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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:


  • 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


  • 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

Property Condition Assessments

Phase I Environmental Site Assessments

A Phase I Environmental Site Assessment is the industry standard for evaluating the environmental liability associated with a real estate asset of any type.  The EPA's All Appropriate Inquiries Rule (AAI) governing the scope of Phase I Environmental Site Assessments went into effect on November 1, 2006 and provided specific scope requirements for a Phase I Environmental Site Assessment to meet the requirements of CERCLA's innocent land owner defense.  Dormady Consulting Group, Inc. helps property buyers meet the legal requirements for the CERCLA innocent landowner defense and we provide practical business advice on environmental liability to our clients.  Dormady Consulting Group, Inc.’s Phase I Environmental Site Assessments are performed by Environmental Professionals who meet the requirements of the EPA's AAI Standard.

Dormady Consulting Group, Inc.’s Phase I Environmental Site Assessment reports follow the format of the industry standard, ASTM E1527 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.

The primary intent of the Phase I Environmental Site Assessment is to identify Recognized Environmental Conditions (RECs) associated with each property, as well as Business Environmental Risks (BERs) as defined within ASTM.  The Scope of the Phase I Environmental Site Assessment includes the following:

Site Visit

  • Inspection of the site to identify and catalog the following:

    • Hazardous Materials Storage & Handling

    • Waste Generation, Storage, Disposal & Emissions

    • Underground Storage Tanks

    • Aboveground Storage Tanks

    • Polychlorinated Biphenyls (PCBs)

    • Stained Soil

    • Drums or Unidentified Containers

    • Drains or Sumps

    • Pits, Ponds, or Lagoons

    • Wells

    • Septic Systems


Regulatory Research

Regulatory agency research is also conducted including:

  • Fire Departments

  • State Environmental Agencies

  • Federal Environmental Agencies

Historical Research

In addition to the site inspection, we conduct historical research as follows:

  • Aerial Photographs

  • Topographical Maps

  • Sanborn Fire Insurance Maps

  • Oil and Gas Maps

  • Building Permits

  • Zoning Records

  • City Street Directories

  • Title Information

Interviews and Document Review

  • Interview present or past tenants and owners

  • Interview state and local regulators

  • Review prior environmental reports (if available)

Unless directed by our client, our Phase I Environmental Site Assessment scope will not include any asbestos, lead paint, radon, or lead in water sampling or other issues defined as out of scope under the ASTM standard.  If these additional services are requested, a separate proposal can be prepared.

Sometimes, the degree or even existence of contamination cannot be confirmed without a Phase II Environmental Site Assessment being performed, which consists of soil and ground water sampling at the site.  Dormady Consulting Group, Inc. can coordinate Phase II’s with our partner, Mach-8 Consulting.

Environmenal Assessments

Reserve Studies

The management of condominium owners’ associations and property owners’ associations requires expertise in the development of a maintenance and reserve fund which is of sufficient size to cover the anticipated repairs/replacements of various system and components during the next 30 years.  Where the association is self-managed or has a third party management company, the capital reserve study is designed to satisfy the requirements of the audit guidelines for Common Interest Realty Associations developed by the American Institute of Certified Public Accountants, May 1992.  Since 2003, the Dormady Consulting Group, Inc. has completed over 120 reserve study projects for condominium owners and property owners associations, on projects as small as a single building with four units to projects with over 50 buildings and over 750 units.

A Reserve Study is based on an on-site evaluation of the structures, systems and amenities of the building(s) or property, a review of available plans provided by the client, review of the current association budget and discussions with the property manager, board members and property owners.  The information collected is entered into a proprietary computer program to determine the proper amount of reserves that should be collected and maintained by the association during the 30-year evaluation period to address the anticipated capital expenses.  As part of the written report on the property, the following reserve study outputs are provided in conjunction with the report:

  • An input table that defines the criteria used for the financial analysis, including the number of units, the assumed inflation rate and rate of return on deposited reserve funds.

  • A table that lists anticipated replacement/repair items complete with estimated remaining life expectancies, projected repair/replacement costs, frequency (in years) when these items require repair/replacement, and a projection, based on this frequency, of the year in which these items will require repair/replacement.

  • A table that shows the annual expense listing per year with subtotals of anticipated repair/replacement costs for each of the 30 years. The table also presents these costs as adjusted for an assumed rate of inflation.

  • A table and graph that represent end of year cash flow balances versus capital expenditures based on the required reserve fund contributions.

Condominium Owners Associations

Reserve Studies

Engineering Consulting

Dormady Consulting Group, Inc. can provide a variety of consulting engineering services to its clients based on its extensive experience in property evaluations and due diligence.  Focused scope assessments and evaluations of roofing, facades, foundations, structures, drainage, pavement, lighting, plumbing, HVAC, electrical, fire protection and accessibility can be performed to meet most any client’s needs for a single property or across a large portfolio of properties.

Engineering Consulting

Capital Planning

Dormady Consulting Group, Inc. knows that Facility Directors and Managers require robust, comprehensive information on their buildings, but they also need to manage the data to prioritize projects and maintain their budgets.  Capital Planning shouldn’t stop at Facility Condition Assessments and Energy Studies.  Starting with these reports, an integrated approach is needed to ensure future capital projects are effectively prioritized to maximize the benefits to the private or public entity client.  Using these priorities, Dormady Consulting Group, Inc. will assist the client to develop, a solid, executable plan.

Capital Planning

Facility Condition Assessments

Dormady Consulting Group, Inc. assists Facility Directors and Managers with the development of accurate, comprehensive data regarding the condition of their facilities.  Our clients can then make informed decisions regarding the repair, replacements and upgrades to their facilities in conjunction with their capital plan.  Development of routine maintenance requirements is also an important part of the facility’s long-term performance.

Facility Condition Assessments

Construction Monitoring

Quality Inspections

This type of service includes an on-site evaluation(s) of a newly constructed home or commercial building.  Similar to a pre-purchase inspection of an existing home or commercial building, a new construction inspection may include a list of defects or “punchlist-type” items to be corrected by the contractor/builder prior to occupancy or ownership.  This service typically involves several site inspections over the construction period with a final inspection at construction completion.

Contractor Oversight

This type of service includes providing oversight of the contractor’s performance to ensure the house or commercial building is being constructed in accordance with the approved plans and specifications, and within the project budget.  This service will typically involve several site inspections during the construction of the building and a final inspection at construction completion with a final document review for compliance.

Construction Progress Inspections

This type of service includes a series of regular inspections during the construction of a new house or commercial building to ensure the work has been completed in accordance with the contractor's draw payment request schedule as stated in the contract.  Our typical clients include banks for commercial buildings and individuals who hire a prime contractor to build their home.  This service typically involves several site inspections over the construction period with a final inspection at construction completion.

Construction Monitoring


Dormady Consulting Group, Inc.’s, can provide a variety of assessment services to its clients based on its extensive experience in property evaluations and due diligence.  Focused scope assessments and evaluations of roofing, facades, foundations, structures, drainage, pavement, lighting, plumbing, HVAC, electrical, fire protection and accessibility can be performed to meet most any client’s needs for a single property or across a large portfolio of properties.

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