Target Building Inspections had the opportunity to perform a full PCA property condition assessment for a truly one of a kind project, Containers on Grand. This was the first project of its kind, consisting of 16  shipping containers combined to make a 2 level 8 unit apartment setting. 

Target Building Inspections recently completed a full ADA survey for The Chase Tower 40 floor high rise in downtown Phoenix. This project was completed within a single weeks time with reporting delivered in 5 business days. 

Target Building Inspections recently completed a full PCA property condition assessment for the 16 level Meadow Park Tower and parking garage in Dallas Texas. 

Target recently provided assessment services on the acquisition of The Clock Tower Corporate Center, a 110,000 sq. ft. 2 level office building constructed in 1987. Services provided included a full PCA property condition assessment and ADA compliance survey. 

Target Building Inspections recently performed assessment services of the Ellis Building in downtown Phoenix. The 6 level low rise structure with basement was originally constructed in 1922 as a 4 level building. An additional pre- planned 2 levels were constructed atop in 1928. Believe it or not, air conditioning was not installed until 1937. 

Target Building Inspections recently provided assessment services of the Litchfield Marketplace retail shopping center. Tenant spaces range from 1,000 - 6,ooo sq. ft. with Fry's Grocery Store as its anchor. The site is located 1 mile north of Luke Airforce Base. 

Target Building Inspections recently completed a full PCA property condition assessment of The Diamond Loch Apartments in North Richland Hills Texas. The 8 acre site was constructed in 1978 and consists of 18 two level buildings with 138 dwelling units. 

Target Building Inspections recently provided assessment services for the purchase of the Hilton Double Tree Hotel in Tucson Arizona. The 9 level site, conference, restaurant, and out buildings are located at 445 S. Alvernon adjacent to the Randolph Golf Course.

Services provided included the PCA property condition assessment, and full ADA compliance survey. 

Target recently performed assessment services to include a property condition report for the acquisition of the  Tesla Motors showroom and service center in Tempe Arizona. Tesla's goal was to expand its presence in the valley. 

Target performed recent inspections and assessments at El Paso's Argonaut Heights apartments. ​Hillside Argonaut Heights was built in 1974 and consists of 152 units in thirteen two-story, walk-up townhome-style buildings totaling approximately 141,295 rentable square feet situated on approximately 8.93 acres (17.02 units per acre). 

​                                 Before                                                                                            After

Target Building Inspections was called upon to perform property condition assessments for the major shopping center plaza located at 32nd street and Indian School in Phoenix. This was a unique property with 20 competing investors. The property was mostly vacant  with dilapidated component systems. Originally constructed in 1959, the entire plaza has been transformed including the construction of additional structures. 

Earlier this year the sub-committee presented proposed changes to the PCA Guide at the ASTM National Conference, held in October 2015 in Tampa, Florida. ASTM used this conference to accept the recommended changes to the ASTM Property Condition Assessment Guide and now offers a new, revised guide E2018-15 for the due-diligence community to reference.
What changes have been made to the ASTM E2018 guide?
Most of the changes included non-technical changes in grammar punctuation and internal document coordination. However, several significant changes were made such as:

• Opinion of Probable Cost defined - This phrase has been condensed to remove the term "probable" throughout the guide. The phrase Opinion of Costs is the new definition of estimated costs, emphasizing the term "Opinion."
• Definitions of Physical Condition added - Definitions of good, fair, and poor have been added to the guide.
• Out of Scope Considerations re-organized - Limitations and exclusions have been removed from the general discussion in the guide and consolidated in a final section of the guide 11. Out of Scope Considerations. The overall summary of out of scope items does not appear to have changed.
• Utilities Section redefined - The requirement to summarize the utility providers has been removed and replaced with Special Utilities. The utility section of the PCA excludes local utility services and requires that "Special Utility Systems" such as water or waste water treatment systems on-site and special power generating systems. Observations and reporting should include system type, manufacturer, capacity, operator, etc.
• ADA accessibility expanded and reorganized - Discussion of three tiers of assessment have been removed and replaced with discussion of a checklist as the standard of care for Property Condition Assessments. The checklist has been expanded to include a limited Fair Housing checklist for multi-family housing. The checklist for both ADA and Fair Housing continues to be limited to a screening of accessibility concerns. No measurements will be required to complete the checklist. The overall outcome? Expanded evaluation of accessibility issues at multi-family properties and expected increases in number and cost of noted deficiencies.
• Termites and Pests observations redefined - The new guide excludes "reporting on the presence or absence of pests such as wood damaging organisms, rodents, or insects. The previous guide required that the assessor comment on readily apparent evidence of these pests.
• Guidance to Enhanced Due Diligence Services reorganized - Discussion of enhanced due diligence services has been consolidated in Appendix X1 of the guide. Discussion of enhanced services throughout the guide has been removed to consolidate discussion in Appendix X1.

Overall, the scope of the ASTM Guide for PCA work remains substantially unchanged except for discussion of Utility Services, Termites and Pests, and Accessibility. Due diligence providers should take a look at the new guide and make necessary adjustments to stay current with the newest ASTM PCA Guide. To purchase your copy of the latest ASTM E2018-15 guide.

That’s right…


      • Most CC&R’s require associations to conduct annual, detailed, un-biased inspections, by an independent firm.

      • Many reputable law firms recommend annual inspections as a “best practice” of HOA’s.


What’s the annual community inspection for?


      • Helps the Board plan budgeting of deferred maintenance items and repairs.

      • Shields the HOA and Board from potential claims for failure to comply with CC&R’s.

      • Protects the HOA and Board from affirmative defenses if a construction defect claim is brought.


This isn’t as costly as it sounds…


      • Target Building Inspections can perform this service for $600 -                $1200 on most communities.

      • Timing is quick with reporting delivered usually within a few days.

 Typical example of a CC&R’s  “Duty to Inspect” …

 9.2 Duty To Inspect.

Following expiration of the Period of Declarant Control, it shall be the duty of the Board of Directors to appoint an unbiased and independent professional to inspect the Arizona Community at least once annually for the purpose of determining the overall condition of the Community exteriors. The scope of the inspection shall include the Common Area and structural Common Area including, but not limited to, the exterior of all buildings and structures, roofs, walkways, irrigation, landscaping, drainage, and recreation facilities. Structural components of any building or structure, foundations and soils shall be inspected if the inspection otherwise required hereby would place a reasonable person on notice of any defect or need to maintain, repair or refurbish such item. The Board of Directors may inspect the interior of any Unit if required to do so in order to fulfill its obligations pursuant to this Article. The purpose of the inspection shall be to determine the condition of the Community including, but not limited to, the state and adequacy of maintenance, the need for· additional maintenance, and the need for any refurbishment, replacement or repair. The Board of Directors may employ such experts and consultants as are deemed necessary to perform the inspection set forth in this Article and to report and recommend to the Board of Directors any correction or remedial action necessary. The Board of Directors shall prepare an annual report of the inspection of the Community required by this Article. The report shall be furnished to Owners within the time set forth for furnishing Owners with the Association Budget. The report shall include at least the following:


        (A) A description of the condition of the Community, including matters inspected, and the status of maintenance, repair and need for replacements of all such matters;

        (B) A description of all maintenance repair and replacement planned for the ensuing fiscal year and included in the Association Budget;

        (C) If any maintenance, repair or replacement is to be deferred, the reason for such deferral;

        (D) A summary of all reports of inspections performed by any expert or consultant employed by the Board of Directors to perform inspections;

        (E) A report of compliance with the maintenance, replacement and repair needs set forth in the report for the immediately preceding years; and

               (F) Such other matters, as the Board of Directors deems appropriate.

 
We have performed hundreds of Annual Duty Inspections. If you have any questions feel free to contact us any time…