Building Condition Assessment (BCA / PCA)
A building condition assessment (BCA), also called a property condition assessment (PCA), is an engineering review of an existing building that tells a buyer, lender or owner what condition the building is in, what needs to be repaired now and what will need to be replaced over the next ten years. CMG Engineering Services Corporation has carried out building condition assessments since 1988 for commercial, industrial and multi-family property in British Columbia, Alberta and Ontario.
When you need a building condition assessment
- Buying a commercial property - to find structural deficiencies and costly defects before closing.
- Financing or refinancing - most lenders require a third-party condition report on commercial property.
- Capital planning - owners and property managers use the report to budget for roofs, mechanical equipment and other major items.
- Selling - a recent report answers buyer and lender questions early and supports the asking price.
What the assessment covers
We follow the ASTM E2018-24 standard, the current edition of the standard guide for property condition assessments. An engineer walks the property and reviews every major building system:
- Site work - paving, parking, drainage, landscaping and site lighting
- Structure - foundations, framing, floors and visible structural elements
- Building envelope - exterior walls, cladding, windows, doors and sealants
- Roofing - roof membranes, flashings, drainage and penetrations
- Mechanical, plumbing and HVAC equipment
- Electrical service, distribution and lighting
- Vertical transportation, fire protection and life-safety systems
- Interior finishes in common and representative areas
The report lists immediate repairs, then sets out a 10-year capital expenditure table with the estimated cost and timing of each item over the capital threshold. Photographs support each finding.
Facility Condition Index and UNIFORMAT II
On request we add a Facility Condition Index (FCI), the ratio of required capital repairs to the replacement cost of the building. The FCI shows whether a building is worth reinvesting in or is approaching the end of its economic life. Some institutional and portfolio clients also need the findings organised under the UNIFORMAT II classification so they can load them into their own asset-management software; we can provide the report in that format.
What a BCA does not include
A standard BCA is a visual, non-destructive survey. Where we see a problem that needs a closer look - for example a roof that needs a thermal scan or a wall that needs to be opened to check for moisture - we recommend a targeted follow-up investigation and quote it separately. Environmental contamination is covered by a Phase I ESA, which we can complete during the same site visit.
Cost and turnaround
A building condition assessment typically starts at about $3,000 + GST, and a BCA with a Facility Condition Index starts at about $3,800 + GST. The final fee depends on the size, age and complexity of the property. We carry the professional liability insurance lenders require, and reports are stamped by a registered professional engineer.
To get an estimate, contact CMG with the property address, the property type and your timeline. We normally reply within one business day.
Frequently asked questions
What is the difference between a BCA and a PCA?
Nothing in practice. Building condition assessment and property condition assessment describe the same engineering report; lenders and standards use one term or the other.
Is a building condition assessment the same as a home inspection?
No. A BCA is an engineering due-diligence report on commercial, industrial or multi-family property, prepared to ASTM E2018-24, with a 10-year capital cost forecast for a buyer, owner or lender.
Do you do the BCA and Phase I ESA together?
Yes. Our engineering and environmental team can complete both during one site visit, which saves time on a purchase or financing deadline.