Property Condition Assessments

Structures and Foundations: We will perform observations of reported problem areas or distress as well as representative areas of the structures and foundations that can be observed without removing architectural finishes. We will also, to the extent possible, compare our observations of the structures and foundation types to the information shown on available design drawings, specifications and geotechnical reports. If more detailed analysis of the building or parking structures is required by the client, PR&A can retain a specialty consultant for these systems. For facilities in high seismic zones, PR&A can retain a specialty consultant to perform a Building Earthquake Loss Evaluation.

Exterior of Buildings: We will observe the exterior of the buildings to check for signs of distress, deterioration, moisture infiltration, and other problems common to the exteriors of buildings. We will also perform observations of windows or curtain wall systems. These observations will be performed from locations that are accessible to our field personnel such as from the ground, balconies, windows and from the roof surfaces, when possible. If more detailed analysis is required by the client, PR&A can retain a specialty consultant for this system, potentially including drops down the exterior facades, infrared thermal scans for evidence of moisture intrusion, and/or intrusive investigation.

Roofing: We will perform observations of the roof systems, copings, flashings, drains, and penetrations to note the overall condition of the roofs and signs of distress or deterioration. We will also provide an estimate of the remaining economic service life of the roof systems, based on our observations and information gathered in our interviews. If more detailed analysis is required by the client, PR&A can retain a specialty consultant for this system, potentially including core samples and/or infrared thermal scans for evidence of moisture infiltration.

Interior Finishes: We will access a sample of the interior spaces to review the condition of the interior finishes. We will note the various types of interior finishes provided and their condition based on our observations and information gathered in our interviews.

Vertical Transportation: We will perform general observations of the vertical transportation systems (if present) to determine the manufacturer, age, and capacity of the existing vertical transportation equipment. If provided, we will perform a cursory review of existing service contracts. We will also attempt to interview the local service provider to gain additional information on the subject system to determine the remaining economic service life. We will request current elevator certificates, testing reports and information on outstanding inspection violations. If more detailed analysis is required by the client, PR&A can retain a specialty consultant for this system.

Mechanical, Electrical and Plumbing: We will perform observations of the mechanical, electrical and plumbing (MEP) systems in use at the facility. We will provide general information about the types of systems and materials in use. We will note the general condition as derived from our observations and interviews of the engineering and management staff at the property.

Fire Protection and Fire Alarm Systems: We will perform general observations of the fire protection and fire alarm systems in use at the facility to determine the manufacturer, age, information about the types of systems and materials in use. We will note the general condition as derived from our observations and interviews of the engineering and management staff at the property. If more detailed analysis is required by the client, PR&A can retain a specialty consultant for these systems.

Code and Zoning Compliance Inquiry: Freedom of information act requests will be submitted to the local building code, zoning, and fire department officials to determine if there are outstanding issues on record and if there are retroactive code changes that could impact the property. We will request copies of Certificates of Occupancy. During our observations, we will make note of observed code compliance or zoning discrepancies.

Accessibility Screening: We will perform observations, when appropriate, at the facility to evaluate the facility for general compliance with the Americans with Disabilities Act (ADA) and/or the Federal Fair Housing Amendment Act (FHAA) depending on the property type. The ADA and/or FHA screening will typically include the parking areas, routes to accessible entrances to the buildings and common areas inside the buildings. For residential and hotel properties, a representative number of dwelling unit / guest room interiors would be reviewed for compliance. If more detailed analysis is required by the client, PR&A can retain a specialty consultant to review accessibility.