Property Condition Assessment

Criterium Engineers reports contain information about a structure and its components vital to investment and finance decision making. The Property Condition Assessment Report provides appropriate due diligence for a real estate transaction.

Our reports comply with industry standards such as those of Standard and Poor's and ASTM. Our standard report goes beyond these basic requirements by providing additional commentary about the operation of the building and its systems. We have also created customized or abbreviated reports and formats for special needs or very large and time-sensitive assignments.

The scope of our investigation is designed to address the unique concerns and risk tolerance of our clients. In our standard report, we evaluate the:

site foundation superstructure HVAC plumbing

electrical exterior interior roof vertical transport

safety issues fire protection ADA parking

We provide a list of current deficiencies and areas of deferred maintenance along with the cost to cure these deficiencies. At the end of our report is a table of capital reserve requirements. Additional investigations are performed upon request.

Environmental Site Assessments

Owners and investors understand the impact that environmental conditions have on the cost of owning, buying, or selling commercial real estate. Environmental conditions can be extremely expensive to remediate.

Criterium Engineers Phase I Environmental Site Assessment studies follow the format of ASTM Standard 1527-97 and include a physical inspection of the site, a review of relevant records, and interviews with occupants, owners, neighbors and selected officials. The scope is often expanded to address issues specific to the subject property.

Sometimes, the degree or even existence of contamination cannot be confirmed without a Phase II investigation. Criterium Engineers can coordinate Phase II investigation, but does not perform them. We will not recommend unnecessary additional studies when the risk is deemed low.

Construction Loan Monitoring

Criterium Engineers provides construction plan and cost reviews, as well as periodic construction progress inspections for lenders and investors. Our engineers compare the construction in progress to plans and specifications, and they monitor payment release schedules. This type of inspection may be performed on a periodic schedule (weekly, every two weeks, monthly) or an on-call basis. The items completed are noted with the current date, and a completion percentage is given for the items in progress but not yet completed.

Reserve Studies

The Criterium Engineers Reserve Study combines an engineering review of building components with a financial analysis to determine what must be set aside on a periodic basis in a capital reserve fund. In our analysis, we employ software developed exclusively for Criterium Engineers by KPMG Peat Marwick.

Condominium associations and other Common Interest Realty Groups will appreciate Criterium Engineers comprehensive approach to reserve studies. If your reserve is underfunded, we will develop practical alternatives that combine common sense engineering and "Big Five" accounting expertise. If your property has known problems, or if we uncover them, we are available locally to develop repair designs, bid packages, and manage construction. If you have never had a reserve study, you will have peace of mind knowing that a reliable analysis has been performed. The software provides Common Interest Realty Groups with an analysis of their current capital reserves, future requirements, and various funding options for ensuring the viability and health of the capital reserve fund. The standard Reserve Study consists of 4 elements:

Component Inventory Condition Assessment and Valuation

Fund Status Funding Plan

Component Inventory Condition Assessment and Valuation Fund Status Funding Plan We understand and comply with state and industry standards and AICPA requirements. We also understand the often politically sensitive nature of Common Interest Realty Groups. We have proven our ability to work effectively with owners, boards and managers.

Investigative and Forensic Services

Criterium Engineers expertise in building systems is often requested when clients need someone to determine the cause and origin of a failure, determine how best to remedy the problem, develop estimates and contract documents, manage the repair, and provide court testimony. We do not decide whether defects are covered by insurance but render an opinion as to what caused the problem and what can be done about it. Typical defects relate to:

Site and Structure - e.g. subsidence, cracking, drainage problems, water penetration

Mechanical Systems - e.g. comfort concerns, indoor air quality, energy costs

Electrical Systems - e.g. capacity, safety

ADA Compliance

Our initial report documents our findings and will provide opinions as to the suspected cause. Additional investigation may be required, or a design repair may need to be produced. Expert witness services are also available.

Energy Evaluations, Analysis, and Management Services

Prudent facility management requires planning, implementation, and periodic evaluation to optimize the effectiveness of limited operating resources. Rising energy and operating costs, technological advances in building energy systems, as well as environmental concerns, contribute to the need for facilities to periodically re-appraise their operations for energy efficiency. Criterium-White Engineers can provide a wide range of energy related services including site assessments, audits, lighting surveys, field measurements, equipment testing, and capital improvement plans.

Additional Services

Criterium Engineers performs many other building-related services for our clients. Please call for further information about these services or any building need.

Construction Management Maintenance Planning Facilities Management Construction Quality Control Structural Investigations

Waste Management Studies Design/Repair Design Insurance Investigations/Failure Analysis

Qualifications

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