A Property Condition Assessment (PCA) is a comprehensive, engineer-led evaluation intended to support real estate acquisition, financing, and other formal due diligence requirements. It provides an informed understanding of the property’s current condition, material deficiencies, and anticipated capital needs over a defined planning horizon.
We perform PCAs for commercial properties throughout South Florida, including Miami-Dade, Broward, and Palm Beach Counties.
When a PCA is the right fit
- Pre-purchase due diligence: You want a deeper, more formal understanding of condition and risk before closing.
- Financing and lender requirements: Your lender or capital partner requests a PCA to support underwriting.
- Investor and ownership decisions: You need a document suitable for formal decision-making and potential third-party review.
- Planning for capital needs: You want near- and mid-term capital items identified with order-of-magnitude cost opinions.
ASTM E2018 framework
Our Property Condition Assessments are performed in general accordance with ASTM E2018-24 (Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process, as applicable). The assessment is based on representative visual observations of readily accessible areas and professional judgment exercised by a licensed Florida Professional Engineer (P.E.).
What we evaluate
The PCA includes representative observation and evaluation of major building systems and components, as applicable to the property. The focus is to identify material conditions that may affect safety, performance, or ownership risk, and to support a practical understanding of anticipated capital needs.
Building systems and components typically reviewed
- Site and site improvements: paving, parking, walkways, drainage, grading, and site features
- Structural systems: visible structural elements, distress indicators, cracking patterns, corrosion indicators, and water intrusion clues
- Roofing and building envelope: roof coverings and drainage, exterior walls, windows, doors, sealants, and waterproofing interfaces
- Plumbing systems: visible supply and drainage piping, water heating where applicable, and leakage indicators
- Mechanical systems: HVAC and ventilation systems, major equipment condition indicators, and installation considerations
- Electrical systems: service equipment, panels, visible distribution components, and general condition and safety observations
- Vertical transportation: elevators and related observed conditions where applicable
- Life safety and fire protection: visible fire protection and egress conditions and other apparent hazards observed during the walkthrough
- Interior elements: representative interior finishes and common-area conditions where applicable
Planning horizon and capital needs
The assessment identifies conditions that may pose life-safety concerns, affect building performance, or reasonably be expected to require repair or replacement within approximately 0 to 10 years. Where appropriate for the engagement, the PCA may include order-of-magnitude opinions of probable cost for planning purposes.
South Florida conditions we pay attention to
- Coastal exposure: accelerated deterioration from wind-driven rain, salt air, and humidity
- Water intrusion pathways: common envelope and waterproofing transition points
- Concrete and corrosion indicators: early signs that may justify targeted follow-up
- HVHZ considerations: roofing and exterior exposure factors typical in Miami-Dade and Broward markets
Deliverables
- Formal Property Condition Report in general accordance with ASTM E2018
- Expanded narrative discussion with photographic documentation
- Identification of observed deficiencies and material conditions
- Order-of-magnitude cost opinions for near- and mid-term capital items, where applicable
The report is intended to support formal decision-making and may be suitable for third-party review or reliance, subject to the provisions and limitations defined in the engagement.
PCA vs. Commercial Building Inspection (CBI)
If you need a formal, standardized due diligence product, a PCA is typically the right fit. If you need a faster, simpler, and more cost-effective engineer-led overview for decision support, a Commercial Building Inspection (CBI) may be sufficient.
- PCA: more comprehensive, more standardized, typically used for lender or formal due diligence requirements
- CBI: practical, visual, decision-focused, typically lower cost
See our CBI service here:
Commercial Building Inspection (CBI).
Request a PCA proposal
The fastest next step is to request a proposal. If you have lender requirements or a transaction timeline, include that in your note so we can tailor the scope appropriately.
Not sure whether you need a PCA or a CBI: Talk to an Engineer