References

Wayne Samuels

Greystar Management Services, L.P.
10 Glenlake Pkwy., South Tower # 445
Atlanta, Georgia 30328

(770) 512-4000

Rebecca Lively

NuRock Companies
800 North Point Pkwy., #125
Alpharetta, Georgia 30087

(678) 297-3393

Christy Barber

Homeside Properties, Inc.
2555 Westside Parkway, Suite 600
Alpharetta, Georgia 30004

(770) 998-2924

Michael Kampy

Trump Plaza of The Palm Beaches Condominium Association, Inc.
525 South Flagler Drive
West Palm Beach, Florida 33401

(561) 655-2555

Stephen A. Winter, Esquire

Winter Capriola Zenner, LLC
One Securities Centre
3490 Piedmont Road, N.E., Suite 800
Atlanta, Georgia 30305

(404) 844-5700

Seth Weissman

Weissman P.C.
One Alliance Center, 4th Floor
3500 Lenox Road
Atlanta, Georgia 30326

(404) 926-4500

Lisa McCurdy

Synovus
1221 Main Street, 15th Floor
Columbia, South Carolina 29201

(803) 929-2074

William Barnes

Winn Residential
4060 Herschel Road
College Park, Georgia 30337

(770) 335-7697

Ken Doble CCIM, CPM

QR Capital
6445 Powers Ferry Road, Suite 205
Atlanta, Georgia 30339

(404) 915-9528

Juan Grabowski

CWS Apartment Homes
16106 Cloverleaf Ct.
Charlotte, North Carolina 28277

(404) 391-6847

John Kelley

Lincoln Property Services
6340 Sugarloaf Pkwy., Suite 350
Duluth, Georgia 30097

(678) 339-0009

Dennis Hoffman

Community Management Associates
1465 Northside Drive, Suite 128
Atlanta, Georgia 30318

(404) 835-9100

Laura Lazar

Integrity AMG
3245 Peachtree Pkwy, Suite D-242
Suwanee, Georgia 30024

(770) 886-7577

Scott Aaronson – Regional Manager

HomeOwners Advantage
817 W. Peachtree Street NW, Suite 310
Atlanta, Georgia 30308

(404) 351-7601

Mitzi Vallely

Team Management, LLC
P.O. Box 670177
Marietta, Georgia 30066

(678) 393-2202

Robert Thorpe

Camp Construction Services
2150 Northwest Parkway SE, Suite A
Marietta, Georgia 30067

(770) 999-0979

Gary Courtney

First Communities Management
1200 Lake Hearn Drive NE, Suite 200
Atlanta, Georgia 30319

(470) 338-5148

Chuck Sensabaugh

PDQ Enterprises, Inc.
1848 East Atlanta Road
Stockbridge, Georgia 30281

(770) 474-8830

Mike Hegman

RAM Partners, LLC
1100 Circle 75 Parkway NW, Suite 1200
Atlanta, Georgia 30039

(770) 437-5245

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.

Department of Community Affairs Projects are ones in which we perform various duties which may include Pre-Construction Analysis, Construction Monitoring, and/or Final Inspections.

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.

Typical services include:

Review of plans and specifications to ensure completeness and conformance with current codes and standards.
Cost analysis to ensure construction budgets are sufficient to construct the projects as defined by the contract documents.
Conduct periodic site inspections to monitor construction progress and ensure conformance with plans and specifications.
Monitor construction progress for compliance to plans and specifications and provide a letter of acceptance upon completion of work.
Prepare detailed written reports for all services noted above.

Preparation of design plans and specifications for structural restoration.
Monitoring of the restoration work.
Certification of restoration work.
Review and analyze structural concerns including settlement problems, exterior deck, handrail or walkway problems, roof leaks or problems that could impact the structural integrity of a building.
Evaluate drainage issues and suggest corrective measures.

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.

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

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