Commercial Property Condition Assessment (PCA)

The purpose of all Commercial Property Condition Assessments (PCAs), ASTM standard E2018, is to make sure that the property and building you believe you are purchasing or leasing is actually the property being received. You will have reached that decision, in part, from the information attained via a professional inspection and Property Condition Report (PCR). Every real estate transaction is different and each transaction has its own unique set of considerations and conditions to validate before finalized. The utilization of professional third party experts in the physical property due diligence process is critical to the overall accuracy and cost efficiency of your property transaction.

The Purchase or Leasing of Commercial real estate, whether it be a basic commercial net lease, a commercial triple net lease, the purchase of a church facility, a retail outlet, or the purchase of a million square foot office/warehouse, the prospective buyer or lessee absolutely must conduct an adequate level of due diligence when investigating the physical quality of the commercial real estate they are investing in.

You need to know not only the physical characteristics of the real estate and buildings being acquired, but the approximate condition and age, to assess the good with the bad, such that you can adequately balance the risks and rewards being offered in conjunction with your real estate deal. The single most important part of the real estate transaction process, aside from the purchase price and profitability balance, is a well-documented review of the actual physical condition of the real property. Otherwise, you could find yourself the not so proud owner of a commercial property that, doesn’t suit your needs, costs more than you can afford in upkeep, or the ultimate remorse for investors – capital expenditures are being sunk into a property on a regular basis that someone else is utilizing and making money off of, and you are not. Suddenly, that long term lease with a solid anchor doesn’t seem so attractive anymore.

The process of commercial real estate inspection begins before the offer to purchase real estate is drafted or signed, by visiting the site and discussing the physical condition of the property with the Owner and real estate brokers. This process should be considered invaluable to establishing relationships required to obtain the information that will be necessary to concrete your due diligence with a Commercial Property Condition Assessment (PCA).

During negotiations and drafting of the real estate sales/lease contract it is important to recognize seller or lessor reluctance to points such as the existence and availability of important documents such as warranties, maintenance contracts, architectural and engineering plans and/or local municipality reviews and inspections. Negative reaction to the request for release of these documents by seller or lessor can imply possible deferred maintenance and/or inattention related to property and building condition(s) and inspection issues.

Once the commercial real estate sales contract is signed the due diligence period begins, focus on maximizing efficiency of time and cost and prioritizing concerns to start checking off the costly big ticket items from the top down. Assuming adequate documentation is furnished by the seller for review, adequate time should be allotted to verify the information provided. Additional effort and monies that that will need to be spent to make up a shortcoming of available documentation through extra property condition assessment and additional field inspections and/or experts should be considered essential and figured into the cost of the property transaction. Ask the seller for all documents and contacts the seller received during his due diligence process when he purchased the property to speed up fact finding.

Review of existing property documents where available may include:

Accessibility surveys, Architectural Building plans, Certificates of Occupancy, Citations from Authorities Having Jurisdiction, Emergency evacuation plans, Environmental studies, Electrical System Construction plans, Fire-detection test and maintenance records, Fire-door inspection reports, Fire-Protection System Construction plans, Fire and Restoration records, Maintenance records, Mechanical System, Construction plans, Violation Notices from Authorities Having Jurisdiction, Construction Permits, Plumbing System Construction plans, Previous inspection reports, Roofing System Construction plans and Warranties, Safety inspection records, Seller condition disclosures, Sprinkler System Test Records, Systems and Material Warranties, Current tenant information, Current policy of title insurance, Notices of any environmental conditions, Notices of any new or special assessments or taxes, Copies of all current bills for the property, Service contracts, Evidence of current zoning, As-built plans and specifications, All construction related documents including warranties, All past and present uses of the property, Third party reports or inspections, Any surveys of the land and improvements in seller’s possession.

One of the best tools available to the commercial property due diligence team is the interview process which can unlock a plethora of potentially useful information regarding the subject property.

Interview of any available key personnel with specific knowledge of the property conditions may include:

Owner, Tenants, Maintenance Foreman, Contracted maintenance services personnel or other contracted companies that routinely work on the property and/or building.

Property Inspection, Real Estate Inspection, Building Inspection, Due Diligence Survey, as they may be labeled in the due diligence report is essential to ensure sufficiency of construction considering the intended use of the occupants and the surrounding geography and climate. The furnishing of any available plans and specifications should be helpful here, but will not end the investigation. A current commercial property condition assessment should be done by a qualified third party inspection company experienced in the type of property to be inspected. A previously performed property condition assessment or inspection is nearly always furnished for the use of a single party in a single transaction and is protected under law and not reusable nor transferable to any other party. The focus of the inspection should be primarily on site condition and building components such as the site drainage, parking, building structure, mechanical and electrical systems and general accessibility and usability of the property. Various climates and geographical regions will require more specific inspection knowledge, thus hiring a local inspector is always a good idea if possible, in lieu of hiring a company out of Wisconsin to perform due diligence on a California high-rise building on a fault line.

Site Survey and Walk-Through to Observe Existing Conditions may include:

Grounds and Topography, Parking, Paving, Access, Building Exterior and Façade, Building Interior, Roofing systems, Structural systems, Mechanical systems, Electrical Systems, Plumbing systems, Fire-protection systems, Vertical transportation systems, and any number of other specialty systems.

The 2010 Americans with Disabilities Act is the current guideline for accessibility standards nationwide and is a federal law, hence non-negotiable and to an extent, yes, it’s retro-active even for older commercial and public buildings. Many states also have additional and/or more stringent or specific accessibility standards as well. Most professional property condition assessment and inspection companies can also perform both abbreviated and complete accessibility surveys as part of a real estate transaction.

Basic abbreviated and full compliance Accessibility surveys may include:

Abbreviated survey looking only for basic ADA Accessibility components visible during the walk-through and documented according to the ASTM abbreviated survey form and checklist gives a quick check as to the general status of compliance. Full compliance survey involves physical measurements of distances, slopes, and push/pull forces required within the accessibility standards to allow for a certain level of physically disabled person to be able to successfully navigate a property, site, and building.

Environmental Due Diligence known as Environmental Site Assessment (ESA) is the most utilized Environmental Inspection Report. The typical level of report preferred by lenders to demonstrate adequate due diligence is called a Limited Phase I Environmental Transaction Screening ASTM standard E1528. This explores the past use of the property and the surrounding properties to identify any potential onsite or adjacent environmental problems or future liabilities. These reports normally require a significant monetary investment and take a number of weeks to complete so they should be done as soon as you have determined you will be moving forward with your due diligence. The purpose of this inspection is to determine if the property contains any hazardous materials or poses a threat in any way to its surroundings. This could be caused by underground storage tanks located on the property or runoff from the property into the water table or any other number of hazards listed by the Environmental Protection Agency. While the report is expensive, the cost of cleaning up an environmental hazard can be astronomical. While not every deal will require you to obtain a Phase I Environment Site Assessment, many lenders will require it as part of their loan guidelines. In case of a fairly new development with a clean environmental record and no neighbors of an industrial nature, a simpler less expensive and much quicker Environmental Transaction Screening ASTM standard E1528 may satisfy lender and legal requirements.

Any basic environmental due diligence report may include:

Research of historical site usage, aerial photography records, property transaction records, construction records, building records, EPA mapping data, local municipality topography mapping, and a through site walk-through to visually identify potential environmental issue indicators.

The information contained herein is purely professional opinion and provided for general real estate inspection reference only and is not intended in any way to be a definitive guide, nor a guarantee of past, present, or future legal or state or federal requirements, nor a measure of performance of any professional services company. Best of luck to you in all of your future property, real estate, and building dealings!

Apartments For Rent For People With Bad Credit

Chicago apartments for rent for people with bad credit give you some useful tips on how to find apartments in Chicago for rent. You can make use of this article and try to rent apartments even if you have a bad credit.

All of us know the fact that a bad credit can even ruin our plans to rent an apartment. Therefore, it is always better to keep an eye on your credit score. If you have a bad credit score, try to repair it as soon as possible. However, now it is possible for people with bad credit to rent an apartment. Good Chicago apartments are available for such people.

Earlier it was difficult for people with a bad credit to find an apartment in a bustling city like Chicago. Chicago is one of the largest cities in United States. It is also a major center of commerce. Every day thousands of people come to this city for various purposes. Therefore, whether you are a tourist, a businessperson, or a family person who wants to settle here, you can rent apartments in Chicago. Usually, the apartment owners run a credit check. The property owners also run a check on court records to see whether the applicant has filed for bankruptcy or not. They also make a check on tenant history. A final check is made to see whether the tenant has any formal criminal background or felonies.

Therefore, before renting Chicago, Illinois apartments you should get a credit report for yourself from credit bureaus. Then try to make a check on your personal score. Another thing you should do before renting Chicago apartments is to clear all the dues on your earlier apartments. In simple words, clear all pending payments on your previous apartments. Make your tenant history a reputable one.

Even if you have a bad credit, try to take your property owner into your confidence. Assure him, that you will pay your rent on time. He must be assured that he does not have to go behind you every month for the rent. If you succeed in this, then surely you will be able to get good Chicago apartments for rent.

If this is impossible then try to go for smaller apartments in Chicago or try private homes in the city. Owners of such homes usually do not do much of a background check. These property owners want to give their homes for rent quickly. Therefore, you can utilize this facility and get good apartments in Chicago easily. You can as well try some online sites like Craigslist, which can help you to find Chicago, Illinois apartments. You can provide information about yourself to the property owners to avoid any further problems.

Apartment Finder Tips for a Fresh Graduate

If you have just graduated from college and you desire to land a job in the city it is advisable to engage the services of an apartment finder. It will enable you to locate the best housing accommodation that will surely fit your budget. But what are the things that you must look into an apartment for you to e able to say that you have really made a good choice?

The following are some tips that you may find helpful when you look for an apartment after your graduation in college.

Proximate to the place of work

Assuming that you already found a job and you need to start right away you have to be sure that the apartment finder offered you a place near the work place. This is for practicality purposes. Just imagine if you still need to travel for thirty minutes from your apartment to your workplace. It will take you a lot of effort to wake up early so that you will get to your office on time.

It will not be good for your budget to commute in the early phase of your job. The reason is obvious. You have no salary yet and you merely thrive on the allowance your parents gave you or you saved for yourself. If it will be an hour’s ride you will e spending so much for the fare already and this will take a big slice out of your budget for your food. The productivity level is also low and your boss may not like it. If a person is often tired before he arrives to the work place the level of his performance is not as good as those who just walked a few blocks away from their own homes to the office.

Affordable rent

When you consider the cost of the rent you should take a good look at the money you have in hand so that you will not regret in the end. Once you rent an apartment that costs a half of your salary you are in for bad days. Just think how much you can afford for your food and all other necessities everyday and count if there is still a room for you to enjoy the fruit of your labor if you will pay for the rent. The apartment finder should guide you to the most practical home that you can find without compromising the quality of your stay.

If the price is costly but you think it is the best place for you to stay in negotiate with the owner if you can do something t lower the cost. You can reduce some amenities as long as it will not compromise your comfort. You can also run errands for him if he allows it so that you can save on the rent.

Search for an apartment finder that will make your first work happy and productive so that you will feel how wonderful it is to practice what you have learned in college.

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