Transcript extensively more time on site

HUNT CONSULTING, INC. PRESENTS
ADVANTAGES OF PERFORMING
THE PROPERTY CONDITION
ASSESSMENT (PCA) AND
FLOOR AREA MEASUREMENT (FAM)
JOINTLY
Hunt Consulting, Inc.
1114 Grindstone Ct.
Union, KY 41091
859-657-6677
http://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
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Exterior Walls
Interior Partitions
Exterior Wall Windows
Exterior Doors and Wall Openings
Exterior Drip Lines
Interior Docks and Ramps
Vertical Penetrations (Elevators,
etc.)
Columns Locations and Sizes
Interior Windows and Doors
Sinks, Toiletries, Countertops,
Stalls, Water Fountains, etc.
Loading Dock Leveling Plates
Slab Penetrations and Embeds
Unfinished Areas Identified
Electrical Service Panels Identified
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Water, Gas, Riser, Meter Locations
Ceiling Heights
Photos
Site Key Plan
Room and Overall Dimensions
Gross (Measured) Floor Area
(BOMA)
• Common Areas and Major Vertical
Penetrations
• Adjusted Rentable Area (Requires
Entire and Common Area Building
Measurement)
• Unfinished/Storage Area
5
EXAMPLE AS-BUILT
FLOOR PLAN DRAWING
WALL LOCATION NOT VERIFIED
101'-2"
1"
3'-72
8'
5'-11"
1"
11'-102
10'-6"
7'-9"
1"
10'-22
FLOOR TO
GRID CEILING
9'-91/4"
9'-11"
10'
11'-1"
10'-3"
COLUMN
COUNTER
COUNTER
6'-11"
100-AMP 240-VOLT
ELECT. PANEL
COUNTER
HVAC ABOVE
UNFINISHED
STORAGE
AREA
1"
4'-102
27'-5"
FLOOR TO
GRID CEILING
9'-9"
VACANT
UNIT 12
28'-3"
19'-4"
WINDOW (TYP.)
1"
11'-52
11'-6"
7'-5"
9'-2"
1"
16'-92
10'-6"
1"
11'-52
11'-11"
1"
34'-62
1"
7'-102
1"
13'-22
ROOF DRAIN
PIPE
LEASE SPACE DATA
GROSS RENTABLE AREA (CAD GENERATED):
2,810 SF
UNFINISHED REAR STORAGE AREA (INCLUDED IN ABOVE): 208 SF
NOTE:
ANY COMMON AREAS ASSOCIATED WITH THE PROPERTY,
IF PRESENT, HAVE NOT BEEN MEASURED OR INCLUDED IN
THE GROSS RENTABLE AREA.
6
AS-BUILT DRAWING FEATURES
Exterior Wall, Columns,
Windows and Door
Features
WALL LOCATION NOT VERIFIED
101'-2"
1"
3'-72
8'
5'-11"
7'-9"
1"
10'-22
FLOOR TO
GRID CEILING
9'-91/4"
9'-11"
10'
11'-1"
10'-3"
COLUMN
COUNTER
COUNTER
6'-11"
100-AMP 240-VOLT
ELECT. PANEL
1"
11'-102
10'-6"
COUNTER
HVAC ABOVE
UNFINISHED
STORAGE
AREA
1"
4'-102
27'-5"
FLOOR TO
GRID CEILING
9'-9"
VACANT
UNIT 12
28'-3"
19'-4"
WINDOW (TYP.)
7'-5"
9'-2"
1"
16'-92
1"
11'-52
11'-6"
10'-6"
1"
11'-52
11'-11"
1"
34'-62
1"
7'-102
1"
13'-22
ROOF DRAIN
PIPE
Interior Partition Wall,
Columns, Windows, Doors
and Counter Features
LEASE SPACE DATA
GROSS RENTABLE AREA (CAD GENERATED):
2,810 SF
UNFINISHED REAR STORAGE AREA (INCLUDED IN ABOVE): 208 SF
NOTE:
ANY COMMON AREAS ASSOCIATED WITH THE PROPERTY,
IF PRESENT, HAVE NOT BEEN MEASURED OR INCLUDED IN
THE GROSS RENTABLE AREA.
7
AS-BUILT DRAWING FEATURES
T
9'-11"
10'
11'-1"
COUNTER
COLUMN
COUNTER
FLOOR TO
GRID CEILING
9'-9"
VACANT
UNIT 12
28'-3"
)
1"
16'-92
1"
11'-52
1"
34'-62
1"
7'-102
1"
13'-22
7A
OTHER INTERIOR FEATURES
WALL LOCATION NOT VERIFIED
101'-2"
1"
3'-72
8'
5'-11"
7'-9"
1"
10'-22
FLOOR TO
GRID CEILING
9'-91/4"
9'-11"
10'
11'-1"
10'-3"
COLUMN
COUNTER
COUNTER
6'-11"
100-AMP 240-VOLT
ELECT. PANEL
1"
11'-102
10'-6"
COUNTER
HVAC ABOVE
UNFINISHED
STORAGE
AREA
1"
4'-102
27'-5"
FLOOR TO
GRID CEILING
9'-9"
VACANT
UNIT 12
28'-3"
19'-4"
WINDOW (TYP.)
7'-5"
9'-2"
1"
16'-92
1"
11'-52
11'-6"
10'-6"
1"
11'-52
11'-11"
1"
34'-62
ROOF DRAIN
PIPE
Sinks, HVAC,
and Ceiling
Height Features
LEASE SPACE DATA
GROSS RENTABLE AREA (CAD GENERATED):
2,810 SF
UNFINISHED REAR STORAGE AREA (INCLUDED IN ABOVE): 208 SF
1"
7'-102
1"
13'-22
Room
Dimensions,
Utilities, and
Electrical
Service
Identification
NOTE:
ANY COMMON AREAS ASSOCIATED WITH THE PROPERTY,
IF PRESENT, HAVE NOT BEEN MEASURED OR INCLUDED IN
THE GROSS RENTABLE AREA.
8
AS-BUILT DRAWING FEATURES
WALL LOCATION NOT VERIFIED
1"
3'-72
8'
5'-11"
1"
11'-102
10'-6"
COUNTER
6'-11"
7'-9"
1"
10'-22
FLOOR TO
GRID CEILING
9'-91/4"
10'-3
HVAC ABOVE
UNFINISHED
STORAGE
AREA
1"
4'-102
19'-4"
1"
11'-52
11'-6"
7'-5"
9'-2"
10'-6"
11'-11"
ROOF DRAIN
PIPE
8A
DETAILED DOOR AND WINDOW
OPENING DATA IS RECORDED
Room 00000
OH=7'
W=6'
DoubleDoor
Room 00000
HH=9'-8 1/4"
OH=7'-3 1/4"
SH=2'-5"
W=4'-4 1/2"
COUNTER
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
HH=9'-8 1/4"
OH=7'-3 1/4"
SH=2'-5"
W=4'-4 1/2"
Room 00000
OH=6'-9 3/4"
W=3'
Room 00000SingleDoor
HH=5'-11 3/4"
OH=2'-10"
SH=3'-1 3/4"
W=3'-10 3/4"
Room 00000
OH=6'-9 3/4"
W=6'-2 3/4"
WINDOW (TYP.)
COLUMN
FLOOR TO
GRID CEILING
9'-9"
VACANT
UNIT 12
100-AMP 240-VOLT
ELECT. PANEL
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=5'-11 3/4"
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=3'
SingleDoor
UNFINISHED
STORAGE
AREA
COUNTER
HVAC ABOVE
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
OH=6'-9"
W=3'
SingleDoor
Door Opening
Height, Width,
Swing
Direction, and
Hinge Features
Room 00000
OH=6'-9"
W=6'
DoubleDoor
ROOF DRAIN
PIPE
FLOOR TO
GRID CEILING
9'-91/4"
Room 00000
OH=7'-10 1/2"
W=4'-10 1/2"
WALL LOCATION NOT VERIFIED
Window
Header Height,
Opening
Height, and Sill
Height Features
LEASE SPACE DATA
GROSS RENTABLE AREA (CAD GENERATED):
2,810 SF
UNFINISHED REAR STORAGE AREA (INCLUDED IN ABOVE): 208 SF
COUNTER
9
DETAILED DOOR AND WINDOW
OPENING DATA IS RECORDED
Room 00000
OH=7'
W=6'
DoubleDoor
Room 00000
HH=9'-8 1/4"
OH=7'-3 1/4"
SH=2'-5"
W=4'-4 1/2"
Room 00000
OH=6'-9 3/4"
W=3'
Room 00000SingleDoor
HH=5'-11 3/4"
OH=2'-10"
SH=3'-1 3/4"
W=3'-10 3/4"
COUNTER
Room 00000
OH=6'-9"
W=3'
SingleDoor
Room 00000
HH=9'-8 1/4"
OH=7'-3 1/4"
SH=2'-5"
W=4'-4 1/2"
Room 00000
OH=6'-9 3/4"
W=6'-2 3/4"
COUNTER
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).
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MARKETING STYLE
AS-BUILT FLOOR PLAN
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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.
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FAM MEASUREMENT AND RECORDING
EQUIPMENT
Laser distance meter with bluetooth
capability.
Portable computer with AutoCAD
compatible software and bluetooth.
13
RAW RECORDED BUILDING DATA
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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.
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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.
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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).
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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
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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.
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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.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
Topography
Stormwater Drainage
Access and Egress
Paving, Curbing and Parking
Flatwork
Landscaping and Appurtenances
Recreational Facilities
Utilities
Structural Frame and Building Envelope
Mechanical and Electrical Systems
Vertical Transportation
Life Safety/Fire Protection
Interior Elements
Americans with Disabilities (ADA)
PCA COMPONENTS
DIRECTLY AUGMENTED
WITH FAM BY ONE
ENGINEER
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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.
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