Property Condition Assessments (Transition Study)

A comprehensive Property Condition Assessment (PCA) identifies and reports physical defects in the original design and/or construction of a property, for a prospective purchase or for transfer of community common assets from a developer to a property owner's association.

The Property Condition Report (PCR) aides in determining the fitness of the property for its intended use prior to purchase or transfer of ownership. In the case of a pending transfer from a developer to a home owners association, the PCR is often referred to as a Transition Study*.

Note: The PCA Report in and of itself does not fulfill all of the requirements of a Transition Study. There are extensive legal, voting, ownership and management matters that make up a comprehensive Transition Study.

The PCA process includes documentation and plan review, interviews with on site managers, maintenance personnel and contractors, walk-through visual surveys, preparation of opinions of probable costs to remedy physical deficiencies and preparation of a Property Condition Report.

Property Condition Assessments prepared by Design/Management Associates, Inc. are performed by registered Professional Engineers and Architects in general accordance with ASTM E 2018-01 Standard for Property Condition Assessment: Baseline Property Condition Assessment Process.

ASTM International, formerly known as the American Society for Testing and Materials (ASTM), is a globally recognized leader in the development and delivery of international voluntary consensus standards. Today, some 12,000 ASTM standards are used around the world to improve product quality, enhance safety, facilitate market access and trade, and build consumer confidence.

The Board of Directors for the home owners association and their attorneys use the PCR as a basis to negotiate for correction of or compensation for the defects and deficiencies set forth in the PCR. Litigation may result so it is important that the PCR is prepared by professional engineers and architects with recognized credentials and direct experience in the construction industry.

Many clients elect to have a Capital Reserve Study prepared in conjunction with or immediately after the PCR is published since much of the data and assessment information collected during the PCA process can be used to prepare the Capital Reserve Study. The client can also benefit from the data collected in both processes as a basis to begin a Preventative Maintenance Program.

All DMA PCA Studies incorporate the following:

• An explanation of the methodology used in the preparation of the report.
• A review of all design drawings, plans and specifications that are available.
• A review and assessment of the maintenance and operational history of the components on the property.
• A review of applicable manufacturers warranties, installation and maintenance requirements for particular components.
• A non-destructive and non-invasive visual inspection of the components on the property.
• Observation of any routine or passive operation of the existing components that presents itself during the site visit.
• A listing of all components that exhibited defects and deficiencies and an explanation as to the next steps to be taken in the evaluation of the defective and deficient components and the expected method of repair or replacement of those components.
• An opinion as to the probable costs of repairing or replacing those components or the costs necessary for further investigation and evaluation of the components.
• An agenda setting forth the most important critical component needs and any mitigating measures that might be employed to extend the usefulness and functionality of the component until it can be repaired or replaced.
• Identification of any critical life safety issues that need to be immediately addressed.