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Property Condition Assessments

Dormady Consulting Group, Inc.'s reports contain information about the structure and its components vital to investment and finance decision making. The Property Condition Assessment Report provides appropriate due diligence for the real estate transaction.

Our reports comply with industry standards such as those of Standard and Poor and ASTM E2018.  Customized or abbreviated reports and formats for special needs or very large and time sensitive assignments have also been developed.

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


  • General topography of the area and the site

  • Size and shape of the site

  • Slope and direction

  • Other topographical features (e.g., ravines, banks, and bodies of water, whether natural or man-made)

  • FEMA flood zone

  • Seismic zone


  • Evidence of inadequate drainage

  • Signs of flooding

  • Effectiveness of storm water management

  • Ownership of streams, ponds, or other natural waterways

  • Drainage from other properties

  • Drainage affecting other properties

  • Issues with regulatory agencies


  • General ease of access

  • Issues arising from access and number of spaces

  • Condition of the materials used

  • Cracking of paving, potholes, ponding, missing curbs, or faded striping


  • Cracking, heaving, settlement

  • Surface spalling

  • Tripping hazards


  • Landscaping on the site

  • Natural features

  • Signage

  • Exterior lighting, type of lighting, and what areas are lit

  • Retaining walls


  • Dimensions

  • Details of reinforcing, and any soil or bearing information

  • Settlement, heaving, bowing, out of level or plumb, excessive cracking

  • Water penetration problems


  • Basic structural system 

  • Dimensions

  • Resistance to lateral loads

  • Special seismic considerations

  • Misalignment or cracking of nonstructural elements

  • Signs of distortion in the building


  • Type of materials, construction & finishes

  • Flashing, caulking, and sealants

  • Bond, mortar joints, weep holes, lintels, and spacing and construction of expansion joints 

  • Architectural features

  • EIFS detail

  • Hardboard siding

  • Water intrusion through facade

  • Fogged double-pane windows

  • Balconies, stairways, treads & railings


  • Roof slope and drainage

  • Type of roof membrane, thickness, age, brand name, and warranty 

  • Walkways to protect the roof

  • Perimeter parapets  

  • Roof penetrations

  • Flashing and counterflashing

  • Maintenance

  • Signs or history of roof leaks  

  • Insulation


  • System & materials

  • General condition

  • Quality and workmanship

  • History of plumbing problems

  • Signs of corrosion and leaks

  • Results of spot check of fixtures


  • Brand names, capacities, and ages

  • Fuel storage and delivery systems

  • Cooling towers, controls 

  • Energy-saving features

  • How fresh air is introduced


  • Transformers

  • Service entrance

  • Utility company

  • Voltage, amperage, and phase

  • Electricity metering

  • Watts per square foot

  • Major uses of electricity

  • Brand names of major panels and switchgear

  • Emergency power supply

  • Maintenance and testing

  • Lightning protection


  • Number, type  & location

  • Brand names, capacities, speed in fpm, and floors served

  • Machine rooms and pits

  • Type of controllers

  • Smooth, level with the floor

  • Complaints, maintenance, current elevator certificates


  • Devices, fences, key, card, or security guard)

  • Type of surveillance equipment

  • Unusual measures

  • Signs of problems


  • Types of alarm systems; pull stations; smoke, CO, and heat detectors; and flow alarms

  • Fire control panels

  • Fire suppression system

  • Specially protected areas

  • Current inspection certificates

  • Exit signs & emergency lighting


  • Interior finishes and layout

  • Floors, walls, ceilings, doors, and other fixed interior elements

  • Common areas (e.g., lobbies, atriums, cafeterias, fountains, interior plants, sculpture, and artwork)

  • Tenant spaces


  • Outbuildings, swimming pools, tennis courts, playgrounds, etc.


  • ADA & FHAA compliance

  • Parking, access, restrooms, elevators, drinking fountains, fire alarms, signs, telephones, ATM terminals, corridors, doorways, switches


  • Code violations

  • Certificates of Occupancy

  • Local policies and practices


  • General level of maintenance

  • Staff & experience

  • Logs & records

  • Service providers


  • Immediate deficiencies that represent threats to life, safety or continued use of the element

  • Opinion of probable cost for capital expenditures over the term

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