Property Condition Assessments (PCA)

The PCA your lender requires, with the depth your capital deserves.

A Property Condition Assessment is the formal due diligence document behind every sound commercial acquisition, loan, and refinance. Most PCAs are visual walk-throughs built to satisfy a minimum scope. Ours are forensic: a veteran facility executive, advanced diagnostics, and 350+ inspection points — delivered as a lender-ready Property Condition Report your underwriting can actually rely on.

Book a 20-Minute Executive Call Request a PCA Quote

Who this is for

If capital is changing hands on a commercial building — purchase, loan, refinance, or disposition — a PCA is the document that tells you what that building will actually cost to own.

Buyers & PE Firms
Acquisition Diligence
Your purchase price should reflect the building's real condition — not the seller's fresh paint and optimistic maintenance logs.
Lenders & Refis
Loan Requirements
Most commercial lenders require PCA findings and a replacement reserve schedule to size escrows and close the loan.
Owners & Asset Managers
Capital Planning
A current PCR gives you a defensible 5-year capital plan — and a stronger position when it's time to refinance or sell.

What we assess

Every assessment is scoped to the building, not a generic checklist. We work within the framework of ASTM E2018 and go beyond it — deploying forensic-grade diagnostic tools across over 350 specific inspection points to document what will fail, when, and what it will cost.

Critical System Forensic Focus Typical Repair / Reserve Exposure
Roofing Systems Membrane condition, seam integrity, drainage, flashings, and verified remaining useful life — the single most common driver of underfunded replacement reserves. $50,000 to $400,000+
HVAC Systems Age, condition, thermal imaging verification, refrigerant charge, and remaining useful life. "Operational" on a seller's log and two years from total replacement are not the same thing. $25,000 to $150,000+
Electrical Capacity Full panel survey including available amperage, switchgear condition, breaker condition, and grounding — measured against the building's intended use, not just its current one. $15,000 to $80,000+
Plumbing & Waste We identify galvanized pipe, corroded cast iron, and non-compliant fixtures that will fail under commercial load — and belong in your immediate repairs table, not a surprise invoice. $10,000 to $50,000+
Seismic & Structural Foundation, framing, and lateral system condition — plus compliance status against SF and Oakland mandatory soft-story and seismic retrofit ordinances. $100,000 to $500,000+
ADA & Compliance Path-of-travel issues, restroom non-compliance, and unpermitted modifications — liabilities that transfer to the new owner at closing. $15,000 to $75,000+
Fire-Life Safety Sprinkler systems, alarm panels, and egress compliance. Deficiencies here mean operational shutdowns, insurance exposure, and stalled permits. $20,000 to $100,000+
Thermal Imaging We surface moisture intrusion and electrical hotspots that are completely invisible to the naked eye — and to a standard walk-through PCA. $5,000 to $40,000+

Pricing & Deployment Structures

We offer two engagement models depending on where you are in the transaction. Buyers evaluating multiple candidate assets typically run Rapid PCAs across the shortlist, then deploy the Comprehensive Forensic PCA on the final target before terms are locked.

Rapid PCA — Condition Screen
Rapid on-site condition screen of the major building systems. Built for early-stage deal screening — know the asset's red flags before you spend on attorneys and full diligence.
Starts at $1,000 / building
Up to 50,000 Sq Ft$1,000
50,001 - 100,000 Sq Ft$1,750
Above 100,000 Sq FtCustom
  • Rapid on-site visual condition survey
  • Verification of major system ages (HVAC, Roof)
  • Electrical amperage baseline check
  • Red-flag identification of immediate repair items
  • High-level condition brief and summary memo
  • 48-hour turnaround capability
Request Rapid PCA
Comprehensive Forensic PCA
Full Property Condition Assessment with forensic diagnostics across 350+ data points. Deployed on your target asset when financing, closing, or capital planning depends on the answer.
Starts at $5,000 / building
Up to 10,000 Sq Ft$5,000
10,001 - 25,000 Sq Ft$7,500
25,001 - 50,000 Sq Ft$10,000
Above 50,000 Sq FtCustom
  • Everything in the Rapid PCA, plus:
  • Full thermal imaging of panels and envelope
  • 350+ point forensic system inspection
  • Immediate Repairs & Deferred Maintenance cost table
  • 5-Year Replacement Reserve forecast
  • Lender-ready Property Condition Report (PCR)
  • Post-report underwriting strategy call
Schedule Forensic PCA

*Pricing is subject to standard commercial building types. Specialized facilities (e.g., wet labs, heavy manufacturing, cold storage) or complex sites may alter pricing. Please contact us for exact quotes.

What you get at the end

Not a binder of photos. A decision-grade document built for your underwriting model, your lender, and your closing table.

01
Property Condition Report
System-by-system findings with photos, thermal data, and severity classifications: Critical, Near Term, and Long Term.
02
Immediate Repairs Table
A dollar-figure table of every deficiency requiring near-term correction — the number your purchase price or loan escrow should reflect.
03
Replacement Reserve Forecast
A 5-year capital reserve schedule by system, formatted for lender underwriting and asset management planning.
04
Executive Recommendation
A clear, independent read on the asset from a veteran facility executive. We tell you the truth about the building, not what gets the deal done.

How it works

Powered by our proprietary reporting tools, a Comprehensive Forensic PCA goes from first call to final Property Condition Report in 7 to 10 business days. Rapid PCA screens can turn around in 48 hours.

01
Scope & Schedule
Send us the property address, square footage, and transaction context. We confirm the scope and schedule the on-site assessment within 48 hours.
02
Forensic On-Site Assessment
We deploy to the site with thermal imaging and diagnostic tools. Every system is forensically inspected across 350+ points — not sampled from the parking lot.
03
Report & Underwriting Review
You receive the lender-ready PCR with the Immediate Repairs Table and Replacement Reserve Forecast. We walk your team through the findings and what they mean for the deal.

Not buying — leasing or acquiring a company?

The PCA is the buyer's and lender's document. If you're a tenant about to sign a Triple Net lease, the same forensic engine deploys as a Pre-Lease Facility Audit — scoped to the liabilities that transfer to you at signing. If you're acquiring a company whose value rides on its facilities, you need our Pre-Acquisition Quality of Infrastructure (QoI) Audit — built for M&A diligence windows and CapEx holdback negotiations.

Frequently Asked Questions

What is a Property Condition Assessment (PCA)? +
A Property Condition Assessment is a formal evaluation of a commercial building's physical condition — structure, envelope, roofing, mechanical, electrical, plumbing, fire-life safety, and ADA compliance — documented in a Property Condition Report (PCR). PCAs follow the framework of ASTM E2018 and are the standard due diligence document for commercial acquisitions, financing, and refinancing.
How is a Base Layer FM PCA different from a typical PCA? +
Most PCAs are visual walk-through surveys built to satisfy a minimum scope — and they routinely miss what matters financially. Our assessments are led by a veteran facility executive using forensic diagnostics: thermal imaging, electrical panel surveys, and mechanical remaining-useful-life verification across 350+ inspection points. The result is a PCR backed by hard data, not drive-by observations. See what a standard PCA missed: Inheriting the Toxic Asset — $1M holdback →
Do lenders require a Property Condition Assessment? +
Most commercial lenders require a PCA — or its findings — as a condition of funding an acquisition or refinance, and many require an updated replacement reserve schedule to size escrows. Even when not strictly required, a PCA protects the buyer: it is the document that surfaces the deferred maintenance your purchase price should reflect. Closing on a deadline? Book a 20-minute executive call →
Should I order a PCA, a pre-lease audit, or a pre-acquisition audit? +
It depends on your position in the deal. Buying or financing a building? You need a Property Condition Assessment. Leasing a building as a tenant — especially under a Triple Net (NNN) lease? You need a Pre-Lease Facility Audit. Acquiring a company whose value depends on its facilities? You need a Pre-Acquisition Quality of Infrastructure (QoI) audit. All three are built on the same forensic inspection engine; the deliverable is tailored to who carries the risk.

Get a PCA proposal in 24 hours.

Send us the property address, square footage, and your closing or funding timeline.
We will scope the assessment and get back to you before your diligence window narrows.

Book a 20-Minute Executive Call Email Gabe Directly