All PCAs offered include a site visit which reviews the project site, building exteriors, building interiors, and mechanical systems. The inspection process is similar in rigor for all inspection levels. The differences begin in the reporting format, with the Full ASTM PCA containing a more detailed written report. An Abbreviated PCA looks at immediate repair concerns, while a Limited PCA looks at immediate and short term (1-2 years) repair concerns, while a Full ASTM PCA reviews immediate, short term, and items which are anticipated to need replacement over the REplacement Reserve Period (Typically 10-12 yeas, depending on client requirements).
A PCA reviews the project site, building exteriors and building interiors. Items not included in the review are specialty building components (i.e. manufacturing equipment, warehouse storage rack systems). Also, interior finishes are typically not recommenced for replacement due to future tenant turnover timing or tenant requirements usually being unknown. For certain project types (i.e. apartments) some interior finish replacements are budgeted as necessary based on current expected remaining useful life of interior finish components.
PCA Reports do not include items considered "normal maintenance" items which are typically repaired by property maintenance staff, or items that collectively do not exceed $5,000 in replacement costs.
We understand that time is of the essence in all commercial real estate deals. We can typically schedule the project inspection within 5-10 business days from engagement and provide a written draft of the report for client review within 10 business days from site inspection.
Rush inspections can be scheduled on a case-by-case basis and additional Rush Fees may be assessed.
First, contact us with your project specifics. We will quickly provide a proposal for all three PCA service types and also provide sample reports of each service type. Feel free to review all and ask questions related to your proejct prior to choosing a PCA report type.
Once a PCA type is requested, a 50% deposit invoice is sent and must be paid.
After deposit payment, USAPCC works with you and/or the property Owner or Broker to schedule a site visit. Existing property owner/tenant requirements or concerns regarding the inspection requests are addressed. Also, a Pre-Inspection Questionnaire is provided to be filled out by the current property Owner and additional documentation is requested (Site Survey, previous PCA reports, Rent Rolls, Construction Plans, or other documents (if relevant and available).
The PCA site inspection is completed and any followup questions are asked by USAPCC.
If a Full ASTM PCA is requested, USAPCC files an Open Records Request with the local jurisdiction to request any zoning/code violations, fire marshal inspection violations, or other violations related to building occupancy or use as currently configured.
The PCA report is then written and submitted to the client in draft format.
The client then reviews the report and any final concerns/clarifications are made within the report.
A final invoice for the remaining 50% billings are submitted for payment.
A final report with all report attachments (including detailed photos with captions) are submitted to the client completing the PCA service.
PCA site visits can last from 4 hours (for a small site and single building) to multiple days (for large projects with multiple buildings). Tenants are generally not disturbed, but need to be notified in advance and a property representative should accompany USAPCC for interior tenant area inspections.
Generally we need access to every part of the building(s) to provide a thorough inspection. This includes roof access points, mechanical rooms, and sprinkler riser rooms.
For multifamily or multi tenant buildings, a representative sample of unit interiors may be inspected, depending on client requirements. Regardless, every unit interior should be made available and the USAPCC inspector will choose unit interiors at random during the site inspection walk thru.
A PCA is not a "code inspection", but is a process of observing and reporting, to the extent feasible, on the physical condition of the subject building. The ASTM E2018-01 Property Condition Assessments: Baseline Property Condition Assessment Process standard provides more detail as to the limitations ofa PCA.
As for a "code inspection", most buildings are not fully compliant with all building codes and buildings are only required to meet the current code requirements at the time of construction. As such, existing work is "grandfathered in" from a code inspection, unless existing systems are altered. Once an alteration or renovation to an existing system occurs, updated code compliance may be necessary. Note that ADA compliance is not a building code issue, but is a civil code requirement and projects are no "grandfathered in" from an ADA code compliance perspective.
Destructive testing/observation is also not including in the scope of a PCA and specialty inspections for items such as asbestos, lead based paint, or ADA accessibility is not included in a standard PCA. Such additional services can be added if desired and USAPCC can assist in obtaining these services.
PCAs can be expensive, as pricing can range from $2500 to over $15,000, depending on specific project requirements, complexities, age, and other factors.
Overall a $5,000 PCA report can often shed valuable light on the existing conditions of the building and upcoming expected costs. This helps prospective building owners to plans for proper building maintenance costs and also can be helpful in further purchase price negotiations.
For example, is it worth $5,000 to gain $50,000 in price reduction on your purchase and gain valuable information on the building you are investing in?
USAPCC offers three different types of PCAs. See our first FAQ question for details on the different types.
Generally the site visits are the same level of detail and the differences are in the reporting write-up and maintenance cost estimate time period.
The inspection process can take as little as half a day to multiple days, depending on the specific project and client requirements, but it should be understood that a PCA is not an exhaustive technical or engineering level reporting of every building component. It is an assessment and reporting of information that can be found during a non-intrusive visual observation of readily accessible and easily visible components and systems of the subject property (See ASTM E2018-01 language to this effect).
USAPCC can provide a PCA in any of the 50 states, but generally works on projects in the Southeastern United States. We have offices in Atlanta, Charlotte, and Orlando and service projects from Texas to the District of Columbia.
The ASTM E2018-01 Propoerty Condition Assessments: Baseline Property Condition Assessment Process notes that the field observer should have "a general, well rounded knowledge of pertinent building systems and components". Factors such as professional education, training, experience, certifications, or professional licensing/registration are factors that can affect reporting quality.
USAPCC field observers and report reviewers contain engineering degrees or 10+ years of construction experience, as well as having ASTM training on completing PCAs to industry standards.
USAPCC does not inspect single family homes and does not provide recommendations for inspectors. We recommend that you hire an inspector with ASHI or InterNACHI certifications.
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