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W H Y C O N D U C T A F A C I L I T Y
C O N D I T I O N A S S E S S M E N T
January 22, 2015
What is a Facility Condition Assessment
ASTM Standard 2018
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• FCA – Facility Condition Assessment
• PCA – Property Condition Asssessment
• PNA –Physical Needs Assessment
• BER – Building Evaluation Report.• Purpose—The purpose of this guide is to define good commercial
and customary practice in the United States of America for
conducting a baseline property condition assessment (PCA) of the
improvements located on a parcel of commercial real estate by
performing a walk-through survey and conducting research as
outlined within this guide.
ASTM Standard 2018
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• Standard Guide for Property Condition
Assessments:
– Baseline Property Condition Assessment
Process.
• Purpose—The purpose of this guide is to define good commercial
and customary practice in the United States of America for
conducting a baseline property condition assessment (PCA) of the
improvements located on a parcel of commercial real estate by
performing a walk-through survey and conducting research as
outlined within this guide.
Other Applicable Standards
• ASHRAE –
– 90.1 Energy
– 62.1 Building Indoor Air (ventilation stds)
• NFPA -
• ADA -
• BOMA -
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Why Conduct an FCA
• Avg Building Age in US is 41 years– USDOE
• Avg School Age over 40 (NCES)
Why Conduct an FCA
• Planning
• Code Compliance
• Forecasting
• Preventive Maintenance vs Reactive
Who Benefits
• Facility Managers
• Maintenance Personnel
• Administrative Staff
• Contractors Executing Projects
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Desired Outcomes
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• Insight into Immediate needs
• Vis into systems life cycle replacement
• Consolidated Capital Plan
– Maintenance
– Capital Projects
– Life Cycle Replacement
• A developed sustainable Funding Model
Capital Forecast vs
Maint Management
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• Maintenance Edge– Component Level
– Work Order Tracking and Generation
– Preventive maintenance routine
– Complete Systems inventory
• Capital Forecast– Complete systems inventory
– Condition and priority ratings
– Life Cycle Replacement cost and timing
Building Systems
• Non-Building Campus Infrastructure
• Wall Evaluation
• Roofing (Non-Invasive Visual)
• Plumbing
• HVAC
• Electrical
• Elevators + Vertical Transportation
• Life Safety/Fire Protection
• Interior Elements
• Accessibility Compliance
• Code Compliance
• Mold
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Typical Detail on Roofing
Common roof compositions:
• Shingled: Small units of material which are laid in a series of overlapping
rows as a roof covering on pitched roofs.
• Built-up: constructed on the roof using layers of component materials
such as felts and asphalt.
• Membrane: flexible sheets of compounded synthetic materials,
manufactured offsite and secured to a roof deck over insulation.
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Typical Detail on Roofing
Assessment identifies:
• Material roof systems (exposed membrane and flashings)
• Slope and drainage
• Oriented Strand Board (OSB) damage
• ponding or leaks
• Seam/lap failure
• Ridging, blistering
• Deterioration, “alligatoring”
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Typical Detail on HVAC• Confirm information given by maintenance contractor
• Determine what areas are served by what equipment , identify Owner vs.
tenant responsibility
• Determine estimated and remaining useful life (EUL, RUL)
– Split systems, Rooftop units, Heat Pumps
– Boilers Cooling Tower, Chiller, Condenser Units
– Fan Coil and Air Handling Units
– Packaged Terminal Air Conditioners (PTAC)
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Building Envelop
• Inspect for Cracking
• Bulging/Vertical displacement
• Evidence of moisture infiltration
• Sealant joints around openings and penetrations (e.g. window caulking)
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Lifecycle
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Lifecycle
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Condition & Priority
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Cost Estimating
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Outcomes
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Building Equipment/ System Detail
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Immediate Repairs Report
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Condition, Life-Cycle, Replacement Cost
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Prioritized Capital Plan
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Facility Condition Index
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$ (cost of Immediate Repairs + Deferred Maintenance)
$ (current replacement value)FCI
Preparing an RFP
• APPA
• CEFPI
• ASTM
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Optional Items
• Inventory
• Barcoding
• CAD drawings
• Specialty studies
– Elevator
– Fire and Life-safety
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A B O V E A N D B E Y O N D .
E V E R Y C L I E N T . E V E R Y P R O J E C T . E V E R Y T I M E .