Property Condition Assessments (PCA)

Supporting Informed Acquisition and Due Diligence Decisions

A Property Condition Assessment (PCA) provides a structured, third-party overview of a commercial property’s observed condition to support acquisition, leasing, refinancing, or investment decisions.

At Okanagan Commercial Inspections, PCAs are completed using a non-invasive, visual assessment approach and are aligned with ASTM E2018-15, where applicable. Our focus is on identifying observed deficiencies, understanding near-term repair exposure, and providing planning-level insight that supports risk evaluation and negotiation.

What Is a Property Condition Assessment?

A Property Condition Assessment is a standardized review of a commercial building’s major systems and components, typically completed as part of transactional due diligence.

PCAs are commonly used by:

Commercial real estate investors
Lenders and financing partners
Asset and portfolio managers
Buyers and tenants evaluating risk prior to commitment

While similar in format to a Building Condition Assessment (BCA), a PCA is generally transaction-focused, emphasizing current condition, deferred maintenance, and anticipated capital items over a defined near- to mid-term horizon.

Scope of a Property Condition Assessment

Each PCA includes a visual review of accessible systems and components at the time of the site visit, typically including:

Building Envelope

Roofing systems
Exterior walls and cladding
Doors and windows
Exterior elements

Structure

Foundations and slabs
Framing systems
Visible settlement or deterioration

Interior Components

Floors, walls, and ceilings
Common-area finishes
Non-load-bearing elements

Mechanical, Electrical & Plumbing

Heating, ventilation, and air conditioning (HVAC)
Electrical service and panels
Lighting systems
Plumbing and drainage

Life Safety & General Use Considerations

Fire alarm and suppression components (as observed)
Emergency lighting and egress features
General accessibility considerations

Site Features

Parking areas
Grading and drainage
Walkways and curbing

Capital Planning & Repair Considerations

PCA reports typically include identification of:

Immediate and short-term repair items (generally 0–2 years)
Anticipated capital items over a longer planning horizon (commonly 3–10+ years)

Cost opinions are provided at a planning-level only, intended to support budgeting, negotiation, and risk awareness rather than detailed construction estimating.

Reporting & Deliverables

Reports are structured to support capital planning and prioritization, helping clients understand not only current conditions, but also how those conditions may evolve over time.

Each Building Condition Assessment report includes:

System-by-system observations

Identification of observed deficiencies

Planning-level repair or replacement considerations

Order-of-magnitude cost ranges

Photo documentation and clear narrative summaries

Who PCAs Are Designed For

Investors & Buyers

Understanding condition and deferred maintenance risk prior to acquisition

Lenders & Financial Institutions

Supporting underwriting and financing decisions

Asset & Portfolio Managers

Establishing baseline condition across one or multiple properties

Real Estate Advisors

Supporting due diligence and negotiation strategies

Serving the Okanagan & Beyond

Based in Kelowna, BC, we provide Property Condition Assessments throughout the Okanagan Valley and undertake larger or portfolio-scale PCA projects across British Columbia by request.

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Request a Property Condition Assessment Today

Before you sign, invest, or budget, get the facts. Our property condition assessments PCA are designed to help you reduce risk, support negotiations, and make decisions with confidence.