NCI provides a wide range and choices for commercial building inspections. The most comprehensive is an ASTM Property Condition Assessment which follows the ASTM E-2018 standards. Alternatively, our modified version, referred to as Commercial Building Inspection, increases the level of inspection on site and decreases the historical research and interviews.
Both are due diligence assessments, which include a visual, non-destructive survey with the purpose of identifying any “major deficiencies” and potential capital expenditures. In some cases, a recommendation for further detailed evaluation by a specialist is recommended to determine the scope of work needed and cost.
ASTM Property Conditions Assessment
The ASTM E-2018 standard provides guidelines for conducting a baseline commercial property conditions assessment (PCA) and completing a property condition report (PCR). The goal of the PCA is to identify and communicate to the extent feasible the physical deficiencies of the property to the client.
The PCA includes:
- Document review, research and interviews of appropriate individuals to assist in understanding a property and any physical deficiencies.
- A walk through survey as defined in the ASTM standards.
- Preparation of opinions and probable costs to remedy the physical deficiencies.
- Opinions of probable cost that are individually or in the aggregate less than $3,000 for like items are omitted. More than four separate items that collectively total over $10,000 are included.
- A Property condition report per ASTM standards incorporates the information obtained during the walk through survey , the document review, interviews, and opinions of probable cost.
The PCA uses the baseline process as outlined in the ASTM E-2018 standards.
The assessment includes physical deficiencies defined as “the presence of conspicuous defects or material deferred maintenance of a subject property’s material systems, components or equipment observed during the field observers walk through survey.”
The standards specifically exclude deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc. Also excluded are minimal conditions that generally do not present material physical deficiencies.
Often the needs for a particular building analysis do not lend themselves to the specific requirements of the ASTM E-2018. Deviations from the standard may be appropriate and are recognized through provisions in the standard. The deviations often exceed the hands on characteristics of the PCA and add to the detail of the PCR. Examples are dismantling and operating readily accessible components, maintenance suggestions, replacement schedules, no minimum dollar amount for cost estimates, and further evaluation. Our Commercial Building Inspection follows these parameters.
Use of the ASTM E-2018 standards are applicable for many buyers and types of buildings. However, there are often needs that are better served through an inspection that deviates from these standards. Our Commercial Building Inspection expands upon the ASTM standard to include the operation of components and systems, dismantling for access, and maintenance/replacement suggestions. Additionally, the report may contain schedules describing costs to remedy/replace components or systems. Typically, the document review and interview process required by the ASTM standard is excluded.