Home/Commercial PCA (ASTM E2018)

Commercial Property Condition Assessment
ASTM E2018-24

For South Florida commercial real estate buyers, SBA 7(a)/504 lenders, and 1031 exchange intermediaries. Industry-standard PCA reports covering site, structure, envelope, MEP, life-safety, and ADA.

Request a PCA quote Call (786) 839-1644
The ASTM E2018-24 standard

The industry standard
for commercial diligence.

ASTM E2018-24 is the American Society for Testing and Materials standard for commercial real estate Property Condition Assessment. It's what SBA preferred lenders, commercial mortgage lenders, 1031 exchange intermediaries, and serious commercial buyers expect to see for due diligence. The standard defines exactly what's covered, how it's documented, and what disclosures the report must include, eliminating the ambiguity that "I had it inspected" carries on a $2M commercial purchase.

A compliant E2018-24 PCA report includes a scope-of-work narrative, walk-through observations of every major system, immediate-repair cost estimates, a forward replacement reserve schedule (typically a 12-year forecast), photographic evidence throughout, environmental and ADA disclosures, and qualifications/limitations transparent to the lender or buyer. We deliver each of these elements as the standard requires, not a residential template repurposed for commercial scope.

PCA scope

What's in
the report.

Every PCA we deliver follows ASTM E2018-24 scope. Each system below gets its own narrative section, observation log, photographic record, and cost estimate where remediation or replacement is recommended.

1. Site improvements

Pavement, striping, curbs, landscaping, signage, exterior lighting, drainage and stormwater management, parking lot ADA compliance.

2. Structural frame

Foundation, columns, beams, slabs, structural envelope, evidence of settlement or distress. P.E. referral for findings requiring stamped review.

3. Building envelope

Exterior walls, windows, doors, sealants, joints. Water infiltration evidence. Impact-rating documentation where present.

4. Roofing

Roof type, condition, age, remaining useful life. Flashing, parapets, penetrations, drains, gutters. Recommendations for repair vs. replacement timing.

5. Plumbing

Water service, distribution, fixtures, sanitary drainage, storm drainage, water heating. Compliance with Florida plumbing code.

6. HVAC

Equipment type, capacity, age, condition, expected service life. Ductwork condition. Control systems and energy efficiency notes.

7. Electrical

Service capacity, panels, distribution, branch circuits, interior + exterior lighting, life-safety integration.

8. Vertical transportation

Elevators, lifts, escalators where present. Condition, code-compliance notes, certification status.

9. Fire / life safety

Fire alarm, sprinkler systems, extinguishers, emergency lighting, exit signage. Compliance with Florida Fire Prevention Code.

10. Interior finishes

Floors, walls, ceilings, doors, partitions. Tenant space condition where applicable. Move-in / move-out cost estimates.

11. ADA compliance

Public accommodation accessibility per ADAAG. Parking, entrances, common areas, restrooms. Compliance gaps identified.

12. Environmental disclosure

Visible environmental concerns (asbestos-suspect materials, lead paint, mold). Phase I ESA referral when warranted.

Who orders a PCA

SBA buyers · 1031 buyers ·
institutional investors.

SBA 7(a) / 504

Small business owner-occupied purchase

Owner-operator buying their first commercial building (retail, office, light industrial). SBA preferred lender requires E2018 PCA as standard collateral documentation.

  • ✓ Engineer review is available when your lender requires it
  • ✓ Replacement reserve forecast included
  • ✓ ADA gap analysis
  • ✓ Direct coordination with lender
1031 Exchange

Tax-deferred reinvestment

Investor exiting one investment property and identifying a replacement within the IRS 45-day identification window. Tight diligence timeline; PCA documents the replacement property condition for the qualified intermediary.

  • ✓ Rush 3-business-day delivery available
  • ✓ QI coordination
  • ✓ Photographic record of all systems
  • ✓ Forward 12-year reserve forecast

We also work directly with commercial mortgage lenders, private investors acquiring multi-family 5+ units, 1031 intermediaries, commercial real estate attorneys, and franchise corporate real estate teams. If you're acquiring South Florida commercial property and need an E2018-compliant report at a cost that doesn't kill the deal, we're the right firm.

Pricing

Commercial Property Condition Assessments.

Every commercial assessment follows ASTM E2018 and includes an opinion-of-cost table for repairs. The ranges below are a guide. Jorge reviews your building and sends a written scope and fixed fee before anything is scheduled.

Building size
Typical range
On-site time
Report
Under 4,999 sq ft
$1,500 to $2,499
Half to 1 day
3 to 5 days
5,000 to 9,999 sq ft
$2,500 to $3,499
1 day
3 to 5 days
10,000 to 24,999 sq ft
$3,500 to $9,999
1 to 2 days
5 to 7 days
25,000 to 49,999 sq ft
$10,000 to $14,999
2 days
5 to 7 days
50,000+ sq ftAlso multiple buildings or complex systems
Scoped individuallyWritten scope and fixed fee within one business day
By scope
By scope

These ranges are a guide, not a quote. Ranges reflect a single building in average condition.

What moves your price within a range

  • Property type. Open warehouse sits at the low end. Medical, restaurant, and multi-tenant retail sit at the high end.
  • Building age, especially before 1980.
  • Number of tenant spaces, HVAC units, and roof access.
  • Rush turnaround inside your due diligence period.

Quoted separately

  • Engineer review, when your lender requires it.
  • Phase I environmental, sewer scope, thermal roof scan, and elevator.
  • Travel beyond 60 miles of our West Kendall office and all of the Florida Keys.

No two commercial buildings price the same.

Send us the address, square footage, and your due diligence deadline and you will have a firm number in 24 hours.

Get my fixed quote Call Jorge
FAQ

Commercial PCA questions.

ASTM E2018-24 is the industry standard for commercial real estate due-diligence inspections. It's a written assessment of a commercial building's physical condition, covering site, structural, building envelope, roofing, plumbing, HVAC, electrical, vertical transportation, fire/life safety, interior finishes, and ADA compliance. The PCA report identifies immediate repair costs, near-term capital needs (typically 1-12 years), and provides the data buyers, lenders, and 1031 intermediaries need for transaction decisions.
Our PCA reports follow ASTM E2018-24. We've worked with multiple South Florida SBA-preferred lenders, and every report includes a scope of work narrative, immediate repair cost estimates, replacement reserve forecasts, and photographic evidence throughout. Engineer review is available when your lender requires it.
Most commercial assessments fall between $1,500 and $14,999, depending on size. Under 4,999 sq ft is typically $1,500 to $2,499. 5,000 to 9,999 sq ft is $2,500 to $3,499. 10,000 to 24,999 sq ft is $3,500 to $9,999. 25,000 to 49,999 sq ft is $10,000 to $14,999. Buildings of 50,000 sq ft and up, multiple buildings, and complex systems are scoped individually. You receive a written scope and fixed fee before anything is scheduled.
Site visit: typically 1-3 days depending on building size and complexity. Report delivery: 5-7 business days from completion of site visit. For 1031 exchange deadlines or tight closing schedules, we can accommodate rush delivery (3 business days) for an additional fee. Order-to-report is typically 7-14 days end-to-end.
Single-tenant and multi-tenant office, retail strip centers, warehouse / distribution, light industrial, multi-family 5+ units (apartment complexes), mixed-use, and small institutional. We do not cover specialty assets requiring P.E. structural review (hospitals, high-rise office, industrial process plants). Those require a multi-disciplinary engineering team, and we can refer to appropriate engineering firms when needed.
Commercial diligence

Request a PCA quote.

15-minute scope-of-work call. Quote within 24 hours. Site visit within 7 days.

Request a quote Call (786) 839-1644