Criterium-Hardy Engineers’ Property Condition Assessment scope includes the following:

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

Learn more about Criterium-Hardy’s Property Condition Assessment services.