Property currently covered under a construction warranty may need to be evaluated for items that may still be covered by the warranty. 

We can provide a warranty assessment to try to uncover any potential structural and mechanical defects prior to the Condominium Association releasing the developer and builder of future liability.

We conduct a site visit with a Professional Architect, Mechanical, Electrical and Structural Engineer to make visual observations of the building.  We take thermal images of selected exterior and interior areas to look for unforeseen deficiencies.

This report is based on site visits, in which our team performs a visual, non-intrusive and non destructive evaluation of various external and internal building components. These systems included the roof, foundations, structural frame, building envelope, heating, electrical, and plumbing.  This Warranty Assessment is not a building code, safety, regulatory or environmental compliance inspection. 

We make observations of the interior spaces to determine the general character and condition. During the site visit we interview the available site personnel and/or property managers to add or confirm information provided or observed.  Photographs are taken to provide a record of general conditions of the facility, as well as the specific deficiencies observed.

We will conduct a document review to include the materials received to date which include:

1. Copy of the limited warranty from the contractor.
2. Construction Drawings.
3. Internal/External Punch lists.
4. Written communication such as letters emails memos between condo board and developer.

We can also develop a Condition Assessment and Reserve Fund Plan for future property expenditures to allow for future maintenance and repairs that will be required and need to be included in the Capital Reserve Analysis.

Our services include the following in an ala carte fashion:

1. Structural Assessment.
2. Architectural Assessment.
3. Mechanical and Electrical Assessment.
4. Thermal Image Scanning of the Building to identify heat loss and potential moisture infiltration.

The Structural Assessment includes a review of the design load criteria specified on the design documents relative to the relevant building code requirements for the project.

We review the storm water management, site drainage, pavements, sidewalks, and landscaping within the property limits and provide comment where appropriate.

Mechanical and/or Electrical Engineer’s Scope of Work for Condominium Construction Warranty Analysis

Provide professional mechanical and/or electrical engineering services for the preparation of a Due Diligence Report regarding the mechanical and/or electrical systems serving the existing Condominium building.

Scope shall be as follows:

• Perform on-site survey of the facility. This work will include a visual inspection of the mechanical and/or electrical systems serving the facility. The survey will include a general review of the mechanical and/or electrical systems serving the condo units and a more detailed, representative survey of no more than 10% of the condo units. We anticipate that owner’s representatives will be available to assist in understanding how the systems are operated.  We make visual observations of the structural fire protection, fire suppression systems, fire detection and alarm systems.  The main MEP focus will be the HVAC system, plumbing, power distribution and lighting.
• Prepare a report indicating our findings.

Assumptions and Exclusions:

1. We do not prepare calculations to verify system capacities.
2. Survey of more than 10% of the condo units is excluded.
3. Preparation of life cycle or construction cost estimates is excluded.
4. Our services are offered based on the understanding that the original MEP contract documents will be available for our use.

Architects Scope of Work for Condominium Construction Warranty Analysis

We provide a professional architectural on site review as well as a due diligence Report regarding architectural items and finishes for the existing Condominium building.

The scope of the work is as follows:

1. Perform on-site survey of the facility. Visual survey is limited to items that are readily visible from the ground (or floor). This work will include the visual inspection of architectural items in the common areas of the building and a more detailed survey of not more than 10% of the condo units. We anticipate that the Owner's representative will be available to provide ready access to all areas of the building and answer questions.
   
   Architectural Assessment shall include the review of the exterior siding and finishes as well as typical details for drainage design, flashing, and the condition and placement of expansion joints in visually readily accessible areas of the building.  We shall provide comments where appropriate.  If thermal imaging reveals areas problematic to moisture penetration we will follow up with additional services to address these areas.
    
2. We will prepare a written report of our findings.

 
Assumptions and Exclusions:

1. Survey of no more than 10% of the condo units is excluded.
2. Preparation of life cycle or construction cost estimates is excluded.
3. This proposal is based on the assumption that the original contract documents will be available for our reference. Detailed review of the original construction documents is not part of this contract; the construction documents will be used as reference documents.  The available construction documents will be referred to but not dissected; an in-depth construction document review is beyond the scope of this work and is therefore excluded.

Thermal Image Scanning for Condominium Construction Warranty Analysis

We can provide Thermal Image Scanning services to and a report regarding the Thermal Imaging of architectural items and finishes for the existing Condominium building.

The scope of the work is as follows:

Two site visits to the subject property will be required.  The first trip to the property would include exterior scan of the building and all common areas.  At that time we would get into a representative number of the units and scan each of the units.  Client will provide a list of any areas that are of particular concern or known to have been a problem in the past.  The problem areas should be scanned on the first scan. 

The second trip to the property would best be performed at dusk.  When moisture is present building materials the materials become denser.  As the sun is off of the building the denser materials tend to retain heat which is clearly shown in thermal scans.  At this time we would also take a second scan of any areas of concern.  The two scans of the compared and any thermal anomalies would be noted as areas of concern. 

After compiling and reviewing all of our images we would generate a preliminary report.  This first report would include recommendations for any further evaluation needed. 

Further evaluation may involve more invasive or destructive analysis.  More invasive analysis would include removing suspended ceiling tiles, accessing and physically entering crawl spaces and attics, drilling holes and cutting access holes into areas that are not accessible.  A moisture meters and a see-snake camera and boar scopes are available if needed that can help limit the size of holes needed.

Additional testing may include air sampling and more extensive intrusive detection of moisture locations and an in depth analysis of those locations where the waterproofing has potentially failed and/or tracing the source of the moisture and water infiltration if the source is from a mechanical or plumbing installation.

If further evaluation is needed it shall be provided, if further evaluation is not required the preliminary report will be incorporated into the final report.