Property Condition Assessment

Daniel C. Smith PE Consulting Engineers performs Property Condition Assessments (PCA) for an assortment of clients. PCA's have been performed for REIT buyers of apartments, condos and town house complexes. We have developed maintenance plans and capital reserve studies for Condo and Townhouse Associations.

Daniel C. Smith PE Consulting Engineers has several unique resources for performing PCAs, Maintenance Plans, and Capital Reserve Studies. DCSPE designs apartments, condos and townhouses which provides us with a complete building structure and building envelope knowledge. DCSPE's forensic experience of construction defects provides us with knowledge of previous design errors and construction defects. Typically we can re-direct maintenance efforts and spend money up front to eliminate future problems, thereby driving down future monthly fees.

In addition, DCSPE, utilizes thermal imaging equipment to search for water leaks. DCSPE has certified personnel for performing industry standard Indoor Air Quality air sampling to test for mold. We also have a wireless controlled low profile robot with lights and camera for investigating crawl spaces and beneath elevated industrial equipment.

Daniel C. Smith PE Consulting Engineers utilize ASTM E2018-10 standards, and evaluate structural members, components, foundations and roofs, as well as evaluation of passive ventilation system, ADA compliance, Building Code compliance, storm water drainage, roof structure (ventilation, roof decking, structure, wind damage, chimneys).

In addition, we perform structural and drainage assessments for current property owners and managers. Design economical structural repairs and drainage solutions for the property managers. Provide third party follow up to ensure repairs were performed per the design

Property Managers

• Utilize ASTM E2018-1 standards, and evaluate structural members, components, foundations and roofs, as well as evaluation of passive ventilation system, ADA compliance, Building Code compliance, storm water drainage, roof structure (ventilation, roof decking, structure, wind damage, chimneys).
• Perform structural and Indoor Air Quality assessments of properties for buyers to determine the overall condition of the property. Develop Capital Reserve projections on building and landscaping maintenance costs.
• Perform structural and drainage assessments for current property owners and managers. Design economical structural repairs and drainage solutions for the property managers. Provide third party follow up to ensure repairs were performed per the design. Typically we can re-direct maintenance efforts and spend money up front to eliminate future problems, thereby driving down monthly fees.
• Resources: Thermal Imaging camera to solve leaks, to review electrical boxes for overheating and fire. Calibrated air sampling equipment. Testing lab that read 100% of sample (vice 50%). “Shorty” a wireless robot with lights and camera for difficult to access crawl spaces.

Daycares and Churches

• Have a foul odor that you can’t identify? It may or may not be mold.
• Mold requires a water source, stagnate air and organic materials (wood, drywall) to grow on
• Water can come from roof leaks, water ponding or plumbing leaks
• You can help yourself by checking for plumbing leaks. Turn off all faucets and don’t use the toilet, Check the water meter, wait about an hour (or overnight) and check the water meter again. If the meter has changed, then you have a leak. Get a plumber out immediately.
• We can find roof water leaks with our Thermal Imaging Camera. We can evaluate the drainage around you building to determine if the water source is coming from the surrounding area.
• We can design water drainage systems to remove the water from underneath the building.
• After all of the leaks are repaired, we can take air samples to determine if the mold spore counts have been reduced to normal local levels. This air testing will give your patrons an assurance that the problem has been completely resolved.
• Some HVAC systems are turned off for days at a time when the facility may not be in use. In some cases this can allow mold to flourish with no moving air. Our experts can evaluate the HVAC system for possible problems. After the problems are repaired we can then take the air samples to ensure the work was performed properly.