Property Condition Assessments

Over the past 20 years, McClain Consulting has routinely performed Property Condition Assessments (PCAs) for investors, owners, and lenders of commercial facilities throughout the U.S. We offer a variety of customized scopes of work by experienced experts depending on the needs of the individual client on any specific project. Whether we are asked to assemble an experienced team of specialists (such as structural, roofing/waterproofing, mechanical, vertical transportation, and fire protection engineers) to perform a detailed investigation of a high-rise office complex or to perform a streamlined survey designed to meet the industry-standard ASTM E2018 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process at a single convenience store, we listen to what each client needs and provide our services accordingly.

Multi-Site Portfolio Assessments

McClain Consulting brings extensive experience in evaluating portfolios of multiple properties simultaneously throughout the U.S. With a dedicated team of specialists accustomed to the accelerated time frames typical of portfolios, we conduct detailed assessments of each property, meticulously identifying deficiencies, prioritizing building and site issues, and establishing comprehensive maintenance and replacement budgets. Our customized assessment reports can be provided in various formats to provide clients with rapid insights into the condition of each asset enabling them to strategically manage their multi-site investments and make informed decisions to maximize portfolio value and long-term sustainability. With a track record of never missing a portfolio deadline, we have been able to exceed the expectations of our clients on every portfolio since our founding.

Structural | Seismic Risk Assessments

McClain Consulting provides building structural system evaluations throughout the U.S., and when a given commercial real estate property is located within a seismically active area, we conduct a Seismic Risk Assessment (SRA) to identify the potential for property damage due to seismic activity. The SRA typically involves field observations, a review of available documentation, and the interpretation of statistical calculations in order to establish a general level of seismic hazard and earthquake damage potential at the property. Depending upon the individual owner, investor, or lender client, the assessment can follow several industry scopes of work but is typically performed in conformance with ASTM E2026 Standard Guide for Seismic Risk Assessment of Buildings and ASTM E2557 Standard Practice for Probable Maximum Loss (PML) Evaluations for Earthquake Due-Diligence Assessments.

Mechanical | Electrical | Plumbing Assessments

McClain Consulting provides detailed assessments of the mechanical/HVAC, electrical, and plumbing (MEP) systems at facilities throughout the U.S. Our MEP condition assessments typically consist of an experienced engineer performing an evaluation of the visually accessible system components to assess the general condition of the systems and components and to identify recommended repairs/replacements and suggested upgrades. The work includes a walk-through survey of the facility to observe the age and operating condition of the building systems and equipment, a review of the available drawings and documentation for design criteria and pertinent information typically not observable on site, and an interview with personnel with knowledge of the facility regarding current conditions, past and current repair/replacement budgets, and/or repair/replacement activities.

Building Envelope Assessment

McClain Consulting provides building envelope assessments consisting of detailed evaluations of exterior facade and roofing systems by experienced specialists. These building envelope assessments are designed to identify potential performance and maintenance issues in exterior building components such as cladding, roofing, flashing, windows and doors, and balcony and terrace areas. These assessments can vary greatly in scope from a limited visual non-intrusive evaluation to thorough destructive testing in which localized openings are made in the building envelope to conclusively determine the cause of visible issues or to design the specification of a repair approach. Utilizing advanced techniques and industry expertise, these assessments provide clients with actionable recommendations to enhance building durability, energy efficiency, and occupant comfort.

Accessibility | ADA|FHAA Assessment

McClain Consulting Services performs accessibility compliance surveys to evaluate for compliance with Title III, Public Accommodations, of the Americans with Disabilities Act (ADA) at commercial properties and/or the Federal Fair Housing Act (FHA) at residential properties. The depth of the work scope for the accessibility review will vary from screening to compliance survey, depending upon the needs of the client and type of facility and typically is based on the 2010 ADA Standard for Accessible Design and ANSI A117.1 Standard for Accessible and Usable Buildings and Facilities (ANSI A117.1). Consisting of a nonintrusive visual walk-thru survey of readily accessible components and conspicuous issues related to accessibility guidelines, the goal of our compliance review is to identify areas of non-compliance and to provide a guide for making the facility more usable for people with disabilities.

Fire Life Safety Assessment

McClain Consulting routinely performs assessments focused on the fire protection and life safety systems and characteristics of properties throughout the U.S. The assessment typically includes the review of the fire protection and life safety record drawings and maintenance records in addition to an on-site visual inspection of the existing fire protection systems, fire detection and alarm systems, emergency power and lighting, egress provisions, and building construction features for both common areas and tenant/resident spaces.  These code consulting services are designed to highlight property features that are not in compliance with applicable life safety codes, and the assessments result in a report that summarizes the fire protection and life safety conditions of the property with identified deficiencies noted with budgetary estimates for recommended repairs and improvements.

Specialty Assessment

The McClain Consulting team provides customized specialist assessments for property owners, investors, and lenders throughout the U.S.  These services typically involve a detailed evaluation and analysis of a single component or system at a property, frequently as a follow-up to an overall property condition assessment.  Individual components and issues, such as retaining walls, septic systems, parking garages, roof membranes, acoustical issues, structural distress, and groundwater seepage, are investigated by architects, engineers, and qualified specialists equipped with state-of-the-art technologies and testing methods. Typically involving a review of available documentation, interviews with personnel familiar with the history and specific issues of the property components, and on-site testing and analysis, our work culminates in a written report detailing the issues, causes, and proposed solutions to the specific deficiency evaluated. 

Vacant Space Assessment

McClain Consulting has performed hundreds of Vacant Space Assessments (VSAs) at commercial retail and office buildings throughout the U.S. While each assessment is customized to the needs of the specific client, the purpose of the standard VSA is to observe the general physical condition and maintenance status of the current and potential future vacant suites at a property to provide detailed information about the suites to prospective lessees. The scope of work typically includes a physical review of the suite to identify the characteristics and condition of the space and the associated building components, document existing conditions and features, conduct in-field measurements, and production of preliminary as-built floor plans. The VSA report presents information on the condition of the interior finishes, storefront and exterior components, mechanical and life safety components, and accessibility features.

Expert Testimony

With four decades in the field of building evaluation, facility deficiency analysis, and participation in the development of various property condition industry standards, Chuck McClain, AIA, provides expert testimony for litigation throughout the U.S. An expert in the process, methodology, and standards of property condition, architectural, and engineering assessments, Mr. McClain has worked with legal teams on a variety of building condition, facility evaluation, and tenant/landlord lease responsibility issues. Having published one of the first books devoted to the subject of evaluating building systems in 1991, Mr. McClain has authored four books on the subject of property assessments. His professional career has focused on developing, performing, and reviewing engineering and architectural condition surveys, and he has extensive experience with virtually every facility type.