Engineering Consulting For Over 30 Years.

30 years (25 years if determined by local authorities based on environmental conditions such as salt water)

Condominium and Cooperative Buildings
3+ stories – Florida

Phase One

• Visual inspection for signs of substantial structural deterioration

Phase Two (if necessary)

• Additional inspections and testing

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Our engineers have the Community Associations Institute designation of Reserve Specialists.

Many associations are putting together budgets for future repairs and replacements of all common elements and this helps assist with that process.  The Capital Reserve Analysis includes a review of the property with input from Board Members, Property Manager and Maintenance Supervisor

The Capital Reserve Analysis includes:

• Objective
• Procedures and Limitations
• Property Description and Condition
• Estimate of Repairs
• Budget
• Photographs
• Review with Board Members and Property Manager

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A Transition Study or Developer Turn-Over Report is prepared when your community is being turned over to the Home Owner’s Association by the developer.  These studies are often performed in conjunction with a Capital Reserve Analysis.  The study consists of a  thorough inspection of the common elements of the community.  The study documents any design, construction, building codes or condition defects.  This study, which is conducted by a professional engineer, provides an independent expert opinion on the recommended remediation of the defects along with the estimated costs to remediate the defects.

The goal of the Transition Study is to assist the community in avoiding costly defect litigation by having the defective items corrected by the developer or reach a fair settlement.

The Transition Study includes:

• A review of each of the common elements of the community
• The condition of each of the common elements and a list of all of the elements that exhibit effects and require remediation, modification or replacement
• Cost estimates, including labor and material for the repair or replacement
• A detailed narrative report, including photographic documentation, which describes the defect or code violation and recommendations for remediation

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Ray Engineering, Inc. designed our Property Condition Assessment to determine the present physical condition of the project and its improvements.  We help determine any future anticipated issues, which may result in a financial risk or liability.

The PCA process includes:

• A visual walk-through to observe the existing conditions.
• Review of the available construction documentation, public records and current budgets.
• Deciphering the information gathered and presenting it with intelligence for repair or further detailed review if the issues cannot be determined through visual observation alone.

Property Condition Reports contain a property description (site, buildings, history and maintenance) and a review of the following building components:

• Site Improvements (Access, Parking, Paving/Drainage, Walks/Curbs, Utilities, Lighting, Landscaping/Irrigation, Fences/Walls, Signage and Disabled Accessibility/ADA).
• Building Improvements (Foundation, Structure, Floor Construction, Exterior Wall Construction, Roof and Canopy Construction, Windows, Doors, Balconies/Terraces, Stairs, Interior Floors & Walls and Appliances/Cabinets, Disabled Accessibility/ADA)
• Building Mechanical, Plumbing & Electrical Systems (HVAC, Plumbing, Electrical, Vertical Transportation, Fire Protection/Life Safety Systems)
• Tenant Spaces (Interior Finishes, Kitchen Appliances, HVAC, Plumbing/Fixtures, Electrical, Fire Protection/Life Safety Systems)
• Other Issues (e.g., Fixtures, Furnishings and Equipment (FF&E) for hotels, more detailed mechanical studies, more detailed ADA surveys, etc.) — these issues can be included in a property condition report, but must be discussed prior to being proposed.

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Forensic Engineering is essentially the investigation of materials, products or structures that fail or do not operate or function as intended causing personal injury or property damage.   The field also deals with retracing the process and procedures leading to accidents or structural failures.

Ray Engineering has performed forensic evaluations for over 30 years in the civil and structural engineering field.  We also provide expert testimony in dispute resolution including settlement discussions, mediation arbitration and trial in court.

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Commercial/Residential/Office Buildings

The purpose of the Physical Needs Assessment is to identify and provide cost estimates for the following key items:

• Immediate Physical Needs – repairs, replacements and significant maintenance items which should be done immediately.
• Physical Needs Over the Term – repairs, replacements and significant maintenance items which will be needed over the term of the mortgage and two years beyond.

As part of the process, instances of deferred maintenance are also identified.

The assessment is based on the evaluator’s judgment of the actual condition of the improvements and the expected useful life of those improvements.  It is understood that the conclusions presented are based upon the evaluator’s professional judgment and that the actual performance of individual components may vary from a reasonably expected standard and will be affected by circumstances which occur after the date of the evaluation.

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