By Michael Doyle, AIA, ECS Mid-Atlantic, LLC
If you are in the business of managing properties, it is crucial to understand the condition of the buildings in your portfolio. That is where a professional services company can help, by providing reports that give insight into the condition of a property. Two reports that are often confused are the Property Condition Assessment (PCA) and the Facility Condition Assessment (FCA). It is important to know the difference between these two reports so that you can choose the right one for your needs.
A Property Condition Assessment, or PCA, is a comprehensive report on the condition of a commercial property. It evaluates all aspects of the property, from the building itself to the systems and components within it. Typically, these are focused on a single-building and the scope is defined by the ASTM E2018 standard. PCAs are often ordered as part of due diligence when a property changes hands. Lenders may request one before issuing a loan, or an investor/buyer may request an assessment before purchase. By getting a PCA, all parties involved can have greater certainty about the condition of the property in question.
A Facility Condition Assessment, or FCA, while like a PCA, caters to a different user. FCAs are typically completed for asset and facility managers who oversee a group of facilities – like school systems, colleges, universities and hospitals. FCAs provide an objective assessment of a facility’s overall physical condition, helping to inform decisions about capital investment, budgeting and reserve planning and maintenance planning. Sometimes FCAs can include energy audits which explore how to improve sustainability measures when it comes to electricity and water usage within the existing properties. Overall, the FCA process assesses the condition of building systems, such as the roof, exterior walls, windows, doors, HVAC and interior finishes. Detailing the material components of each of the systems is a lengthier process that what is needed for a PCA.
The biggest differentiator between a PCA and an FCA is the focus of the assessment. A PCA will characterize the asset at a particular point in time and an FCA will assist with long-term planning needs and projections of capital expenditures of a multi-property portfolio. PCAs and FCAs are both reports that can provide information on the condition of a property but knowing the difference between the two services will make give confidence to your decision making.
A PCA or FCA should be conducted by a professional services firm with extensive experience, so your report is up to date with current standards and provides the level of detail needed to make smart financial decisions. An experienced professional at ECS can help you determine which assessment best suits your needs and then assist you in executing the process.
Michael Doyle serves as a principal architect in the Chantilly, VA office of ECS Mid-Atlantic, LLC.