ASTM E2018-2001 Standard Guide for Property Condition Assessments Baseline Property Condition Assessment Process《财产状况评定的标准指南 基本财产状况评定方法》.pdf

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1、Designation: E 2018 01Standard Guide forProperty Condition Assessments: Baseline PropertyCondition Assessment Process1This standard is issued under the fixed designation E 2018; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the y

2、ear of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon (e) indicates an editorial change since the last revision or reapproval.1. Scope1.1 PurposeThe purpose of this guide is to define goodcommercial and customary practice in the United States ofAme

3、rica for conducting a baseline property condition assess-ment (PCA) of the improvements located on a parcel ofcommercial real estate by performing a walk-through surveyand conducting research as outlined within this guide.1.1.1 Physical DeficienciesIn defining good commercialand customary practice f

4、or conducting a baseline PCA, thegoal is to identify and communicate physical deficiencies to auser. The term physical deficiencies means the presence ofconspicuous defects or material deferred maintenance of asubject propertys material systems, components, or equipmentas observed during the field o

5、bservers walk-through survey.This definition specifically excludes deficiencies that may beremedied with routine maintenance, miscellaneous minor re-pairs, normal operating maintenance, etc., and excludes deminimis conditions that generally do not present materialphysical deficiencies of the subject

6、 property.1.1.2 Walk-Through SurveyThis guide outlines proce-dures for conducting a walk-through survey to identify thesubject propertys material physical deficiencies, and recom-mends various systems, components, and equipment thatshould be observed by the field observer and reported in theproperty

7、 condition report (PCR).1.1.3 Document Reviews and InterviewsThe scope of thisguide includes document reviews, research, and interviews toaugment the walk-through survey so as to assist the consult-ants understanding of the subject property and identification ofphysical deficiencies.1.1.4 Property C

8、ondition ReportThe work product result-ing from completing a PCA in accordance with this guide is aPCR. The PCR incorporates the information obtained duringthe Walk-Through Survey, the Document Review and Inter-views sections of this guide, and includes opinions of probablecosts for suggested remedi

9、es of the physical deficienciesidentified.1.2 ObjectivesObjectives in the development of this guideare: (1) define good commercial and customary practice for thePCA of primary commercial real estate improvements; (2)facilitate consistent and pertinent content in PCRs; (3) developpractical and reason

10、able recommendations and expectations forsite observations, document reviews and research associatedwith conducting PCAs and preparing PCRs; (4) establishreasonable expectations for PCRs; (5) assist in developing anindustry baseline standard of care for appropriate observationsand research; and (6)

11、recommend protocols for consultants forcommunicating observations, opinions, and recommendationsin a manner meaningful to the user.1.3 Considerations Beyond ScopeThe use of this guide isstrictly limited to the scope set forth in this section. Section 11and Appendix X1 of this guide identify, for inf

12、ormationalpurposes, certain physical conditions that may exist on thesubject property, and certain activities or procedures (not an allinclusive list) that are beyond the scope of this guide but maywarrant consideration by parties to a commercial real estatetransaction.1.4 Organization of This Guide

13、This guide consists ofseveral sections, an Annex and two Appendixes. Section 1 isthe Scope. Section 2 on Terminology contains definitions ofterms both unique to this guide and not unique to this guide,and acronyms. Section 3 sets out the Significance and Use ofthis guide, and Section 4 describes the

14、 Users Responsibilities.Sections 5 through 10 provide guidelines for the main body ofthe PCA, including the scope of the Walk-Through Survey,preparation of the Opinions of Probable Costs to RemedyPhysical Deficiencies, and preparation of the PCR. Section 11provides additional information regarding o

15、ut of scope consid-erations (see 1.3). Annex A1 provides requirements relating tospecific asset types, and where applicable, such requirementsare to be considered as if integral to this guide. Appendix X1provides the user with additional PCA scope considerations,whereby a user may increase this guid

16、es baseline scope of duediligence to be exercised by the consultant. Appendix X2outlines the ADA Accessibility Survey.1.5 Multiple BuildingsShould the subject property consistof multiple buildings, it is the intent of this guide that only asingle PCR be produced by the consultant to report on all of

17、 thebuildings on the subject property.1This guide is under the jurisdiction ofASTM Committee E50 on EnvironmentalAssessment and is the direct responsibility of Subcommittee E50.02 on CommercialReal Estate Transactions.Current edition approved Dec. 10, 2001. Published March 2002. Originallypublished

18、as E 201899. Last previous edition E 201899.1Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, United States.1.6 Safety ConcernsThis guide does not purport to ad-dress all of the safety concerns, if any, associated with thewalk-through survey. It is

19、the responsibility of the consultantusing this guide to establish appropriate safety and healthpractices when conducting a PCA.TABLE OF CONTENTS1 Scope1.1 Purpose1.2 Objectives1.3 Considerations Beyond Scope1.4 Organization of This Guide1.5 Multiple Buildings1.6 Safety Concerns2 Terminology2.2 Defin

20、itions2.3 Definitions of Terms Specific to This Standard2.4 Abbreviations and Acronyms3 Significance and Use3.1 Use3.2 Clarification of Use3.3 Who May Conduct3.4 Principles3.5 Prior PCR Usage3.6 Rules of Engagement4 Users Responsibilities4.1 Access4.2 User Disclosure5 Property Condition Assessment5.

21、1 Objective5.2 PCA Components5.3 Coordination of Components5.4 Consultants Duties6 The Consultant6.1 Qualifications of the Consultant6.2 Staffing of the Field Observer6.3 Independence of the Consultant6.4 Qualifications of the Field Observer6.5 Qualifications of the PCR Reviewer6.6 The Field Observe

22、r and PCR Reviewer May Be a Single Individual6.7 Not a Professional Architecture or Engineering Service7 Document Review and Interviews7.1 Objective7.2 Reliance7.3 Accuracy and Completeness7.4 Government Agency Provided Information7.5 Pre-Survey Questionnaire7.6 Owner/User Provided Documentation and

23、 Information7.7 Interviews8 Walk-Through Survey8.1 Objective8.2 Frequency8.3 Photographs8.4 Scope8.5 Additional Considerations9 Opinions of Probable Costs to Remedy Physical Deficiencies9.1 Purpose9.2 Scope9.3 Opinions of Probable Costs Attributes10 Property Condition Report10.1 Format10.2 Writing P

24、rotocols10.3 Documentation10.4 Credentials10.5 Executive Summary10.6 Purpose and Scope10.7 Walk-Through Survey10.8 Document Reviews and Interviews10.9 Additional Considerations10.10 Opinions of Probable Costs10.11 Qualifications10.12 Limiting Conditions10.13 Exhibits11 Out of Scope Considerations11.

25、1 Activity Exclusions11.2 Warranty, Guarantee, and Code Compliance Exclusions11.3 Additional/General ConsiderationsAnnex A1A1.1 Multifamily PropertiesA1.2 Commercial Office BuildingsA1.3 Retail BuildingsAppendix X1X1.1 QualificationsX1.2 Verification of Measurements and QuantitiesX1.3 ResearchX1.4 F

26、lood Plain DesignationX1.5 Recommended Table of ContentsAppendix X2X2.1 Overview of The Americans with Disabilities ActX2.2 Overview of the Americans with Disabilities Act Accessibility Guide-lines (ADAAG)X2.3 Variable Levels of Due DiligenceX2.4 Definitions of Terms Specific to Understanding the Am

27、ericans withDisabilities ActX2.5 Presentation of Opinions of Probable CostsX2.6 Tier I: Visual Accessibility SurveyX2.7 Tier II: Abbreviated Accessibility SurveyX2.8 Tier III: Full Accessibility SurveyE20180122. Terminology2.1 This section provides definitions, descriptions of terms,and a list of ac

28、ronyms, where applicable, for the words used inthis guide. The terms are an integral part of the guide and arecritical to an understanding of this guide and its use.2.2 Definitions:2.2.1 architect, ndesignation reserved by law for a personprofessionally qualified, examined, and registered by the ap-

29、propriate governmental board having jurisdiction, to performarchitectural services including, but not limited to, analysis ofproject requirements and conditions, development of projectdesign, production of construction drawings and specifications,and administration of construction contracts.2.2.2 bu

30、ilding codes, nrules and regulations adopted bythe governmental authority having jurisdiction over the com-mercial real estate, which govern the design, construction,alteration and repair of such commercial real estate. In somejurisdictions trade or industry standards may have been incor-porated int

31、o, and made a part of, such building codes by thegovernmental authority. Building codes are interpreted toinclude structural, HVAC, plumbing, electrical, life-safety, andvertical transportation codes.2.2.3 building department records, nrecords maintainedby or in possession of the local government au

32、thority withjurisdiction over the construction, alteration, use, or demolitionof improvements on the subject property, and that are readilyavailable for use by the consultant within the time framerequired for production of the PCR and are practically review-able by exercising appropriate inquiry. Bu

33、ilding departmentrecords also may include building code violation notices.Often, building department records are located in the buildingdepartment of a municipality or county.2.2.4 building systems, ninteracting or independent com-ponents or assemblies, which form single integrated units, thatcompri

34、se a building and its site work, such as, pavement andflatwork, structural frame, roofing, exterior walls, plumbing,HVAC, electrical, etc.2.2.5 component, na fully functional portion of a buildingsystem, piece of equipment, or building element.2.2.6 dismantling, nto take apart or remove any compo-ne

35、nt, device or piece of equipment that is bolted, screwed,secured, or fastened by other means.2.2.7 engineer, ndesignation reserved by law for a personprofessionally qualified, examined and licensed by the appro-priate governmental board having jurisdiction, to performengineering services.2.2.8 engin

36、eering, nanalysis or design work requiringextensive formal education, preparation and experience in theuse of mathematics, chemistry, physics, and the engineeringsciences.2.2.9 fire department records, nrecords maintained by orin the possession of the local fire department in the area inwhich the su

37、bject property is located. These records should bepractically reviewable and readily accessible for use by theconsultant by exercising an appropriate inquiry within the timeframe required for production of the PCR.2.2.10 guide, na series of options and instructions that donot recommend a specific co

38、urse of action.2.2.11 interviews, ndiscussions with those knowledgeableabout the subject property.2.2.12 material, adjhaving significant importance or greatconsequence to the subject propertys intended use or physicalcondition.2.2.13 practice, na definitive procedure for performingone or more specif

39、ic operations or functions that does notproduce a test result.2.2.14 publicly available, adjthe source of the informa-tion allows access to the information by anyone upon request.2.2.15 recreational facilities, nfacilities for exercise, en-tertainment or athletics including, without limitation, swim

40、-ming pools, spas, saunas, steam baths, tennis, volleyball, orbasketball courts; jogging, walking, or bicycle paths; andplayground equipment.2.2.16 structural frame, nthe components or buildingsystem that supports the buildings nonvariable forces orweights (dead loads) and variable forces or weights

41、 (liveloads).2.2.17 standard, nas used by ASTM, a document that hasbeen developed and established within the consensus principlesof the Society and that meets the approval of the ASTMprocedures and regulations.2.2.18 system, na combination of interacting or interde-pendent components assembled to ca

42、rry out one or morefunctions.2.3 Definitions of Terms Specific to This Standard:2.3.1 actual knowledge, nthe knowledge possessed by anindividual rather than an entity. Actual knowledge, as used inthis guide, is to be distinguished from knowledge provided byothers, or information contained on documen

43、ts obtained duringthe course of conducting a PCA.2.3.2 appropriate inquiry, na request for informationconducted by Freedom of Information Letter (FOIL), verbalrequest, or by other written request made either by fax,electronic mail, overnight courier, or U.S. mail. Appropriateinquiry includes a good-

44、faith effort conducted by the consultantto obtain the information considering the time constraints toprepare and deliver the PCR.2.3.3 base building, nthe core (common areas) and shellof the building and its systems that typically are not subject toimprovements to suit tenant requirements.2.3.4 base

45、line, nthe minimum level of observations, duediligence, inquiry/research, documentation review, and prepa-ration of opinions of probable costs to remedy materialphysical deficiencies for conducting a PCA as described in thisguide.2.3.5 building envelope, nthe enclosure of the buildingthat protects t

46、he buildings interior from outside elements,namely the exterior walls, roof and soffit areas.2.3.6 commercial real estate, nimproved real property,except a dwelling or property with four or less dwelling unitsexclusively for residential use. This term includes, but is notlimited to, improved real pr

47、operty used for industrial, retail,office, hospitality, agriculture, other commercial, medical, oreducational purposes; property used for residential purposesthat has more than four residential dwelling units, and propertyE2018013with four or less dwelling units for residential use when it hasa comm

48、ercial function, as in the operation of such dwellingsfor profit.2.3.7 commercial real estate transaction, na transfer oftitle to or possession of improved real property or receipt of asecurity interest in improved real property, except that it doesnot include transfer of title to or possession of i

49、mproved realproperty with respect to an individual dwelling or buildingcontaining four or less dwelling units.2.3.8 consultant, nthe entity or individual that preparesthe PCR and that is responsible for the observance of andreporting on the physical condition of commercial real estate inaccordance with this guide. The consultant generally is anindependent contractor; however, the consultant may be anemployee of the user. The consultant may be an individual thatis both the field observer and PCR reviewer as described inSection 6.2.3.9 dange