ADVANTAGES OF PERFORMING THE PROPERTY CONDITION ASSESSMENT (PCA) AND FLOOR AREA MEASUREMENT (FAM) JOINTLY HUNT CONSULTING, INC. PRESENTS Hunt Consulting,

ADVANTAGES OF PERFORMING THE PROPERTY CONDITION

ASSESSMENT (PCA) AND FLOOR AREA MEASUREMENT (FAM)

JOINTLY

HUNT CONSULTING, INC. PRESENTS

Hunt Consulting, Inc.1114 Grindstone Ct.Union, KY 41091859-657-6677http://www.huntconsultinginc.com

WHAT IS FAM?• FLOOR AREA MEASUREMENT (FAM) IS THE DETERMINATION

OF THE RENTAL AREA WITH CONSIDERATION TO COMMON AREA, VERTICAL PENETRATIONS, STORAGE AREAS, AND BUILDING MAINTENANCE AREAS, AND HVAC AND UTILITY ENCLOSURES FOR THE FLOOR AND BUILDING.

2

HOW IS FAM DETERMINED?• TYPICALLY GROSS FLOOR AREA (GFA) IS AUTOCAD

GENERATED AND IS USUALLY BASED ON 1996 BOMA MEASUREMENT STANDARD (ANSI Z65.1-1996 FOR OFFICE BUILDINGS) OR THE BOMA STANDARD METHOD FOR MEASURING FLOOR AREA IN INDUSTRIAL BUILDINGS (NO ANSI DESIGNATION) WITH ANY DEVIATION FROM THE STANDARD STATED IN THE TENANT AGREEMENT.

• BOMA STANDARDS REQUIRES THAT ANY TWO MEASUREMENTS BE WITHIN 2%.

3

WHAT IS AN AS-BUILT FLOOR PLAN DRAWING?

• AN AS-BUILT FLOOR PLAN CAN BE A PRODUCT OF THE FAM PROCESS.

• AN AS-BUILT FLOOR PLAN DRAWING CAN BE AS SIMPLE AS A PERIMETER OUTLINE OF THE BUILDING AND/OR TENANT SPACE(S) OR;

• IT CAN INCLUDE A VARIETY OF INTERIOR COMPONENTS.• THE DEGREE OF INFORMATION DESIRED ON THE PLAN MUST

BE DETERMINED PRIOR TO THE SITE VISIT.

4

POTENTIAL FAM COMPONENTS

5

EXAMPLE AS-BUILT FLOOR PLAN DRAWING

FLOOR TOGRID CEILING

9'-91/4"


9'-9"

CO

UN

TE

R

COUNTER

CO

UN

TE

R

100-AMP 240-VOLTELECT. PANEL

ROOF DRAINPIPE

COLUMN

101'-2"

13'-212"

27'-5"

34'-612"

11'-512"

11'-11"10'-6"

11'-6"

4'-1012"

10'-3"

11'-1012"10'-6"

5'-11"8'3'-712"

7'-5" 9'-2" 7'-1012"

11'-512"

16'-912"

9'-11" 10'

11'-1"

19'-4"

6'-11"10'-21

2"

LEASE SPACE DATAGROSS RENTABLE AREA (CAD GENERATED): 2,810 SFUNFINISHED REAR STORAGE AREA (INCLUDED IN ABOVE): 208 SF

WALL LOCATION NOT VERIFIED

VACANTUNIT 12

7'-9"

HVAC ABOVEUNFINISHEDSTORAGE

AREA

28'-3"

NOTE:ANY COMMON AREAS ASSOCIATED WITH THE PROPERTY,IF PRESENT, HAVE NOT BEEN MEASURED OR INCLUDED INTHE GROSS RENTABLE AREA.

WINDOW (TYP.)

6

AS-BUILT DRAWING FEATURES


9'-91/4"


9'-9"

CO

UN

TE

R

COUNTER

CO

UN

TE

R


ROOF DRAINPIPE

COLUMN

101'-2"

13'-212"

27'-5"

34'-612"

11'-512"

11'-11"10'-6"

11'-6"

4'-1012"

10'-3"

11'-1012"10'-6"

5'-11"8'3'-712"

7'-5" 9'-2" 7'-1012"

11'-512"

16'-912"

9'-11" 10'

11'-1"

19'-4"

6'-11"10'-21

2"



VACANTUNIT 12

7'-9"


AREA

28'-3"


WINDOW (TYP.)

7

Exterior Wall, Columns, Windows and Door

Features

Interior Partition Wall, Columns, Windows, Doors

and Counter Features



9'-91/4"


9'-9"

CO

UN

TE

R

COUNTER

CO

UN

TE

R


ROOF DRAINPIPE

COLUMN

101'-2"

13'-212"

27'-5"

34'-612"

11'-512"

11'-11"10'-6"

11'-6"

4'-1012"

10'-3"

11'-1012"10'-6"

5'-11"8'3'-712"

7'-5" 9'-2" 7'-1012"

11'-512"

16'-912"

9'-11" 10'

11'-1"

19'-4"

6'-11"10'-21

2"



VACANTUNIT 12

7'-9"


AREA

28'-3"


WINDOW (TYP.)

7A

OTHER INTERIOR FEATURES


9'-91/4"


9'-9"

CO

UN

TE

R

COUNTER

CO

UN

TE

R


ROOF DRAINPIPE

COLUMN

101'-2"

13'-212"

27'-5"

34'-612"

11'-512"

11'-11"10'-6"

11'-6"

4'-1012"

10'-3"

11'-1012"10'-6"

5'-11"8'3'-712"

7'-5" 9'-2" 7'-1012"

11'-512"

16'-912"

9'-11" 10'

11'-1"

19'-4"

6'-11"10'-21

2"



VACANTUNIT 12

7'-9"


AREA

28'-3"


WINDOW (TYP.)

8

Room Dimensions, Utilities, and

Electrical Service

Identification

Sinks, HVAC, and Ceiling

Height Features



9'-91/4"


9'-9"

CO

UN

TE

R

COUNTER

CO

UN

TE

R


ROOF DRAINPIPE

COLUMN

101'-2"

13'-212"

27'-5"

34'-612"

11'-512"

11'-11"10'-6"

11'-6"

4'-1012"

10'-3"

11'-1012"10'-6"

5'-11"8'3'-712"

7'-5" 9'-2" 7'-1012"

11'-512"

16'-912"

9'-11" 10'

11'-1"

19'-4"

6'-11"10'-21

2"



VACANTUNIT 12

7'-9"


AREA

28'-3"


WINDOW (TYP.)

8A

DETAILED DOOR AND WINDOW OPENING DATA IS RECORDED

Room 00000OH=7'W=6'

DoubleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9 3/4"W=6'-2 3/4"

Room 00000OH=6'-9 3/4"

W=3'SingleDoor

Room 00000OH=7'-10 1/2"W=4'-10 1/2"

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=6'DoubleDoor

Room 00000OH=6'-9"

W=5'-11 3/4"

Room 00000HH=5'-11 3/4"

OH=2'-10"SH=3'-1 3/4"W=3'-10 3/4"

Room 00000HH=9'-8 1/4"OH=7'-3 1/4"

SH=2'-5"W=4'-4 1/2"

Room 00000HH=9'-8 1/4"OH=7'-3 1/4"

SH=2'-5"W=4'-4 1/2"

FL

OO

R T

O

GR

ID C

EIL

ING

9'-91

/4"

FL

OO

R T

O

GR

ID C

EIL

ING

9'-9

"

COUNTER

CO

UN

TE

R

COUNTER

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24

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9

Window Header Height,

Opening Height, and Sill Height Features

Door Opening Height, Width,

Swing Direction, and Hinge Features

DETAILED DOOR AND WINDOW OPENING DATA IS RECORDED

Room 00000OH=7'W=6'

DoubleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9 3/4"W=6'-2 3/4"

Room 00000OH=6'-9 3/4"

W=3'SingleDoor

Room 00000OH=7'-10 1/2"W=4'-10 1/2"

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=3'SingleDoor

Room 00000OH=6'-9"

W=6'DoubleDoor

Room 00000OH=6'-9"

W=5'-11 3/4"

Room 00000HH=5'-11 3/4"

OH=2'-10"SH=3'-1 3/4"W=3'-10 3/4"

Room 00000HH=9'-8 1/4"OH=7'-3 1/4"

SH=2'-5"W=4'-4 1/2"

Room 00000HH=9'-8 1/4"OH=7'-3 1/4"

SH=2'-5"W=4'-4 1/2"

FL

OO

R T

O

GR

ID C

EIL

ING

9'-91

/4"

FL

OO

R T

O

GR

ID C

EIL

ING

9'-9

"

COUNTER

CO

UN

TE

R

COUNTER

10

0-A

MP

24

0-V

OL

T

EL

EC

T.

PA

NE

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PIP

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PA

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EN

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A (

CA

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EN

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):

2,8

10

SF

UN

FIN

ISH

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AR

ST

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AG

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A (

INC

LU

DE

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N A

BO

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):

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8 S

F

WA

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HV

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9A

USES OF FAM

• VERIFY RENTABLE AREA PRIOR TO PURCHASE.• LEASE OR SALE MARKETING TOOL (ELECTRONICALLY DISPLAY OR

MARKET THROUGH DISTRIBUTION AVAILABLE RENTAL SPACE).

• REDUCE BUILD-OUT COSTS BY RE-USING EXISTING WALLS.• INVENTORY THE LOCATION, NUMBER AND SIZE OF EXISTING

PROPERTY COMPONENTS (IE., WINDOWS, DOORS, OPENINGS, HVAC EQUIPMENT, UTILITIES, ELECTRICAL PANELS, WATER HEATERS, SLAB PENETRATIONS).

10

MARKETING STYLE AS-BUILT FLOOR PLAN

11

HUNT CONSULTING, INC.’S (HCI) APPROACH TO FAM

• LASER METERS – HCI USES LASER DISTANCE METERS CAPABLE OF MEASURING 650 FEET TO

WITHIN 1/8” ACCURACY. THE METERS ARE EQUIPPED WITH BLUETOOTH FOR TRANSFERRING DATA TO OUR HANDHELD COMPUTER.

• FIELD GENERATED DRAWINGS– HCI USES A SMALL PORTABLE TABLET COMPUTER LOADED WITH AUTOCAD

COMPATIBLE SOFTWARE TO RECORD MEASUREMENTS AND DRAW THE BUILDING AND COMPONENTS IN THE FIELD.

• CLOSURE FOR ACCURACY– AS THE BUILDING OR ROOM IS DRAWN, WE BEGIN AT ONE CORNER AND

TRAVERSE THE ROOM UNTIL WE ARRIVE BACK AT THE ORIGINAL CORNER OF THE ROOM OR BUILDING (CLOSURE).

• ON-SITE DESPREPANCY IDENTIFICATION AND CORRECTION– ANY SIGNIFICANT DEVIATION IS NOTED AT CLOSURE. IF CLOSURE DOES NOT

OCCUR WITHIN AN ACCEPTABLE TOLERENCE, WE RETRACE OUR MEASUREMENTS (USING A NEW LAYER AND COLOR) UNTIL ACCEPTABLE CLOSURE IS ATTAINED.

12

FAM MEASUREMENT AND RECORDING EQUIPMENT

13

Laser distance meter with bluetooth capability.

Portable computer with AutoCAD compatible software and bluetooth.

RAW RECORDED BUILDING DATA

14

WHY SELECT HCI FOR FAM AND/OR AS-BUILT SURVEYS

• ACCURATE MEASUREMENT WITH STATE OF THE ART EQUIPMENT.

• SHORTER COMPLETION TIME REQUIRED.• COST COMPETITIVE SINCE WE CAN REDUCE

SITE AND DRAFTING TIME.• EXPERIENCED PERSONNEL.

15

ADVANTAGES OF PERFORMING THE PCA AND FAM JOINTLY

• MORE SITE TIME FOR NOTING DEFECTS AND DETERMINING SYSTEM COMPONENTS.

• MORE PROPERTY INFORMATION.• ACCURATE MEASUREMENT AND ANNOTATION OF NOTED DEFECTS.• AN ANNOTATED DEFECT DRAWING CAN BE EASILY GENERATED.• AN ACTUAL BUILDING AREA IS GENERATED.• AUGMENTATION OF INFORMATION AND REDUCTION OF

REDUNDANCIES.• COST SAVINGS FOR TRAVEL AND SITE TIME.• SHORTER COMPLETION TIME REQUIRED FOR FAM.

16

MORE SITE TIME

• THE TYPICAL PROPERTY CONDITION ASSESSMENT (PCA) INCLUDES 3 TO 6 HOURS ON SITE.

• BETWEEN 800 SF/HR AND 1,200 SF/HR ARE SPENT INSIDE AND OUTSIDE THE PROPERTY DURING A DETAILED AS-BUILT SURVEY.

• BETWEEN 1,000 AND 25,000 SF/HR ARE SPENT ON SITE FOR A BASIC BUILDING AREA MEASUREMENT.

• THEREFORE, AN AS-BUILT FOR A TYPICAL 50,000 SF RETAIL STRIP CENTER WOULD REQUIRE AS MUCH AS 65 HOURS ON SITE, VERSUS 3 TO 4 HOURS FOR A TYPICAL PCA (NEARLY 22 TIMES AS LONG).

17

MORE PROPERTY INFORMATION• AN AS-BUILT SURVEY CAN PROVIDE DETAILED COMPONENT

INFORMATION SUCH AS:– HVAC MANUFACTURER, LOCATION, MODEL, SERIAL NUMBER, AND

SIZE CAN BE NOTED AND AN INVENTORY GENERATED– ELECTRICAL PANEL LOCATION, AND PANEL CAPACITY CAN BE

LOCATED– SLAB INTERRUPTS AND ELEVATION CHANGES CAN BE LOCATED– INTERIOR UTILITY LOCATIONS AND SIZES– INTERIOR COLUMN LOCATIONS AND SIZES– WINDOW AND DOOR SIZES AND LOCATIONS ARE MEASURED AND AN

INVENTORY CAN BE GENERATED– RESTROOM, HALL, DOOR, AND BUILDING COMPONENT (WATER

FOUNTAINS, COUNTERS, ETC.) MEASUREMENT FOR ADA COMPLIANCE

– ELEVATOR LOCATION, SIZE CAN BE ACCURATELY MEASURED, AND ADA COMPLIANCE DETERMINED

18

DEFECT ANOTATIONS

• DEFECT LOCATION AND SIZE, AND NOTED DURING THE FAM OR BAM CAN BE ACCURATELY MEASURED AND ANOTATED ON A BUILDING DRAWING AS A LAYER.

• THE DEFECTS CAN BE EASILY PRESENTED ON A PCA SITE DRAWING FIGURE.

19

BUILDING AREA IS MEASURED

• MOST PROPERTY CONDITION ASSESSMENTS SIMPLY STATE THE BUILDING AREA AND CITE A SOURCE.

• BUILDING AREA MEASUREMENT OR FLOOR AREA MEASUREMENT IS CORRECT WITHIN 2% (BOMA STANDARD).

20

BASELINE PCA COMPONENTS THAT CAN AUGMENTED WITH A FAM OR BAM

Per the American Society for Testing and Materials, ASTM E2018-01, Standard Guide for Property Condition Assessment-Baseline Property Condition Assessment Process, the baseline PCA should include:

1. Topography2. Stormwater Drainage3. Access and Egress4. Paving, Curbing and Parking5. Flatwork6. Landscaping and Appurtenances7. Recreational Facilities8. Utilities9. Structural Frame and Building Envelope10. Mechanical and Electrical Systems11. Vertical Transportation12. Life Safety/Fire Protection13. Interior Elements14. Americans with Disabilities (ADA)

21

PCA COMPONENTSDIRECTLY AUGMENTED WITH FAM BY ONE ENGINEER

WHY SELECT HCI AS YOUR PCA AND/OR FAM CONSULTANT?

• EXTENSIVELY MORE TIME ON SITE– NEARLY 22 TIMES THE TIME ON SITE FOR THE TYPICAL 50,000 SF PROPERTY.

• EXPERIENCE– 28 YEARS POST GRADUATE EXPERIENCE ON SITE.

• CAPABILITY – FEW, IF ANY, CONSULTANTS OFFER FAM WITH A PCA.

• TECHNOLOGY– FEW, IF ANY, CONSULTANTS HAVE HARNESSED THE AVAILABLE HARDWARE AND

SOFTWARE TECHNOLOGY TO COMPETIVELY UTILIZE AN ENGINEER TO PERFORM BOTH THE PCA AND FAM JOINTLY .

• COST COMPETITIVE– USE OF ONE ENGINEER TO PERFORM THE PCA AND FAM CAN HAVE A COST

SAVING DUE TO REDUNDANT TRAVEL TIME AND EXPENSES, REDUNDANT REVIEW OF SERVICE ITEMS.

22

Documents

ADVANTAGES OF PERFORMING THE PROPERTY CONDITION ASSESSMENT (PCA) AND FLOOR AREA MEASUREMENT (FAM) JOINTLY HUNT CONSULTING, INC. PRESENTS Hunt Consulting,