What Are PCAs in Environmental Due Diligence?
A Property Condition Assessment (PCA) is an evaluation of a property’s physical condition and components. It examines the building’s structures, systems, and site conditions to help buyers, investors, and lenders understand potential repair needs and associated costs.
While PCAs primarily focus on the property’s physical condition, they also flag issues that can have significant financial or compliance implications. For example, PCAs often identify hazardous building materials and structural concerns such as asbestos-containing materials (ACM), lead-based paint (LBP), “Chinese” drywall, Zinsco electrical panels, aging ABS plumbing, seismic vulnerabilities (especially in earthquake-prone zones), sagging foundations, evidence of deep water intrusion, or leaking/obsolete PCB-containing equipment (e.g., electrical transformers, hydraulic car lifts, or elevator systems).
Because these findings can require permits and qualified contractors to correct, replace, or remove, they often become key considerations during purchase negotiations. In some cases, significant issues could also trigger more detailed investigations, such as Phase I or Phase II Environmental Site Assessments (ESAs).
A PCA typically evaluates key areas, including:
- Building site: Grading, drainage, pavement, and overall site conditions
- Building structure: Foundation, walls, roof, and windows
- Mechanical systems: HVAC, plumbing, and electrical
- Safety systems: Fire suppression systems, alarms, and emergency equipment
- Interior: Walls, floors, ceilings, and finishes
Additionally, most PCAs include a surface-level ADA accessibility review for properties that must comply with public accommodation standards (such as retail, hospitality, or commercial facilities). This typically covers elements like the number and location of ADA parking spaces, accessible routes to the main entrance, doorway widths, restroom accessibility, and other key compliance points.
The results are compiled into a detailed report that includes observations, photographs, recommendations, and estimated repair costs.
Benefits of a PCA
A Property Condition Assessment can help:
- Identify potential risks early
- Support price negotiations and contract terms
- Assist in future expense planning
- Ensure compliance with applicable regulations
Common Issues Uncovered by a PCA
Some problems that may be revealed during a PCA include:
- Presence of hazardous materials such as asbestos, lead-based paint, or mold
- Malfunctioning HVAC, plumbing, or electrical systems
- Structural issues like leaking roofs, damaged siding, or foundation problems
- Building code violations or outdated fire safety systems
At a recent Property Condition Assessment in Dudley, MA, McAlister GeoScience identified several repair and maintenance priorities including roof replacement, asphalt repair, and remediation of wall and water intrusion issues. The team also recommended addressing ADA signage, removing inoperable HVAC units, and implementing a Moisture Minimization Plan for mold-impacted materials. These findings allowed McAlister GeoScience to deliver clear, actionable next steps and detailed Replacement Reserve Summaries to support long-term property planning.
The Bottom Line
A PCA is a valuable tool for making informed real estate decisions. By identifying physical and potential environmental risks before purchase, it provides greater peace of mind and helps protect your investment.
Need a Property Condition Assessment completed? Our team follows ASTM E2018 standards to deliver clear, actionable reports so you can make confident real estate decisions. Reach out to us today to get started.
Sources
ASTM International. (2024). ASTM E2018 standard guide for property condition assessments: Baseline property condition assessment process. ASTM International. https://www.astm.org/e2018-24.html
PM Environmental. (2023). PCA vs. FCA: Understanding the differences. PM Environmental. https://www.pmenv.com/articles/pca-vs-fca-understanding-the-differences