Property Condition Assessments in Chicago

What Is a Property Condition Assessment?

A Property Condition Assessment, or PCA, evaluates a commercial property's physical condition to help buyers, investors and owners understand major systems, observed deficiencies and questions requiring further investigation. It supports decisions about acquisition, repairs and maintenance. It does not determine whether the investment is financially sound.

Dunsing provides commercial building inspections and Property Condition Assessments throughout Chicago and the surrounding suburbs. The written proposal establishes what will be inspected, what records will be reviewed and what the report will include.

Is a PCA the Same as a Commercial Building Inspection?

The terms are often used interchangeably, but a label alone does not establish the scope. One assignment may focus on accessible physical conditions; another may include additional research, interviews and opinions of costs. Compare proposals by their actual services and deliverables.

A buyer purchasing a small storefront may have different requirements from a lender financing a large apartment property. Tell us who will rely on the report, the intended use and the due-diligence deadline before selecting the scope.

What Does Dunsing Evaluate?

Depending on the agreed scope and available access, commercial inspections may address:

• Structure, foundations and accessible framing.
• Roofing, drainage, flashing and visible roof conditions.
• Exterior walls, windows and other building-envelope components.
• Electrical, plumbing, heating, cooling and mechanical equipment.
• Interior areas and accessible common spaces.
• Grading, paving, parking areas and site drainage.

Property use, equipment quantity, occupancy and access affect the assessment. For multifamily buildings, confirm the units and common areas included. For occupied commercial space, arrange access to tenant areas and equipment rooms in advance.

When Does ASTM E2018 Matter?

ASTM E2018-24 provides a framework for a baseline PCA, including site observations and supporting review and research. A transaction may call for this framework when a lender, investor or other intended user specifies it. Confirm their requirements before ordering.

Dunsing offers both tailored commercial inspections and Property Condition Assessments performed in general accordance with ASTM E2018-24. The ASTM assessment is a separate engagement with additional research, document review, interviews and opinions of costs for identified physical deficiencies. Provide lender or investor requirements before requesting a proposal so the scope, intended users and deliverables can be confirmed.

What Will the Report Tell You?

The report documents the systems and conditions evaluated, significant observations, access limitations and recommended next steps. Photographs help locate and explain findings. Some items may need contractor proposals or further specialist investigation before a buyer can make a repair decision.

Our sample commercial inspection report shows how we document a medical-office building, including heating safety concerns, roof observations and parking-area drainage. It illustrates that project's standard commercial inspection scope. Dunsing also provides ASTM E2018-24 assessments, but an ASTM sample report is not currently available on this site. The linked sample does not include repair-cost estimates or demonstrate the additional ASTM research and reporting deliverables.

What the Sample Report Actually Includes and Excludes

The April 2024 medical-building report describes an inspection of system function, operation and condition under Illinois Standards of Practice. It documents roofing, grounds, exterior, structure, electrical, heating, cooling, plumbing and interior areas, with photographs, prioritized observations and specialist recommendations. Access and weather limited some evaluations: cooling equipment was not operated because of cold conditions, ceiling-tile inspection used sampling, and a sewer survey was recommended separately.

That report explicitly excludes repair-cost estimates, code and ADA compliance inspections, a Phase I environmental assessment, FOIA research and permit checks. It also states that the inspection is not a warranty or guarantee. Budget-for-replacement observations identify aging equipment; they do not supply replacement prices or certify remaining service life. This sample defines that historical engagement, rather than every service Dunsing may offer today. Confirm the current written scope for your property.

What Should Be Discussed as Additional Scope?

A PCA should not be assumed to include every technical investigation. Environmental site assessments, destructive testing, concealed-condition investigations, detailed structural analysis, complete code or ADA compliance reviews and specialized system testing require explicit consideration in the proposal.

Buried sewer piping is another example. A sewer scope inspection can provide additional information about accessible portions of the sewer lateral. Our catch-basin guide explains useful questions about shared connections and maintenance responsibility.

What Affects the Fee and Timing?

Building size, age, use, system complexity, travel, unit or equipment sampling, research requirements, specialist involvement and report deliverables all affect the proposal. Inspection access and the availability of records also affect scheduling. A generic price based only on square footage may miss important scope requirements.

What Should You Send Before Requesting a Proposal?

• Property address, building type and approximate square footage.
• Number of buildings and units, occupancy and available access.
• Purchase or ownership purpose and due-diligence deadline.
• Lender requirements, required assessment standard and intended report users.
• Known defects, previous reports, maintenance records and major repair history.
• Any requested cost opinions, specialist evaluations or additional testing.

We serve commercial clients across Chicago, the North Shore and surrounding suburbs. The right assessment starts with a clear scope matched to the property and the decision you need to make.