-Protection Systems including sprinklers and fire hydrants.
• Life Safety Systems such as fire alarm and emergency lighting.
• General Interior finishes and conditions.

Costing Components | Property Condition Assessment PCA and Inspection Considerations:

• General Overview capital expenditures.
• Immediate Remedial and repair costs.
• Short-term Deferred maintenance costs.
• Intermediate Maintenance and replacement costs.
• Long-term Planning and Budgeting costs.

Additional (Optional) Components | Property Condition Assessment PCA and Inspection Considerations:

• ADA Accessibility compliance and requirements.
• Environmentally Specific considerations and climates.
• Communications and Technology Systems.
• Property Security and surveillance systems.
• Indoor Air Quality and mold conditions.
• Environmental Transaction Screen or Phase I Environmental Site Assessment (ESA).

Professional Commercial Property Condition Assessment PCA and Property Inspections:

Each of the aforementioned topics and categories are expounded upon in their own relevant sections with very brief summaries and examples.  Click any of the italicized topics to be taken to that specific descriptive section and view the elaborated text. 

The main difference between our Commercial Property Inspections (CPI) and our Commercial Property Condition Assessments (PCA) is that the Commercial Property Inspection will address "here and now" visual items of condition and costs associated with the immediate and short term issues only with limited extended research. The Property Condition Assessment (PCA) will provide more in depth research and document review and look at the past, present and long term conditions and costs associated with the subject property for the next 10+ years. The PCA will also look for possible issues arising from adjacent properties and neighbors as well as issues with property and building accessibility for the disabled. The PCA will also provide additional extended cost schedules for projected capital expenditures, and offer more depth and detail and additional information to aid in planning decisions.  

All information contained herein is for your general reference, knowledge and enjoyment only and is it not to be considered a definitive guide for all commercial property inspections or property condition assessments by any measure employed.  Everything herein and within all subsequent pages is solely the professional opinion and the exclusive intellectual property of Epoch Property Inspections Incorporated and may not be utilized for other purposes or reproduced and is protected by law copyright 2017.

​Avoid paying more than fair value for a property  - Condition, Condition, Condition!

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