Whether undergoing a real estate transaction or planning for long-term improvements and repairs to maximize a property’s service life, building owners are constantly faced with challenges in managing and maintaining their facilities. Employing our depth of technical knowledge and experience, Fuller offers Property Condition Assessment (PCA) services for building owners and managers. Initially, we conduct a visual survey, documenting the physical condition of the building enclosure systems and components and the surrounding site. After completing a visual assessment, we provide a property condition report noting future maintenance concerns with an emphasis on maximizing the service life of major building enclosure systems, the long-term durability of the building envelope, efficiency, indoor air quality, and overall occupant safety.
We often tailor the condition assessment to meet our clients’ specific needs, from a standard PCA (in accordance with ASTM E-2018) to a detailed forensic analysis with repair design recommendations. Complementing our assessment services, we also offer development-of-repair budgeting, life-cycle cost analysis, and forecasts for anticipated capital expenditure.
Grand Strand Condominium Complex
North Myrtle Beach, SC
- Intracoastal Waterfront
- 16 separate 3- and 4-story multifamily residential buildings
- 379 condominium units
- Wood framed construction
This existing community on the intracoastal waterway of the Grand Strand was constructed in three phases over the span of 11 years, beginning in 1996. The buildings consist of individual condominium units at each floor with covered porches, elevator and stair towers, and covered exterior walkways. The exterior envelopes of the buildings contain of a variety of claddings, including: EIFS, masonry veneer, vinyl and horizontal lap siding, aluminum and vinyl nail flange windows, and asphalt shingles.
Fuller Group was retained to perform an investigation of the existing conditions to determine sources of moisture infiltration and building material degradation. Professional services included an evaluation of the building envelope claddings, structural analysis of the crawlspace and floor truss structural systems, assessment of the walkway and porch waterproofing systems, and a general review of the roofing installation. During our investigation, we conducted visual surveys and destructive test cuts to assist in evaluating the as-built conditions of the buildings, determine sources of moisture intrusion, and assess damage to building components.
Following our condition assessment, we developed emergency repairs that were implemented by a contractor at several locations that exhibited severe deterioration of the wood-framed exterior walkways. We provided a comprehensive report summarizing our findings, and continue to work with the Homeowner’s Association.
Commercial Office Park
- 12 separate 2- and 3-story office buildings
- Pre-cast concrete and masonry claddings
- Aluminum storefront and curtain wall window systems
Originally constructed from 1974 through 1998, the project contains 12 buildings located at two separate office parks. The exterior claddings consist of various veneers including brick, CMU, and pre-cast panels, in combination with fixed aluminum storefront and curtain wall window systems. Fuller Group was retained to conduct a property condition assessment of the exterior cladding systems, with a specific focus on the existing condition of the window systems, sealants, and claddings at all 12 buildings. Our architecture professionals additionally performed observations on the building interiors for evidence of water intrusion.
At the conclusion of our condition assessment, Fuller provided a comprehensive report summarizing our findings and repair recommendations. Issues identified during the condition assessment included:
- Varying degrees of water staining along the interior of exterior walls, specifically around window openings and ceiling panels
- Severely degraded and disengaged gaskets at curtain wall glazing
- Inadequate sealing of window systems
- Deteriorated and deboned sealants within the claddings
- Cracking within concrete coatings and brick veneer
- Inadequate drainage of curtain wall and storefront window systems