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Property Condition Assessment Scope

Criterium Engineers' Property Condition Assessment includes the following scope:

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

AMENITIES

  • Outbuildings, swimming pools, tennis courts, playgrounds, etc.

 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

ACCESSIBILITY

  • ADA & FHAA compliance
  • Parking, access, restrooms, elevators, drinking fountains, fire alarms, signs, telephones, ATM terminals, corridors, doorways, switches

REGULATORY COMPLIANCE

  • Code violations
  • 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