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Property Condition Assessment (PCA)

Criterium-McWilliam Engineers 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.

The state of Nevada regulates who can perform Property Condition Assessments for commercial properties. Criterium-McWilliam Engineers, LLC, is licensed and certified to inspect all types and sizes of commercial properties in Nevada. The state of Nevada requires an inspector to hold, at a minimum, a General Inspector of Structures certificate in order to inspect a commercial building larger than 10,000 square feet. David Taylor is a certified Master Inspector of Structures, the highest level attainable in the state of Nevada. This in addition to our staff being licensed Professional Engineers, assures that Criterium-McWilliam Engineers, LLC, meets or exceeds all Nevada and bank requirements for performing Property Condition Assessments (inspections) of commercial properties. Criterium-McWilliam Engineers, LLC is one of the few companies in Nevada that meets both of these requirements.

Among the properties we have inspected, are the World Market Center Complex, the Bank of America building, and many apartment complexes.

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

Review a Sample PCA Report

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. Capital reserve requirements are included in our report. ASTM Phase I Environmental Site Assessments can be performed as part of the due diligence process upon request. In our standard report, we evaluate the following:


  • 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


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


  • 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


  • 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