ASTM E2018-2015 Standard Guide for Property Condition Assessments Baseline Property Condition Assessment Process《财产状况评估的标准指南 基线财产状况评估程序》.pdf

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1、Designation: E2018 08E2018 15Standard Guide forProperty Condition Assessments: Baseline PropertyCondition Assessment Process1This standard is issued under the fixed designation E2018; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision,

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

3、 of Americafor conducting a baseline property condition assessment (PCA) of the improvements located on a parcel of commercial real estateby performing a walk-through survey and conducting research as outlined within this guide.1.1.1 Physical DeficienciesIn defining good commercial and customary pra

4、ctice for conducting a baseline PCA, the goal isto identify and communicate physical deficiencies to a user. The term physical deficiencies meansincludes the presence ofconspicuous defects orand material deferred maintenance of a subject propertys material systems, components, or equipment asobserve

5、d during the field observers walk-through survey. completion of the PCA. This definition specifically excludes deficienciesthat may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludesde minimis conditions that generally do not present m

6、aterial physical deficiencies of the subject property.1.1.2 Walk-Through SurveyThis guide outlines procedures for conducting a walk-through survey to identify the subjectpropertys physical deficiencies, and recommends various systems, components, and equipment that should be observed by thefield obs

7、erver and reported in the property condition report (PCR).1.1.3 Document Reviews and InterviewsThe scope of this guide includes document reviews, research, and interviews toaugment the walk-through survey so as to assist the consultants understanding of the subject property and identification ofphys

8、ical deficiencies.1.1.4 Property Condition ReportThe work product resulting from completing a PCA in accordance with this guide is aProperty Condition Report (PCR). The PCR incorporates the information obtained during the Walk-Through Survey, the DocumentReview and Interviews sections of this guide,

9、 and includes Opinions of Probable Costs for suggested remedies of the physicaldeficiencies identified.1.2 ObjectivesObjectives in the development of this guide are to: (1) define good commercial and customary practice for thePCA of primary commercial real estate improvements; (2) facilitate consist

10、ent and pertinent content in PCRs; (3) developpragmatic and reasonable recommendations and expectations for site observations, document reviews and research associated withconducting PCAs and preparing PCRs; (4) establish reasonable expectations for PCRs; (5) assist in developing an industry baselin

11、estandard of care for appropriate observations and research; and (6) recommend protocols for consultants for communicatingobservations, opinions, and recommendations in a manner meaningful to the user.1.3 Considerations Beyond ScopeThe use of this guide is strictly limited to the scope set forth in

12、this section. Section 11 andAppendix X1 of this guide identify, for informational purposes, certain physical conditions that may exist on the subject property,and certain activities or procedures (not an all inclusive list) that are beyond the scope of this guide but may warrant considerationby part

13、ies to a commercial real estate transaction to enhance the PCA.1.4 Organization of This GuideThis guide consists of several sections, an Annex and two (2) Appendixes. Section 1 is theScope. Section 2 on Terminology contains definitions of terms both unique to this guide and not unique to this guide,

14、 andacronyms. Section 3 sets out the Significance and Use of this guide, and Section 4 describes the Users Responsibilities. Sections5 through 10 provide guidelines for the main body of the PCR, including the scope of the Walk-Through Survey, preparation ofthe Opinions of Probable Costs to Remedy Ph

15、ysical Deficiencies, and preparation of the PCR. Section 11 provides additionalinformation regarding out of scope considerations (see 1.3). Annex A1 provides requirements relating to specific asset types, andwhere applicable, such requirements are to be considered as if integral to this guide. Appen

16、dix X1 provides the user with additional1 This guide is under the jurisdiction of ASTM Committee E50 on Environmental Assessment, Risk Management and Corrective Action and is the direct responsibilityof Subcommittee E50.02 on Real Estate Assessment and Management.Current edition approved July 1, 200

17、8Aug. 15, 2015. Published July 2008November 2015. Originally approved in 1999. Last previous edition approved in 20012008 asE2018 01.E2018 08. DOI: 10.1520/E2018-08.10.1520/E2018-15.This document is not an ASTM standard and is intended only to provide the user of an ASTM standard an indication of wh

18、at changes have been made to the previous version. Becauseit may not be technically possible to adequately depict all changes accurately, ASTM recommends that users consult prior editions as appropriate. In all cases only the current versionof the standard as published by ASTM is to be considered th

19、e official document.Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States1PCA scope considerations, whereby a user may increase this guides scope of due diligence to be exercised by the consultantbeyond this guides baseline level. Appendix

20、X2 outlinesand Appendix X3 outline the ADA approach to AccessibilitySurvey.Surveys.1.5 Multiple BuildingsShould the subject property consist of multiple buildings, it is the intent of this guide that only a singlePCR be produced by the consultant to report on all of the primary commercial real estat

21、e improvements.1.6 Safety ConcernsThis guide does not purport to address all of the safety concerns, if any, associated with the walk-throughsurvey. It is the responsibility of the consultant using this guide to establish appropriate safety and health practices whenconducting a PCA.TABLE OF CONTENTS

22、1 Scope1.1 Purpose1.2 Objectives1.3 Considerations Beyond Scope1.4 Organization of This Guide1.5 Multiple Buildings1.6 Safety Concerns2 Terminology2.2 Definitions2.3 Definitions of Terms Specific to This Standard2.4 Abbreviations and Acronyms3 Significance and Use3.1 Use3.2 Clarification of Use3.3 W

23、ho May Conduct3.4 Principles3.5 Prior PCR Usage3.6 Rules of Engagement4 Users Responsibilities4.1 Access4.2 User Disclosure5 Property Condition Assessment5.1 Objective5.2 PCA Components5.3 Coordination of Components5.4 Consultants Duties6 The Consultant6.1 Qualifications of the Consultant6.2 Staffin

24、g of the Field Observer6.3 Independence of the Consultant6.4 Qualifications of the Field Observer6.5 Qualifications of the PCR Reviewer6.6 The Field Observer and PCR Reviewer May Be a Single Individual6.7 Not a Professional Architecture or Engineering Service6.7 Not a Professional Architectural or E

25、ngineering 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 Information7.7 Interviews8 Walk-Through Survey8.1 Objective8.2 Frequency8.3 Photogra

26、phs8.4 Scope8.5 Additional Considerations9 Opinions of Probable Costs to Remedy Physical Deficiencies9 Opinions of Costs to Remedy Physical Deficiencies9.1 Purpose9.2 Scope9.3 Opinions of Probable Costs Attributes9.3 Opinions of Costs Attributes10 Property Condition Report10.1 Format10.2 Writing Pro

27、tocols10.3 Documentation10.4 Credentials10.5 Executive Summary10.6 Purpose and Scope10.7 Walk-Through Survey10.8 Document Reviews and InterviewsE2018 15210.9 Additional Considerations10.10 Opinions of Probable Costs10.10 Opinions of Costs10.11 Qualifications10.12 Limiting Conditions10.13 Exhibits11

28、Out of Scope Considerations11.1 Activity Exclusions11.2 Warranty, Guarantee, and Code Compliance Exclusions11.3 Additional/General Considerations12 KeywordsAnnex A1AnnexA1GUIDANCE AND ENHANCED DUE DILIGENCE SERVICESA1.1 Multifamily PropertiesA1.2 Commercial Office BuildingsA1.3 Retail BuildingsAppen

29、dix X1AppendixX1GUIDANCE AND ENHANCED DUE DILIGENCE SERVICESX1.1 QualificationsX1.2 Verification of Measurements and QuantitiesX1.3 ResearchX1.4 Flood Plain DesignationX1.5 Recommended Table of ContentsAppendix X2AppendixX2AMERICANS WITH DISABILITIES ACT (ADA) ACCESSIBILITY SURVEYX2.1 Overview of Th

30、e Americans with Disabilities ActX2.2 Overview of the Americans with Disabilities Act AccessibilityGuidelines (ADAAG)AppendixX3FAIR HOUSING ACT (FHA) ACCESSIBILITY SURVEYX2.3 Variable Levels of Due DiligenceX2.4 Definitions of Terms Specific to Understanding the Americans withDisabilities ActX2.5 Pr

31、esentation of Opinions of Probable CostsX2.6 Tier I: Visual Accessibility SurveyX2.7 Tier II: Abbreviated Accessibility SurveyX2.8 Tier III: Full Accessibility Survey2. Terminology2.1 This section provides definitions, descriptions of terms, and a list of acronyms, where applicable, for the words us

32、ed in thisguide. The terms are an integral part of the guide and are critical to an understanding of this guide and its use.2.2 Definitions:2.2.1 architect, ndesignation reserved by law for a person professionally qualified, examined, and registered by theappropriate governmental board having jurisd

33、iction, to perform architectural services including, but not limited to, analysis ofproject requirements and conditions, development of project design, production of construction drawings and specifications, andadministration of construction contracts.services.2.2.2 architecture, nprofessional servi

34、ces conducted by an architect in connection with the design and construction ofbuildings, or built environments2.2.3 building codes, nrules and regulations adopted by the governmental authority having jurisdiction over the commercialreal estate, which govern the design, construction, alteration, and

35、 repair of such commercial real estate. In some jurisdictions, tradeor industry standards may have been incorporated into, and made a part of, such building codes by the governmental authority.Building codes are interpreted to include structural, HVAC, plumbing, electrical, life-safety, fire, health

36、, and vertical transportationcodes.2.2.4 building department records, nrecords maintained by or in possession of the local government authority withjurisdiction over the construction, alteration, use, or demolition of improvements on the subject property, and that are readilyavailable for use by the

37、 consultant within the time frame required for production of the PCR and are practically reviewable byexercising appropriate inquiry. property. Building department records also may include building code violation notices. Often,building department records are located in the building department of a

38、municipality or county, or available online.2.2.5 building systems, ninteracting or independent components or assemblies, which form single integrated units thatcomprise a building and its site work, such as, pavement and flatwork, structural frame, roofing, exterior walls, plumbing, HVAC,electrical

39、, etc.2.2.6 component, na fully functional portion of a building system, piece of equipment, or building element.E2018 1532.2.7 dismantling, nto take apart, move, or remove any component, device, or piece of equipment that is bolted, screwed, heldin-place (mechanically or by gravity), secured, or fa

40、stened by other means.2.2.8 engineer, ndesignation reserved by law for a person professionally qualified, examined, and licensed by the appropriategovernmental board having jurisdiction, to perform engineering services.2.2.9 engineering, nanalysis or design work conducted by an engineer requiring ex

41、tensive formal education, preparation, andexperience in the use of mathematics, chemistry, physics, and the engineering sciences.2.2.10 fire department records, nrecords maintained by or in the possession of the local fire department in the area in whichthe subject property is located. These records

42、 should be practically reviewable and readily accessible for use by the consultant byexercising an appropriate inquiry within the time frame required for production of the PCR.having jurisdiction over the subjectproperty.2.2.11 guide, na series of options and instructions that do not recommend a spe

43、cific course of action.2.2.12 interviews, ndiscussions with those knowledgeable about the subject property.2.2.13 material, adjhaving significant importance or great consequence to the subject propertys intended use or physicalcondition. consequence.2.2.14 practice, na definitive procedure for perfo

44、rming one or more specific operations or functions that does not produce atest result.2.2.15 publicly available, adjthe source of the information allows access to the information by anyone upon request.2.2.16 recreational facilities, nfacilities for exercise, entertainment or athletics including, wi

45、thout limitation, swimming pools,spas, saunas, steam baths, tennis, volleyball, or basketball courts; jogging, walking, or bicycle paths; and playground equipment.2.2.17 structural frame, nthe components or building system that supports the buildings nonvariable forces or weights (deadloads) and var

46、iable forces or weights (live loads).2.2.18 standard, nasWhere used by ASTM,in reference a to ASTM documents, a standard is a document that has beendeveloped and established within the consensus principles of the SocietyASTM International and that meets the approval of theASTMapplicable procedures a

47、nd regulations. The term is otherwise used as commonly defined.2.2.19 system, na combination of interacting or interdependent components assembled to carry out one or more functions.2.3 Definitions of Terms Specific to This Standard:2.3.1 actual knowledge, nthe knowledge possessed by an individual r

48、ather than an entity. Actual knowledge, as used in thisguide, is to be distinguished from knowledge provided by others, or information contained on documents obtained during thecourse of conducting a PCA.2.3.2 appropriate inquiry, na request for information conducted by Freedom of Information Letter

49、 (FOIL), verbal request, orby other written request made either by fax, electronic mail, overnight courier, or U.S. mail. Appropriate inquiry includes agood-faith effort conducted by the consultant to obtain the information considering the time constraints to prepare and deliver thePCR.2.3.3 base building, nthe core (common areas) and shell of the building and its systems that typically are not subject toimprovements to suit tenant requirements.2.3.4 baseline, nthe minimum level of observations, due diligence, inquiry/research, document