Property Condition Assessments
A structured, third-party overview of a commercial property’s observed condition, completed in general accordance with ASTM E2018-24 to support acquisition, leasing, refinancing and investment decisions.
Due diligence, documented.
A Property Condition Assessment is a standardized, non-invasive review of a commercial building’s major systems and components, typically completed as part of transactional due diligence.
Our focus is on identifying observed deficiencies, understanding near-term repair exposure and providing planning-level insight that supports risk evaluation and negotiation.
PCAs are commonly used by
- Commercial real estate investors and buyers
- Lenders and financing partners
- Asset and portfolio managers
- Tenants evaluating risk before commitment
While similar in format to a Building Condition Assessment, a PCA is transaction-focused: current condition, deferred maintenance and anticipated capital items over a near- to mid-term horizon.
What we review
Each PCA includes a visual review of accessible systems and components at the time of the site visit.
Building envelope
- Roofing systems
- Exterior walls and cladding
- Doors and windows
- Exterior elements
Structure
- Foundations and slabs
- Framing systems
- Visible settlement or deterioration
Interior components
- Floors, walls and ceilings
- Common-area finishes
- Non-load-bearing elements
Mechanical, electrical & plumbing
- HVAC equipment
- Electrical service and panels
- Lighting systems
- Plumbing and drainage
Life safety & general use
- Fire alarm and suppression components (as observed)
- Emergency lighting and egress
- General accessibility considerations
Site features
- Parking areas
- Grading and drainage
- Walkways and curbing
Assessments are visual and non-invasive. Where included in the agreed scope, we coordinate independent Red Seal trades for HVAC, electrical, plumbing and gas, each within their own scope.
Capital planning and repair considerations
PCA reports identify what needs attention now and what to budget for next, with planning-level cost opinions, where included in the agreed scope, to support budgeting, negotiation and risk awareness.
- Immediate and short-term repair items (generally 0–2 years)
- Anticipated capital items over a longer horizon (commonly 3–10+ years)
- System-by-system observations with photo documentation
- Order-of-magnitude cost ranges and clear narrative summaries (where included in the agreed scope)
- Typical turnaround of 3–5 business days after the site visit, confirmed in your proposal
Built for the people signing the deal.
Investors & buyers
Understand condition and deferred maintenance risk before acquisition.
Lenders & financial institutions
Support underwriting and financing decisions with consistent reporting.
Asset & portfolio managers
Establish a baseline across one or many properties.
Real estate advisors
Support due diligence and negotiation strategy.
Common questions
What standard do you follow?
PCAs are completed in general accordance with ASTM E2018-24, the industry baseline for property condition assessments in commercial real estate.
Is a PCA the same as a building inspection?
No. A PCA includes standardized reporting and system-by-system evaluation, with capital expenditure forecasting where included in the agreed scope. It is more comprehensive than a standard pre-purchase inspection and is designed for buyers, investors and lenders.
Will the report include cost estimates?
Where included in the agreed scope, PCA reports include immediate-repair and capital reserve cost tables at a planning level, to support budgeting and negotiation. They are not detailed construction estimates.
How quickly will I get the report?
Typical report turnaround is 3–5 business days following the site visit. Report timing is confirmed in your proposal and depends on the property, agreed scope and specialist input.
Do you assess properties outside your home region?
We’re Okanagan based and serve commercial properties across British Columbia by arrangement. Tell us the location and timeline and we will confirm scheduling and any travel.
Get your complimentary
initial consultation.
Make sure you’re getting exactly what you need, and nothing you don’t, before you commit to a full assessment.
