Whether you are a real estate investor, lender, attorney, broker, trustee, receiver, or have REO inventory, you need to fully understand the condition of your real estate assets in order to make informed decisions, avoid lawsuits, and capture the most value from each property. Trimmer Associates will not only help you get a handle on the current state of your investments but we can manage remediation construction efforts as well, all through a single convenient consultant.
Property Condition Assessment (PCA)
Our PCA’s meet or exceed the ASTM E-2018 standard. As not every property warrants the same level of assessment, the E-2018 standard allows for a variable level of due diligence based in part on the intended use of the report, the type of property, age of the property, your risk tolerance and the amount of time available for inspection and interviews. Trimmer Associates will work with you to determine the appropriate scope and level of detail for each property.
In addition to the typical items included below, PCA’s may incorporate an expected useful life (EUL) evaluation, ADA audit, local Contractors’ estimate of cost, and Construction Project Management to make necessary repairs/remediation when required. If issues are identified that call for more detailed inspection, with your approval, Trimmer Associates will engage specialized inspectors to include in our baseline report.
Physical Survey
Observation that is generally limited to a description of each system and component and their physical deficiencies, if any. Photographs are taken of the site and structure indicating the general condition of the property as well as any deficiencies. The photos are keyed to a site plan and included in the report. Components usually included in the physical survey are:
- Structure – Roof wall and foundation systems
- Building envelope – roof, walls, windows and doors
- Interior finishes – floors, walls and ceilings
- Heating, ventilation and air conditioning
- Electrical system and components
- Plumbing system and fixtures
- Fire suppression and life safety systems
- Landscaping including planted and natural areas
- Hardscape – walks, roadways, drives, parking areas
- Storm water drainage
Document Reviews and Interviews
Review of available documentation which may include building plans, service records and certifications of inspection and testing such as boiler inspection, sprinkler system inspection, fire alarm system inspection and recharging fire extinguishers. Available management and maintenance personnel are interviewed.
Opinions of Probable Costs
Identification of material physical deficiencies and suggested remedies along with opinions of probable costs for remediation. While many real estate buyers, investors, lenders and attorneys require the dollar cost to repair or otherwise return a property to good safe functional condition this information is not typically included in Commercial and Industrial Building Inspection protocols but is generally included in the PCA.
ADA Title II and III Compliance Audit
With on-staff architects, Trimmer Associates can help our clients achieve ADA compliance by providing facility audits and design document reviews. We will survey an existing facility, or review design documents and prepare a report identifying areas of non-compliance, including recommendations and a cost estimate for remediation.
What is the ADA and who needs an audit?
The Americans with Disabilities Act (ADA) is a Federal civil rights law that prohibits discrimination against people with disabilities. To meet the goals of the ADA, the U.S. Department of Justice established requirements for businesses of all sizes including restaurants, hotels, theaters, convention centers, office buildings, retail stores, museums, libraries, private schools, health spas and day care centers. The ADA went into effect on January 26, 1992 requiring all businesses to comply with accessible design standards when constructing or altering facilities; to remove architectural and structural communication barriers in existing facilities where readily achievable; and to provide auxiliary aids and services when needed to ensure effective communication with people who have hearing, vision, or speech impairments.
The ADA Standards for Accessible Design sets guidelines for accessibility to places of public accommodation and commercial facilities by individuals with disabilities. These guidelines are to be applied during the design, construction, and alteration of such buildings and facilities to the extent required by regulations issued by Federal agencies, including the Department of Justice, under the Americans with Disabilities Act of 1990.
Contractor’s Estimate and Project Management
Where remediation is necessary, Trimmer Associates is in a unique position to offer a local contractor’s estimate for construction as well as Construction Project Management services to all of our PCA, and ADA audit clients. This helps ensure a continuity of intent from inspection through construction, and allows you to hand off the time consuming construction process to a trusted associate.