ASTM E2018-2008 Standard Guide for Property Condition Assessments Baseline Property Condition Assessment Process《财产状况评定的标准指南 基本财产状况评定方法》.pdf

1、Designation: E 2018 08Standard Guide forProperty Condition Assessments: Baseline PropertyCondition Assessment Process1This standard is issued under the fixed designation E 2018; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the y

2、ear 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 and customary practice in the United States ofAmer

3、ica for conducting a baseline property condition assess-ment (PCA) of the improvements located on a parcel ofcommercial real estate by performing a walk-through surveyand conducting research as outlined within this guide.1.1.1 Physical DeficienciesIn defining good commercialand customary practice fo

4、r conducting a baseline PCA, thegoal is to identify and communicate physical deficiencies to auser. The term physical deficiencies means the presence ofconspicuous defects or material deferred maintenance of asubject propertys material systems, components, or equipmentas observed during the field ob

5、servers walk-through survey.This definition specifically excludes deficiencies that may beremedied with routine maintenance, miscellaneous minor re-pairs, normal operating maintenance, etc., and excludes deminimis conditions that generally do not present materialphysical deficiencies of the subject

6、property.1.1.2 Walk-Through SurveyThis guide outlines proce-dures for conducting a walk-through survey to identify thesubject propertys physical deficiencies, and recommends vari-ous systems, components, and equipment that should beobserved by the field observer and reported in the propertycondition

7、 report (PCR).1.1.3 Document Reviews and InterviewsThe scope of thisguide includes document reviews, research, and interviews toaugment the walk-through survey so as to assist the consult-ants understanding of the subject property and identification ofphysical deficiencies.1.1.4 Property Condition R

8、eportThe work product result-ing from 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 Probable Costs for

9、suggested remedies ofthe physical deficiencies 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) developp

10、ragmatic and reasonable recommendations and 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 observationsa

11、nd research; and (6) recommend protocols for 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 gu

12、ide identify, for informationalpurposes, certain 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 enhanc

13、e the PCA.1.4 Organization of This GuideThis 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 U

14、se ofthis guide, and Section 4 describes the 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 Probable Costs to RemedyPhysical Deficiencies, and preparation of the PCR. Section 1

15、1provides additional information regarding out of scope consid-erations (see 1.3). Annex A1 provides requirements relating tospecific asset types, and where applicable, such requirementsare to be considered as if integral to this guide. Appendix X1provides the user with additional PCA scope consider

16、ations,whereby a user may increase this guides scope of duediligence to be exercised by the consultant beyond this guidesbaseline level. Appendix X2 outlines the ADA AccessibilitySurvey.1.5 Multiple BuildingsShould the subject property consistof multiple buildings, it is the intent of this guide tha

17、t only asingle PCR be produced by the consultant to report on all of theprimary commercial real estate improvements.1This guide is under the jurisdiction ofASTM Committee E50 on EnvironmentalAssessment, Risk Management and Corrective Action and is the direct responsibil-ity of Subcommittee E50.02 on

18、 Real Estate Assessment and Management.Current edition approved July 1, 2008. Published July 2008. Originally approvedin 1999. Last previous edition approved in 2001 as E 2018 01.1Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, United States.1.6 Sa

19、fety 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 Scope1.1 Purpose1.2

20、 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 Conduct3.4 Pri

21、nciples3.5 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 Field Observ

22、er6.3 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 Architecture or Engineering Service7 Document Review and Interviews7.1 Objective7.2 Reliance7.3 A

23、ccuracy 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 Probable Costs to Remedy

24、Physical Deficiencies9.1 Purpose9.2 Scope9.3 Opinions of Probable 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 Con

25、siderations10.10 Opinions of Probable 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 ConsiderationsAnnex A1A1.1 Multifamily PropertiesA1.2 Commercial

26、 Office BuildingsA1.3 Retail BuildingsAppendix X1X1.1 QualificationsX1.2 Verification of Measurements and QuantitiesX1.3 ResearchX1.4 Flood Plain DesignationX1.5 Recommended Table of ContentsAppendix X2X2.1 Overview of The Americans with Disabilities ActX2.2 Overview of the Americans with Disabiliti

27、es Act Accessibility Guide-lines (ADAAG)X2.3 Variable Levels of Due DiligenceX2.4 Definitions of Terms Specific to Understanding the Americans withDisabilities ActX2.5 Presentation of Opinions of Probable CostsX2.6 Tier I: Visual Accessibility SurveyX2.7 Tier II: Abbreviated Accessibility SurveyX2.8

28、 Tier III: Full Accessibility SurveyE20180822. 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 guide and its use.

29、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 including, but not limited to, analysis ofproject requirements and conditions, dev

30、elopment of projectdesign, production of construction drawings and specifications,and administration of construction contracts.2.2.2 building codes, nrules and regulations adopted bythe governmental authority having jurisdiction over the com-mercial real estate, which govern the design, construction

31、,alteration, and repair of such commercial real estate. In somejurisdictions, trade or industry standards may have beenincorporated into, and made a part of, such building codes bythe governmental authority. Building codes are interpreted toinclude structural, HVAC, plumbing, electrical, life-safety

32、, fire,health, and vertical transportation codes.2.2.3 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, and that are readilyavailable fo

33、r use by the consultant within the time framerequired for production of the PCR and are practically review-able by exercising appropriate inquiry. Building departmentrecords also may include building code violation notices.Often, building department records are located in the buildingdepartment of a

34、 municipality or county, or available online.2.2.4 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, electrica

35、l, etc.2.2.5 component, na fully functional portion of a buildingsystem, piece of equipment, or building element.2.2.6 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 o

36、ther means.2.2.7 engineer, ndesignation reserved by law for a personprofessionally qualified, examined, and licensed by the appro-priate governmental board having jurisdiction, to performengineering services.2.2.8 engineering, nanalysis or design work requiringextensive formal education, preparation

37、, and experience in theuse of mathematics, chemistry, physics, and the engineeringsciences.2.2.9 fire department records, nrecords maintained by orin the possession of the local fire department in the area inwhich the subject property is located. These records should bepractically reviewable and rea

38、dily accessible for use by theconsultant by exercising an appropriate inquiry within the timeframe required for production of the PCR.2.2.10 guide, na series of options and instructions that donot recommend a specific course of action.2.2.11 interviews, ndiscussions with those knowledgeableabout the

39、 subject property.2.2.12 material, adjhaving significant importance or greatconsequence to the subject propertys intended use or physicalcondition.2.2.13 practice, na definitive procedure for performingone or more specific operations or functions that does notproduce a test result.2.2.14 publicly av

40、ailable, adjthe source of the informa-tion allows access to the information by anyone upon request.2.2.15 recreational facilities, nfacilities for exercise, en-tertainment or athletics including, without limitation, swim-ming pools, spas, saunas, steam baths, tennis, volleyball, orbasketball courts;

41、 jogging, walking, or bicycle paths; andplayground equipment.2.2.16 structural frame, nthe components or buildingsystem that supports the buildings nonvariable forces orweights (dead loads) and variable forces or weights (liveloads).2.2.17 standard, nas used by ASTM, a document that hasbeen develope

42、d and established within the consensus principlesof the Society and that meets the approval of the ASTMprocedures and regulations.2.2.18 system, na combination of interacting or interde-pendent components assembled to carry out one or morefunctions.2.3 Definitions of Terms Specific to This Standard:

43、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 provided byothers, or information contained on documents obtained duringthe course of conducting a PCA.2.3.2 appropriate inquiry, na r

44、equest for informationconducted by Freedom of Information Letter (FOIL), verbalrequest, or by other written request made either by fax,electronic mail, overnight courier, or U.S. mail. Appropriateinquiry includes a good-faith effort conducted by the consultantto obtain the information considering th

45、e 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 toimprovements to suit tenant requirements.2.3.4 baseline, nthe minimum level of observations, duediligence, inquiry/research, docume

46、ntation review, and prepa-ration of opinions of probable costs to remedy materialphysical deficiencies for conducting a PCA as described in thisguide.2.3.5 building envelope, nthe enclosure of the buildingthat protects the buildings interior from outside elements,namely the exterior walls, roof and

47、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 includes, but is notlimited to, improved real property used for industrial, retail,office, hospitality, agriculture, other comme

48、rcial, medical, oreducational purposes; property used for residential purposesE2018083that has more than four residential dwelling units; and propertywith four or less dwelling units for residential use when it hasa commercial function, as in the operation of such dwellingsfor profit.2.3.7 commercia

49、l real estate transaction, na transfer oftitle to or possession of improved real property or receipt of asecurity interest in improved real property, except that it doesnot include transfer 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 preparesthe PCR and that is responsible for the observance of andreporting on the physical condition of commercial real estate inaccordance with this guide. The con