ASTM E2018-15 Standard Guide for Property Condition Assessments Baseline Property Condition Assessment Process.pdf

1、Designation: E2018 15Standard Guide forProperty Condition Assessments: Baseline PropertyCondition Assessment Process1This standard is issued under the fixed designation E2018; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the yea

2、r of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.1. Scope1.1 PurposeThe purpose of this guide is to define goodcommercial practice in the United States of America forconducti

3、ng a baseline property condition assessment (PCA) ofthe improvements located on a parcel of commercial real estateby performing a walk-through survey and conducting researchas outlined within this guide.1.1.1 Physical DeficienciesIn defining good commercialand customary practice for conducting a bas

4、eline PCA, thegoal is to identify and communicate physical deficiencies to auser. The term physical deficiencies includes the presence ofconspicuous defects and material deferred maintenance of asubject propertys material systems, components, or equipmentas observed during completion of the PCA. Thi

5、s definitionspecifically excludes deficiencies that may be remedied withroutine maintenance, miscellaneous minor repairs, normaloperating maintenance, etc., and excludes de minimis condi-tions that generally do not present material physical deficien-cies of the subject property.1.1.2 Walk-Through Su

6、rveyThis guide outlines proceduresfor conducting a walk-through survey to identify the subjectpropertys physical deficiencies, and recommends varioussystems, components, and equipment that should be observedby the field observer and reported in the property conditionreport (PCR).1.1.3 Document Revie

7、ws and InterviewsThe scope of thisguide includes document reviews, research, and interviews toaugment the walk-through survey so as to assist the consul-tants understanding of the subject property and identificationof physical deficiencies.1.1.4 Property Condition ReportThe work product result-ing f

8、rom completing a PCA in accordance with this guide is aProperty Condition Report (PCR). The PCR incorporates theinformation obtained during the Walk-Through Survey, theDocument Review and Interviews sections of this guide, andincludes Opinions of Costs for suggested remedies of thephysical deficienc

9、ies identified.1.2 ObjectivesObjectives in the development of this guideare to: (1) define good commercial and customary practice forthe PCA of primary commercial real estate improvements; (2)facilitate consistent and pertinent content in PCRs; (3) developpragmatic and reasonable recommendations and

10、 expectationsfor site observations, document reviews and research associ-ated with conducting PCAs and preparing PCRs; (4) establishreasonable expectations for PCRs; (5) assist in developing anindustry baseline standard of care for appropriate observationsand research; and (6) recommend protocols fo

11、r consultants forcommunicating observations, opinions, and recommendationsin a manner meaningful to the user.1.3 Considerations Beyond ScopeThe use of this guide isstrictly limited to the scope set forth in this section. Section 11and Appendix X1 of this guide identify, for informationalpurposes, ce

12、rtain physical conditions that may exist on thesubject property, and certain activities or procedures (not an allinclusive list) that are beyond the scope of this guide but maywarrant consideration by parties to a commercial real estatetransaction to enhance the PCA.1.4 Organization of This GuideThi

13、s guide consists ofseveral sections, an Annex and two (2) Appendixes. Section 1is the Scope. Section 2 on Terminology contains definitions ofterms both unique to this guide and not unique to this guide,and acronyms. Section 3 sets out the Significance and Use ofthis guide, and Section 4 describes th

14、e Users Responsibilities.Sections 5 through 10 provide guidelines for the main body ofthe PCR, including the scope of the Walk-Through Survey,preparation of the Opinions of Costs to Remedy PhysicalDeficiencies, and preparation of the PCR. Section 11 providesadditional information regarding out of sc

15、ope considerations(see 1.3). Annex A1 provides requirements relating to specificasset types, and where applicable, such requirements are to beconsidered as if integral to this guide. Appendix X1 providesthe user with additional PCA scope considerations, whereby auser may increase this guides scope o

16、f due diligence to beexercised by the consultant beyond this guides baseline level.Appendix X2 and Appendix X3 outline the approach toAccessibility Surveys.1This guide is under the jurisdiction ofASTM Committee E50 on EnvironmentalAssessment, Risk Management and Corrective Action and is the direct r

17、esponsibil-ity of Subcommittee E50.02 on Real Estate Assessment and Management.Current edition approved Aug. 15, 2015. Published November 2015. Originallyapproved in 1999. Last previous edition approved in 2008 as E2018 08. DOI:10.1520/E2018-15.Copyright ASTM International, 100 Barr Harbor Drive, PO

18、 Box C700, West Conshohocken, PA 19428-2959. United StatesThis international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for theDevelopment of International Standards, Guides and Recommendations issued b

19、y the World Trade Organization Technical Barriers to Trade (TBT) Committee.11.5 Multiple BuildingsShould the subject property consistof multiple buildings, it is the intent of this guide that only asingle PCR be produced by the consultant to report on all of theprimary commercial real estate improve

20、ments.1.6 Safety ConcernsThis guide does not purport to ad-dress all of the safety concerns, if any, associated with thewalk-through survey. It is the responsibility of the consultantusing this guide to establish appropriate safety and healthpractices when conducting a PCA.TABLE OF CONTENTS1 Scope1.

21、1 Purpose1.2 Objectives1.3 Considerations Beyond Scope1.4 Organization of This Guide1.5 Multiple Buildings1.6 Safety Concerns2 Terminology2.2 Definitions2.3 Definitions of Terms Specific to This Standard2.4 Abbreviations and Acronyms3 Significance and Use3.1 Use3.2 Clarification of Use3.3 Who May Co

22、nduct3.4 Principles3.5 Prior PCR Usage3.6 Rules of Engagement4 Users Responsibilities4.1 Access4.2 User Disclosure5 Property Condition Assessment5.1 Objective5.2 PCA Components5.3 Coordination of Components5.4 Consultants Duties6 The Consultant6.1 Qualifications of the Consultant6.2 Staffing of the

23、Field Observer6.3 Independence of the Consultant6.4 Qualifications of the Field Observer6.5 Qualifications of the PCR Reviewer6.6 The Field Observer and PCR Reviewer May Be a Single Individual6.7 Not a Professional Architectural or Engineering Service7 Document Review and Interviews7.1 Objective7.2

24、Reliance7.3 Accuracy and Completeness7.4 Government Agency Provided Information7.5 Pre-Survey Questionnaire7.6 Owner/User Provided Documentation and Information7.7 Interviews8 Walk-Through Survey8.1 Objective8.2 Frequency8.3 Photographs8.4 Scope8.5 Additional Considerations9 Opinions of Costs to Rem

25、edy Physical Deficiencies9.1 Purpose9.2 Scope9.3 Opinions of Costs Attributes10 Property Condition Report10.1 Format10.2 Writing Protocols10.3 Documentation10.4 Credentials10.5 Executive Summary10.6 Purpose and Scope10.7 Walk-Through Survey10.8 Document Reviews and Interviews10.9 Additional Consider

26、ations10.10 Opinions of Costs10.11 Qualifications10.12 Limiting Conditions10.13 Exhibits11 Out of Scope Considerations11.1 Activity Exclusions11.2 Warranty, Guarantee, and Code Compliance Exclusions11.3 Additional/General Considerations12 KeywordsAnnex A1 GUIDANCE AND ENHANCED DUE DILIGENCE SERVICES

27、A1.1 Multifamily PropertiesA1.2 Commercial Office BuildingsA1.3 Retail BuildingsAppendixX1GUIDANCE AND ENHANCED DUE DILIGENCE SERVICESX1.1 QualificationsX1.2 Verification of Measurements and QuantitiesX1.3 ResearchX1.4 Flood Plain DesignationAppendixX2AMERICANS WITH DISABILITIES ACT (ADA) ACCESSIBIL

28、ITYSURVEYAppendixX3FAIR HOUSING ACT (FHA) ACCESSIBILITY SURVEY2. Terminology2.1 This section provides definitions, descriptions of terms,and a list of acronyms, where applicable, for the words used inthis guide. The terms are an integral part of the guide and arecritical to an understanding of this

29、guide and its use.2.2 Definitions:2.2.1 architect, ndesignation reserved by law for a personprofessionally qualified, examined, and registered by the ap-propriate governmental board having jurisdiction, to performarchitectural services.2.2.2 architecture, nprofessional services conducted by anarchit

30、ect in connection with the design and construction ofbuildings, or built environments2.2.3 building codes, nrules and regulations adopted bythe governmental authority having jurisdiction over the com-mercial real estate, which govern the design, construction,alteration, and repair of such commercial

31、 real estate.2.2.4 building department records, nrecords maintainedby or in possession of the local government authority withjurisdiction over the construction, alteration, use, or demolitionof improvements on the subject property. Building departmentrecords also may include building code violation

32、notices.2.2.5 building systems, ninteracting or independent com-ponents or assemblies, which form single integrated units thatcomprise a building and its site work, such as, pavement andflatwork, structural frame, roofing, exterior walls, plumbing,HVAC, electrical, etc.2.2.6 component, na portion of

33、 a building system, piece ofequipment, or building element.2.2.7 dismantling, nto take apart, move, or remove anycomponent, device, or piece of equipment that is bolted,screwed, held in-place (mechanically or by gravity), secured,or fastened by other means.2.2.8 engineer, ndesignation reserved by la

34、w for a personprofessionally qualified, examined, and licensed by the appro-priate governmental board having jurisdiction, to performengineering services.E2018 1522.2.9 engineering, nanalysis or design work conducted byan engineer requiring extensive formal education, preparation,and experience in t

35、he use of mathematics, chemistry, physics,and the engineering sciences.2.2.10 fire department records, nrecords maintained by orin the possession of the local fire department having jurisdic-tion over the subject property.2.2.11 guide, na series of options and instructions that donot recommend a spe

36、cific course of action.2.2.12 interviews, ndiscussions with those knowledgeableabout the subject property.2.2.13 material, adjhaving significant importance or greatconsequence.2.2.14 practice, na definitive procedure for performingone or more specific operations or functions that does notproduce a t

37、est result.2.2.15 publicly available, adjthe source of the informa-tion allows access to the information by anyone upon request.2.2.16 recreational facilities, nfacilities for exercise, en-tertainment or athletics including, without limitation, swim-ming pools, spas, saunas, steam baths, tennis, vol

38、leyball, orbasketball courts; jogging, walking, or bicycle paths; andplayground equipment.2.2.17 structural frame, nthe components or buildingsystem that supports the buildings nonvariable forces orweights (dead loads) and variable forces or weights (liveloads).2.2.18 standard, nWhere used in refere

39、nce to ASTMdocuments, a standard is a document that has been developedand established within the consensus principles of ASTMInternational and that meets the approval of the applicableprocedures and regulations. The term is otherwise used ascommonly defined.2.2.19 system, na combination of interacti

40、ng or interde-pendent components assembled to carry out one or morefunctions.2.3 Definitions of Terms Specific to This Standard:2.3.1 actual knowledge, nthe knowledge possessed by anindividual rather than an entity. Actual knowledge, as used inthis guide, is to be distinguished from knowledge provid

41、ed byothers, or information contained on documents obtained duringthe course of conducting a PCA.2.3.2 appropriate inquiry, na request for informationconducted by Freedom of Information Letter (FOIL), verbalrequest, or by other written request made either by fax,electronic mail, overnight courier, o

42、r U.S. mail. Appropriateinquiry includes a good-faith effort conducted by the consultantto obtain the information considering the time constraints toprepare and deliver the PCR.2.3.3 base building, nthe core (common areas) and shellof the building and its systems that typically are not subject toimp

43、rovements to suit tenant requirements.2.3.4 baseline, nthe minimum level of observations, duediligence, inquiry/research, documentation review, and prepa-ration of opinions of costs to remedy material physical defi-ciencies for conducting a PCA as described in this guide.2.3.5 building envelope, nth

44、e enclosure of the buildingthat protects the buildings interior from outside elements,namely the exterior walls, roof and soffit areas.2.3.6 commercial real estate, nimproved real property,except a dwelling or property with four or less dwelling unitsexclusively for residential use. This term includ

45、es, but is notlimited to, improved real property used for industrial, retail,office, hospitality, agriculture, other commercial, medical, oreducational purposes; property used for residential purposesthat has more than four residential dwelling units; and propertywith four or less dwelling units for

46、 residential use when it hasa commercial function, as in the operation of such dwellingsfor profit.2.3.7 commercial real estate transaction, n a transfer oftitle to or possession of improved real property or receipt of asecurity interest in improved real property, except that it doesnot include tran

47、sfer of title to or possession of improved realproperty with respect to an individual dwelling or buildingcontaining four or less dwelling units.2.3.8 consultant, nthe entity or individual that is respon-sible for completion of the PCR.2.3.9 dangerous or adverse conditions, n conditions thatmay pose

48、 a threat or possible injury to the field observer, andwhich may require the use of special protective clothing, safetyequipment, access equipment, or any other precautionarymeasures.2.3.10 de minimis conditiona physical deficiency that isnot material to the conclusions of the report.2.3.11 deferred

49、 maintenance, nphysical deficiencies thatcould have been remedied with routine maintenance, normaloperating maintenance, etc., excluding de minimis conditionsthat generally do not present a material physical deficiency tothe subject property.2.3.12 due diligence, nan investigation of the physicalcondition of a subject property in connection with a commer-cial real estate transaction. The degree and type of theinvestigation may vary for different properties, different userpurposes, and time allotted.2.3.13 easily visible, adj