Property Condition Assessment (PCA) for Apache Junction Arizona residential or commercial real estate establishes not only a Baseline of the condition of the property of the time of the inspection but can limit the inspection to only areas of concerned to the buyer and can include recommendations and pricing of said recommendations.
For a Residential this is where a PCA is different from a Home Inspection; a Apache Junction Arizona home inspector is limitative to disclose what the Home Inspector found during the inspection and a suggestion on where to fine further help. For an example, during the Home Inspection the Home Inspector found that the Flat roof was in need of service. Per the Standards Of Practice (SOP) for Home Inspectors set by Arizona State BTR a Hone Inspection Report must report on the condition of the roof (Needs service) and who to contact to make the recommend service (Roofing contractor), the Home Inspection report would say “Recommend further evaluation and assistance from a Roofing contractor”. PCA Report might read, “2856 square feet of the Foam roof is in need of a sealer coating, ABC Roofing has quoted a price of $1951.48 – POC is Joe Smith @ 480 456 -9876”. also recognizes that there are varying levels of PCA and due diligence that can be exercised that are both more and less comprehensive than this guide, and that may be appropriate to meet the objectives of the user.
Home Inspectors must also report on every Item listed in the SOP where a PCA limitation is dictated by the agreement. Example could be an investor buying a Bank owned property; the investor knows from the Realtors listing that there are holes in the drywall and that the Kitchen cabinets are missing there has been damage to the Master bedroom Closet. A Home Inspector would have to report that the Sink is missing, the Faucet is missing, the Garbage Disposal is missing, Plumbing is missing, counters are missing, Backslash is missing, Dishwasher is Missing, Electric Range is missing and that the Over head exhaust vent is missing, report on the Holes in every room where the Drywall is damaged and that the Master Bedroom Closet Doors and Hardware are missing. Where in a PCA could leave out the remove the Kitchen from the Scope of the Inspection lowering the price of the Inspection or the PCA could state “Kitchen was Vandalized, ABC Contractors LLC has estimated their cost of restoring the Kitchen is $3741.00, Drywall repairs and Painting $1489.00 see Attached Estimate.
Out of state Home buyer:
Home Inspection will differently tell you that the portions of the home are in need of further evaluation a PCA will place a price on what the those repairs will run, give you a contact number of the trade who is giving you the estimate, takes the Guess work out of the question “What is it really going to Cost”. A PCA could include combining the HVAC, Plumbing and or the Electrical contractor service into the Inspection and more so how much is it going to cost! Is it smarter to replace the flooring verse cleaning the Carpet (is the carpet worth cleaning?). The PCA takes the guess work out of the picture and gives you the power of Knowledge.
Multi Family of 5 Units or More, Where house, Office space, Storage unit, Gas Station, Retail Store, Office Condo Restaurant and Bars. Is the Apache Junction Arizona property in ADA Compliance.
Users should consider their requirements, the purpose that the PCA is to serve, and their risk tolerance level before selecting the consultant and the level of due diligence to be exercised by the consultant. The user should also review or establish the qualifications, or both, of the proposed field observer and PCR reviewer prior to engagement. A PCR should identify any deviations or exceptions to this guide. Furthermore, no implication is intended that use of this guide be required in order to have conducted a property condition assessment in a commercially prudent and reasonable manner. Nevertheless, this guide is intended to reflect a reasonable approach for the preparation of a baseline PCA.
Property Condition Assessmentsin Apache Junction Arizona
Architectural and engineering (mechanical, electrical, plumbing, and fire/life safety) evaluations of existing building systems and site improvements to assess their physical condition, general code compliance, capacities/adequacies, repair and maintenance issues, recommended replacements, capital expenditures, and opinions of probable costs for corrective action.
Structural and Seismic Assessments in Apache Junction Arizona
Assessments of structural soundness of vertical- and lateral-load-resisting systems and/or of potential seismic performance and probable maximum loss (PML).
Americans with Disabilities Act Compliance in Apache Junction Arizona
Evaluations of as-built conditions to identify potential architectural barriers as stipulated by Title III design criteria of the Americans with Disabilities Act (ADA), Federal Fair Housing Act (FHAA) design guidelines, and other state disabled-access regulations.
Public Records Reviewin Apache Junction Arizona
Review of available, accessible public records at Building, Planning, and Fire department offices, obtaining copies of significant project documents and reporting outstanding or unresolved issues relative to the subject property.
Construction Observation Services in Apache Junction Arizona
Observation of, and reporting on, construction-related activities during design and construction phases. Activities typically include third-party peer review of design/construction documentation, monthly review of construction progress and financial draw requests, and final punch list walk-throughs and wrap-up reports.
Indoor Air Quality Assessments in Apache Junction Arizona
Condition and operations review of mechanical systems, ventilation effectiveness, filtration efficiency, outside air quantity and sources, HVAC system control, and maintenance practices. Also incorporated is PCA’s opinion of general compliance with the American Society of Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE) standards and guidelines. Review may also include specific air quality sampling.
1.1 Purpose—The purpose of this guide is to define good commercial and customary practice in the United States of America for conducting a baseline property condition assessment (PCA) of the improvements located on a parcel of commercial real estate by performing a walk-through survey and conducting research as outlined within this guide.
1.1.1 Physical Deficiencies—In defining good commercial and customary practice for conducting a baseline PCA, the goal is to identify and communicate physical deficiencies to a user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property’s material systems, components, or equipment as observed during the field observer’s walk-through survey. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not present material physical deficiencies of the subject property.
1.1.2 Walk-Through Survey—This guide outlines procedures for conducting a walk-through survey to identify the subject property’s physical deficiencies, and recommends various systems, components, and equipment that should be observed by the field observer and reported in the property condition report (PCR).
1.1.3 Document Reviews and Interviews—The scope of this guide includes document reviews, research, and interviews to augment the walk-through survey so as to assist the consultant’s understanding of the subject property and identification of physical deficiencies.
1.1.4 Property Condition Report—The work product resulting from completing a PCA in accordance with this guide is a Property Condition Report (PCR). The PCR incorporates the information obtained during the Walk-Through Survey, the Document Review and Interviews sections of this guide, and includes Opinions of Probable Costs for suggested remedies of the physical deficiencies identified.
1.2 Objectives—Objectives in the development of this guide are to: (1) define good commercial and customary practice for the PCA of primary commercial real estate improvements; (2) facilitate consistent and pertinent content in PCRs; (3) develop pragmatic and reasonable recommendations and expectations for site observations, document reviews and research associated with conducting PCAs and preparing PCRs; (4) establish reasonable expectations for PCRs; (5) assist in developing an industry baseline standard of care for appropriate observations and research; and (6) recommend protocols for consultants for communicating observations, opinions, and recommendations in a manner meaningful to the user.
1.3 Considerations Beyond Scope—The use of this guide is strictly limited to the scope set forth in this section. Section 11 and Appendix X1 of this guide identify, for informational purposes, certain physical conditions that may exist on the subject property, and certain activities or procedures (not an all inclusive list) that are beyond the scope of this guide but may warrant consideration by parties to a commercial real estate transaction to enhance the PCA.
1.4 Organization of This Guide—This guide consists of several sections, an Annex and two (2) Appendixes. Section 1 is the Scope. Section 2 on Terminology contains definitions of terms both unique to this guide and not unique to this guide, and acronyms. Section 3 sets out the Significance and Use of this guide, and Section 4 describes the User’s Responsibilities. Sections 5 through 10 provide guidelines for the main body of the PCR, including the scope of the Walk-Through Survey, preparation of the Opinions of Probable Costs to Remedy Physical Deficiencies, and preparation of the PCR. Section 11 provides additional information regarding out of scope considerations (see 1.3). Annex A1 provides requirements relating to specific asset types, and where applicable, such requirements are to be considered as if integral to this guide. Appendix X1 provides the user with additional PCA scope considerations, whereby a user may increase this guide’s scope of due diligence to be exercised by the consultant beyond this guide’s baseline level. Appendix X2 outlines the ADA Accessibility Survey.
1.5 Multiple Buildings—Should the subject property consist of multiple buildings, it is the intent of this guide that only a single PCR be produced by the consultant to report on all of the primary commercial real estate improvements.
1.6 Safety Concerns—This guide does not purport to address all of the safety concerns, if any, associated with the walk-through survey. It is the responsibility of the consultant using this guide to establish appropriate safety and health practices when conducting a PCA.
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