Property Condition Assessments
Bonded's Commercial Building Inspections contain engineering information about the structure and its components vital to investment and finance decision making. The Property Condition Assessment (PCA) report provides appropriate due diligence for real estate transactions. Bonded has extensive experience with commercial buildings of all types. We have completed commercial building inspections in the New York Metro region for all types of real estate properties including: office buildings, apartment buildings, retail strip centers, regional shopping malls, convenience stores, distribution centers, storage facilities, etc.
Our PCA complies with industry standards such as those of Standard and Poor and ASTM. Customized or abbreviated reports and formats for special needs or very large and time sensitive assignments have also been developed.
The scope of our building inspections are designed to address the unique concerns and risk tolerance of our commercial 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. In our standard report, we evaluate the:
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 & 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, 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, 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 & 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 & 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 & 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, 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 & location
Brand names, capacities, speed in fpm, and floors served
Machine rooms and pits
Type of controllers
Smooth, level with the floor
Complaints, maintenance, 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, CO, and heat detectors; and flow alarms
Fire control panels
Fire suppression system
Specially protected areas
Current inspection certificates
Exit signs & 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
Parking, access, restrooms, elevators, drinking fountains, fire alarms, signs, telephones, ATM terminals, corridors, doorways, switches
REGULATORY COMPLIANCE
Certificates of Occupancy
Local policies and practices
MAINTENANCE
General level of maintenance
Staff & experience
Logs & 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.
