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Property Condition Assessments
Commercial real estate due diligence reporting for buyers, owners and lenders, prepared by engineers who also design the repairs they recommend.
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Assessments written for an investment decision
A property condition assessment exists to answer one question: what will this building cost you that the offering memorandum did not mention. Our reports are prepared consistent with ASTM E2018 practice for baseline property condition assessments and are structured so the findings connect directly to a number you can put in a model.
We perform PCAs across California, greater Los Angeles, San Diego, the Inland Empire, the Bay Area and Sacramento, as well as the Las Vegas and Reno markets.
- Get Started
Why owners and lenders choose us
- Engineers, not inspectors. Structural and MEP findings are evaluated by the engineers who design those systems.
- ASTM E2018 based scope. Reporting follows recognized practice and can be scaled to lender or investment committee requirements.
- Cost tables you can use. Immediate repairs and replacement reserves in a format that drops into underwriting without reformatting.
- Design continuation. When a finding becomes a capital project, the same firm prepares the permitted drawings.
What a typical assessment covers
Site and civil
Paving, curbs, drainage, retaining walls, landscaping and site utilities.
Structure
Foundations, framing, observed movement, distress and seismic considerations.
Envelope and roofing
Roof systems and age, cladding, windows, sealants and water intrusion evidence.
Mechanical, electrical, plumbing
Equipment inventory, condition, capacity and remaining useful life.
Life safety
Fire protection, alarm, egress and observed code compliance concerns.
Accessibility
Observed ADA and CBC accessibility conditions in common and public areas.
The assessment process
1. Property information review
Property type, age, size, location, available drawings, permit history, maintenance records and prior reports are reviewed to set the scope.
2. Site visit and visual survey
Walk-through of the site, building exterior, representative units or suites, roof and equipment spaces, with photo documentation of observed conditions.
3. Interviews and records
Discussions with property management and maintenance staff, and review of municipal records where relevant.
4. Analysis
Observed conditions evaluated against expected service life, code requirements and the intended hold period.
5. Reporting
Findings, photographs, immediate repair table and replacement reserve schedule delivered in draft, then finalized after your comments.
Additional scopes we provide
- Structural evaluations and seismic risk screening
- MEP evaluations and building systems capacity analysis
- Facility condition assessments and multi-year capital planning for portfolios
- As-built documentation and Revit models of existing buildings
- Permit history research and legalization strategy for unpermitted work
What makes a California assessment different
Seismic exposure, local retrofit ordinances, Title 24 implications of equipment replacement and county-specific stormwater obligations all affect what a finding actually costs to resolve. A report that ignores the jurisdiction produces a reserve number that does not survive the first permit application. We assess against the code and the agency that will actually govern the work.
- Common Questions
Frequently asked questions
To identify conditions that affect value or operations before closing, to obtain an opinion of probable repair cost, to support negotiation on price or credits, and to satisfy lender or investment committee requirements.
The party who orders the assessment, usually the buyer, owner or lender. Reliance by additional parties is defined in the agreement rather than assumed.
There is no fixed expiration. Many lenders and investors will require an update if the transaction is delayed or if significant time has passed since the site visit.
Assessments are prepared consistent with ASTM E2018 practice for baseline property condition assessments, adjusted to the scope your lender or investment committee requires.
A draft is typically issued within ten business days of site access for a standard commercial property, with expedited schedules available on request.
Yes. Structural evaluation and detailed MEP assessment can be included in the PCA or ordered separately as a deeper scope.
- Where we work
California and Nevada.
We serve every California jurisdiction, the Las Vegas and Reno metropolitan areas in Nevada market. Each project is delivered under the responsible charge of an engineer of record licensed in the state where the project is located.
Los Angeles County
San Diego
Inland Empire
Bay Area
Sacramento
Central Coast
Central Valley
Las Vegas
Henderson
Reno
Send the address and the scope. We will send back a fee.
Every inquiry is reviewed by an engineer. You receive a written scope, fee and schedule, or a direct answer that the work falls outside what we should take on.
2102 Business Center Drive, Suite 130, Irvine, CA 92612