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Property Condition Assessments

Our Property Condition Assessment is a comprehensive due diligence service designed to meet the objectives of your real estate portfolio, whether you represent a commercial real estate owner or manager, institutional investor, or investment banker. Criterium-Lalancette Engineers works with clients to understand those objectives, to develop scopes and formats to serve your needs, and to deliver comprehensive and high quality Property Condition Assessments.

Our Property Condition Assessment contains information about a structure and its components which are vital to investment and financial decision making. The Property Condition Assessment and corresponding report provides appropriate due diligence in a real estate transaction with regard to a property's physical condition. Furthermore, our Property Condition Assessment complies with and generally exceeds the industry standards which include the Standard and Poor as well as ASTM 2018. If necessary, to suit your special needs or time constraints, we offer customized or abbreviated property condition reports and formats.

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. At the end of our report is a table of capital reserve requirements. 

The scope of our evaluation includes:

Topography

  • General topography of the area and the site
  • Size and shape of the site
  • Slope and direction
  • Other topographical features (e.g., ravines, banks, and bodies of water, whether natural or man-made)
  • FEMA flood zone
  • Seismic zone

Drainage

  • Evidence of inadequate drainage
  • Signs of flooding
  • Effectiveness of storm water management
  • Ownership of streams, ponds, or other natural waterways
  • Drainage from other properties
  • Drainage affecting other properties
  • Issues with regulatory agencies

 Paving and Curbing

  • General ease of access
  • Issues arising from access and number of spaces
  • Condition of the materials used
  • Cracking of paving, potholes, ponding, missing curbs, or faded striping

Flatwork

  • Cracking, heaving, and settlement
  • Surface spalling
  • Tripping hazards

Landscaping

  • Landscaping on the site
  • Natural features
  • Signage
  • Exterior lighting, type of lighting, and what areas are lit
  • Retaining walls

Substructure

  • Dimensions
  • Details of reinforcing, and any soil or bearing information
  • Settlement, heaving, bowing, out of level or plumb, and excessive cracking
  • Water penetration problems

Superstructure

  • Basic structural system
  • Dimensions
  • Resistance to lateral loads
  • Special seismic considerations
  • Misalignment or cracking of nonstructural elements
  • Signs of distortion in the building

Exterior

  • Type of materials, construction, and finishes
  • Flashing, caulking, and sealants
  • Bond, mortar joints, weep holes, lintels, and spacing and construction of expansion joints
  • Architectural features
  • EIFS detail
  • Hardboard siding
  • Water intrusion through facade
  • Fogged double-pane windows
  • Balconies, stairways, treads, and railings

Roof

  • Roof slope and drainage
  • Type of roof membrane, thickness, age, brand name, and warranty
  • Walkways to protect the roof
  • Perimeter parapets
  • Roof penetrations
  • Flashing and counterflashing
  • Maintenance
  • Signs or history of roof leaks
  • Insulation

Plumbing 

  • System and materials
  • General condition
  • Quality and workmanship
  • History of plumbing problems
  • Signs of corrosion and leaks
  • Results of spot check of fixtures

HVAC

  • Brand names, capacities, and ages
  • Fuel storage and delivery systems
  • Cooling towers and controls
  • Energy-saving features
  • How fresh air is introduced

Electrical

  • Transformers
  • Service entrance
  • Utility company
  • Voltage, amperage, and phase
  • Electricity metering
  • Watts per square foot
  • Major uses of electricity
  • Brand names of major panels and switchgear
  • Emergency power supply
  • Maintenance and testing
  • Lightning protection

Vertical Transportation

  • Number, type, and location
  • Brand names, capacities, speed in fpm, and floors served
  • Machine rooms and pits
  • Type of controllers
  • Smooth, level with the floor
  • Complaints, maintenance, and current elevator certificates

Security

  • Devices, fences, key, card, or security guard
  • Type of surveillance equipment
  • Unusual measures
  • Signs of problems

Fire Safety

  • Types of alarm systems, pull stations, smoke detectors, CO detectors,  heat detectors, and flow alarms
  • Fire control panels
  • Fire suppression system
  • Specially protected areas
  • Current inspection certificates
  • Exit signs and emergency lighting

Interior 

  • Interior finishes and layout
  • Floors, walls, ceilings, doors, and other fixed interior elements
  • Common areas (e.g., lobbies, atriums, cafeterias, fountains, interior plants, sculpture, and artwork)
  • Tenant spaces

 Amenities

       •     Outbuildings, swimming pools, tennis courts, playgrounds, etc.

Accessibility

  • ADA and FHAA compliance
  • Parking, access, restrooms, elevators, drinking fountains, fire alarms, signs, telephones, ATM terminals, corridors, doorways, and switches

Regulatory Compliance

  • Code violations
  • Certificates of occupancy
  • Local policies and practices

Maintenance

  • General level of maintenance
  • Staff and experience
  • Logs and records
  • Service providers

Reserves

  • Immediate deficiencies that represent threats to life, safety, or continued use of the element
  • Opinion of probable cost for capital expenditures over the term

 For a quote or more information, simply call us (802) 747-4535 or request a quote online