It is inevitable that your building will have a problem at some point, either from construction defects, aging, and/or damage. Water intrusion, mold, roofing, curtainwall, paving, cracking, and other problems can take time away from operating your business and result in tenant complaints. Contractors can perform the repairs but may not make accurate assessments. Traditional Architectural and Engineering firms are experts at designing buildings but not necessarily at assessing and repairing problems with existing buildings. NPC specializes in solving problems with existing buildings. NPC's building consulting team specializes in evaluating problems with buildings and developing repair strategies that will solve the problem and extend the lives of building systems. NPC understands that you have guest/tenant issues, budgetary constraints, and future plans for the building. As such, NPC will provide you with options so that you can make a confident decision based on your concerns, your budget, and your plans for the building.
NPC helps you:
Assess the symptoms and remedy the problems causing the symptoms
Evaluate occupant concerns and assess accordingly
Budget and prepare for future maintenance activities
Discover building system issues before they become problems
Identify qualified contractors
Monitor the contractor's work
Protect your building investment
Water Intrusion Assessments
Water intrusion into your building is a troublesome and complex issue that can lead to tenant/guest complaints, building material deterioration, and mold growth. NPC specializes in solving water intrusion problems whether they be isolated or widespread throughout your building.
In order to make proper repair decisions, you need to understand exactly what is causing the problem and how best to reasonably repair the problem. NPC understands that you have budgetary constraints, tenant/guest issues, spending priorities, and other factors involved in making repair decisions. Once the problems are accurately diagnosed, NPC can advise you on the pros and cons of various repair options so you can make an informed and confident decision based on your needs, priorities, and short/long-term plans for the building.
NPC's Water Intrusion Assessments typically include the following:
Interviews with the building owner/manager/occupants to understand the issues and concerns.
A review of building as-built or construction drawings.
A comprehensive inspection of the building envelope.
Documentation of the construction and condition of the systems and development of hypotheses of what is causing the water infiltration.
Testing those hypotheses (if required) to confirm the actual cause or causes.
Developing repair options and budgets to review with our client.
Development of a repair design.
Bid solicitation services for identifying qualified contractors to make recommended repairs.
Repair/construction oversight to document that the repair has been completed as designed.
Mold can be commonly associated with water infiltration issues. NPC also specializes in mold issues providing you with corresponding mold-symptom and remedial recommendations.
Exterior Wall System Assessments
Maintaining and repairing your building's exterior wall system is essential to maintaining your building's value, reducing premature building material deterioration, and reducing the potential of water intrusion events. Through timely and proper assessment, exterior wall issues can be caught before they become problems, and you can confidently plan and budget for future maintenance activities to increase the life of the systems and reduce the potential for water intrusion.
In order to make future budget decisions and proper repair decisions, you need to understand the current condition of the exterior wall system and what your options are. NPC understands that you have budgetary constraints, tenant/guest issues, spending priorities, and other factors involved in making repair decisions. Once the condition and potential problems are determined, NPC can advise you on the pros and cons of future maintenance activities and/or various repair options so you can make an informed and confident decision based on your needs, priorities, and short/long-term plans for the building.
NPC's exterior wall system services typically include the following:
A review of building as-built or construction drawings.
A comprehensive inspection and analysis of the building's exterior wall systems.
Preparation of maintenance and/or repair options and budgets.
Presentation of those options to our client for consideration.
Development of a repair design.
Bid solicitation services for identifying qualified contractors to make recommended repairs or address maintenance issues.
Repair/construction oversight to document that the correct maintenance or repair has been completed as designed.
Roofing Assessments/Design
Design, proper installation, and periodic roof system inspections can be the most effective method of ensuring that a roof system performs for the service life it was designed for as well as reducing roof leaks, building material deteriorations and internal business disruption.
In order to make future budget decisions and proper repair decisions, you need to understand the current condition of the roof system and what your options are. NPC understands that you have budgetary constraints, tenant/guest issues, spending priorities, and other factors involved in making repair decisions. Once the condition and potential problems are determined, NPC can advise you on the pros and cons of future maintenance activities and/or various repair options so you can make an informed and confident decision based on your needs, priorities, and short/long-term plans for the building.
NPC's roofing services typically includes the following:
A comprehensive inspection and analysis of the roof system.
Periodic visual inspections.
Development of maintenance and/or repair options to be considered by our client.
Development of a design for repair, maintenance, or replacement of the roof system.
Bid solicitation services for identifying qualified contractors to install a new roof system, replace an older roof system, make recommended repairs or address maintenance issues.
Installation/repair oversight to document that the correct installation, maintenance or repair has been completed as designed.
Indoor Air Quality/Mold Assessments
Energy conservation measures, new construction materials, new construction techniques, water intrusion, and HVAC system operation can all affect indoor air quality.
In recent years, reports of health complaints associated with mold and indoor air quality (IAQ) have steadily increased throughout the country as people have become more aware and conscious of their health. Some states have issued regulations governing IAQ in buildings, but at present there are no EPA regulations and few widely accepted standards for IAQ parameters.
This is changing. The ASTM Standard Guide for Readily Observable Mold in Commercial Buildings: Transaction Screen Process is currently being developed; and as a result, potential purchasers and lenders need to know how mold and indoor air quality could affect their bottom line.
NPC performs IAQ /mold assessments throughout the United States. Are services generally consisting of the following:
Surveys for the presence of visible mold and physical deficiencies causing the mold growth.
Document review and interviews of maintenance personnel and building occupants.
Comfort parameter and moister measurements.
Sampling for airborne pollutants/mold spores.
Surface sampling for pollutants/mold spores.
Abatement recommendations and procedures.
Contractor oversight of mold abatement projects.
Post mold abatement sampling.
Development of a mold prevention plan.
Expert testimony (e.g., assessments of buildings that have allegedly been the subject of mold impact from defective construction).
Pavement Engineering
Proper analysis, design, and preventative maintenance can be the most effective method of increasing the service life of your parking lot. Words like "sealing", "blacktopping", "patching", and "resurfacing" are commonly used. There are many products and methods to re-surface and rejuvenate pavements. Parking lot repairs and replacement are expensive - what really is the best way to maintain your pavement? What gives you the most bang for your buck? When should you budget for repair activities?
NPC understands pavement systems - what causes them to fail and what repair activities are best. A thorough inspection of the parking lot, traffic loading, and subsurface conditions is the only way to truly prepare a cost effective repair and maintenance plan that is in-line with your concerns and future plans for the building.
NPC's pavement services typically include the following:
A comprehensive inspection and analysis of the pavement system.
Cores to determine the pavement thickness, quality and subsurface materials.
Periodic visual inspections.
Presentation of various repair/maintenance strategies to our client for consideration.
Development of a design for repair or maintenance of the pavement system.
Bid solicitation services for identifying qualified contractors to perform the repairs.
Repair oversight to document that the correct installation, maintenance or repair has been completed as designed.
Forensic Engineering
Sometimes improper design, construction, or maintenance causes failure of building components or systems. Sometimes the repairs that are necessary are illusive.
NPC has evaluated problems with buildings across the United States. The problems often produce symptoms that the building occupants notice and become concerned about. The symptoms may include water leaks into the building, cracks in the building materials, or concerns about indoor air quality or mold. Sometimes these problems can escalate into tenant-landlord or employer-employee issues.
The problems causing the symptoms are sometimes not obvious. Many times NPC diagnoses problems following several failed repair attempts made by contractors. Diagnosed problems are typically improper design or construction of building components, or improper maintenance of the building systems.
Our client's benefit in using NPC because of our understanding of how building systems work together because often problems thought to be caused by one system may actually be related to another. For example, NPC was requested to perform a mold assessment of a building. During the assessment NPC identified problems with inadequate thermal protection of the building and deficiencies related to the mechanical system that had been causing mold growth on interior walls within the building within the building for years. Our repairs were implemented and the mold growth stopped.
By involving NPC early on in the process, our clients save money by avoiding ineffective repairs cost, maintain a safe working place, and reduce the potential for litigation.
Litigation Support
NPC provides litigation support by evaluating the issue being litigated and providing expert witness services.
NPC's engineers have provided expert witness services for the defense of exterior insulation and finish system (EIFS) manufacturers regarding alleged construction defects and mold claims. Our experienced engineers provide analysis of building construction, indoor air quality, and mold related issues for both residential and commercial projects. Our support includes reviewing opposing councils' expert reports, depositions, and testimonies.
Environmental Services
NPC provides an array of professional environmental consulting services. Environmental services such as environmental site assessments and asbestos, lead, and mold assessments are often provided in conjunction with real estate transactions. Some services such as mold, asbestos, and indoor air quality assessments are often considered environmental services. NPC considers these types of services to have components of both environmental consulting and building consulting because, for instance, NPC believes that evaluating mold-impacted materials within a building must be performed in conjunction with evaluating the moisture issue that caused the mold. NPC's experience allows us to understand environmental issues and provide alternative solutions so you can confidently make decisions based your budget and ultimate plans for the property.
NPC provides:
Phase I and Phase II Environmental Site Assessments
Underground Storage Tank Monitoring/Removal
Indoor Air Quality Assessments
Mold Evaluation and Abatement Design and Monitoring
Asbestos-Containing Material Surveys and Abatement Design and Monitoring
Lead-Containing Coatings Assessments
Phase I Environmental Site Assessments
A Phase I Environmental Site Assessment (ESA) is an integral part of due diligence activities and can identify unforeseen environmental risks associated with a property. Real estate investors/buyers must perform a Phase I ESA during due diligence to qualify for the innocent landowners, contiguous property owner, or bona fide prospective purchaser limitations on Comprehensive Environmental Response, Compensation and Liability Act (CERCLA).
NPC typically performs Phase I ESAs in accordance with the requirements of American Society for Testing and Materials (ASTM) E1527-05 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process ("Standard Practice"). NPC can modify the scope of the Phase I ESA to satisfy special requirements that our customers may have.
The purpose of the Phase I ESA is to identify recognized environmental conditions in connection with a property being considered for purchase. A recognized environmental condition is the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, ground water, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws.
Components of the Phase I ESA:
Survey/Approach includes a brief scope of work summary.
Project Description includes a description of the property, improvements, utility services and the environmental setting, including topography, geology and hydrogeology.
Regulatory Records Search includes a search of ASTM recommended Federal, State and Local regulatory databases within ASTM specified search radii.
Historical Records Review includes a review of historic maps, city directories, title records, local and state regulatory files for the project and surrounding properties, back to the property's first developed use.
Project Reconnaissance includes a description of current operations, occupants of adjacent facilities and the surrounding area; potential environmental concerns identified are confirmed with on-site personnel.
Report with professional opinion, conclusions and recommendations.
Phase II Environmental Site Assessments
A Phase II Environmental Site Assessment (ESA) typically sometimes follows a Phase I ESA and is performed to further evaluate recognized environmental conditions identified at a property being considered for purchase.
Components of a Phase II ESA typically include the evaluation of subsurface conditions (soil and/or groundwater) for environmental impact. A Phase II may include the following:
The purpose of the Phase I ESA is to identify recognized environmental conditions in connection with a property being considered for purchase. A recognized environmental condition is the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, ground water, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws.
Components of the Phase I ESA:
Using ground penetrating radar to identify subsurface storage tanks, piping, or areas of fill.
Sampling of soil and/or groundwater.
Laboratory analysis of collected media samples.
Scientific interpretation of analytical results as they relate to local, state and federal regulations.
Presentation of the results and, if necessary, options for dealing with identified soil or groundwater contamination.
If a Phase II determines that subsurface contamination is present, NPC can then determine its extent and conduct a risk-based analysis (typically driven by state or federal regulations), including contaminant transport modeling, to determine if site conditions are protective of human health and the environment. If site conditions are not deemed protective, NPC will provide the client with several options. These options may include:
Removal of contaminated media
Long-term monitoring of contaminant migration
Innovative treatment technologies such as on-site remediation
Underground Storage Tank Monitoring/Removal
Owning and operating USTs or purchasing a property with existing USTs can increase your liabilities with property ownership.
NPC offers a full line of services to underground storage tank (UST) owners and operators. Our services include site assessments, site investigations, tank removal/closure support, and UST remediation services. NPC has a working knowledge of federal regulations and the varying requirements of the UST regulations and programs established by individual states. NPC provides knowledge and experience to cost-effectively address your UST needs.
Asbestos-Containing Material Surveys
Asbestos-Containing Material Surveys, Abatement Design, Monitoring
Asbestos has become a serious liability to investors in commercial property transactions and ownership.
Federal and State regulations require that building owners or operators determine whether asbestos-containing materials (ACM) are present at structures that may be disturbed by renovation, demolition, housekeeping, or other such activities. Additionally, the Occupational Safety and Health Administration (OSHA) has requirements regarding the identification of ACM, communication of the corresponding hazard, and employee protection against asbestos hazards. NPC recommends having an asbestos survey performed prior to acquiring, renovating or demolition of a building to reduce potential future liabilities, to conform to current regulations, to assess cost that may be associated with the abatement of ACM and to evaluate how the proposed use of the building may be affected by the presence of ACM.
NPC offers a wide range of asbestos consulting services, including:
Visual surveys to identify and quantify materials suspected to contain asbestos
Reviewing documentation to assess asbestos-related liabilities based on past building management practices
Detailed building surveys to identify and quantify asbestos-containing materials
Preparing Operations and Maintenance (O&M) plans
Asbestos abatement oversight.
Asbestos post abetment clearance sampling.
NPC has professionals who hold various EPA and State certifications for asbestos consulting, and we are well qualified to address concerns related to materials containing asbestos. We can determine whether materials containing asbestos can be safely managed by implementing an O&M plan, and can identify potential liabilities to tenants, maintenance staff, and/or contractor personnel as a result of asbestos in the building.
Lead-Containing Coatings Assessments
NPC provides economical solutions for dealing with lead-containing coatings. NPC is familiar with government lead paint guidelines and OSHA regulations to help protect your organization from the liabilities associated with lead-containing coatings issues.
NPC offer nondestructive X-Ray Fluorescence Spectroscopy (XRF) testing with state-of-the-art equipment. NPC uses American Industrial Hygiene Association (AIHA) accredited laboratories who offer testing methods specified in the guidelines, including air monitoring and the analysis of paint chips, wipe samples, and Toxic Characteristic Leaching Procedure (TCLP) analysis. Our computerized data management system insures fast, accurate reporting of your analytical results.
NPC's lead services include:
XRF testing.
Paint chip sample collection analysis
Lead abatement monitoring.
Lead abatement design.
Waste characterization & TCLP analysis.
Wipe testing for clearance sampling
Operations and maintenance planning
Due Diligence Services
NPC helps clients minimize the risk of unknowns when buying, selling, or refinancing properties by performing thorough assessments of the condition and research into potentially environmental liabilities associated with the property. Buyers, sellers, and lenders hire NPC to provide timely and accurate information about the properties under consideration. NPC can tailor the level of due diligence performed to the needs of the client, from baseline ASTM standards to detailed assessments with specialty consultants.
Property Condition Assessments (ASTM E2018-01)
Replacement Reserve Analysis
Seismic - Probable Maximum Loss (ASTM E2026-99)
Phase I Environmental Site Assessments (ASTM E1527-05 or EPA AAI Rule)
Phase II Environmental Site Assessments
Asbestos-Containing Material Surveys and Abatement Design and Monitoring
Indoor Air Quality / Mold Assessments
Lead-Containing Coatings Assessments
Construction Loan Monitoring/Draw Reviews
Property Condition Assessments
The condition of a property and future repair requirements directly affects the property's value, your return on investment, and may affect the proposed or existing use(s) of the property. Real estate investors and lenders must assess the financial impact of these issues during due diligence. The best way to do this is to assess the condition of the property prior to purchase.
If you're buying a commercial building or multi-family building you face many considerations, from deferred maintenance and/or capital replacement costs to a lack of compliance with fire, life safety or building codes. A Property Condition Assessment (PCA) will give you answers to several vital questions:
What are the remaining useful lives of the building systems?
Must we reserve monies for capital replacements? If so, what are they?
What are the immediate/deferred maintenance costs?
Are there any outstanding fire, life safety, or building code issues?
Do we face any ADA upgrade costs?
All these issues represent financial risks and all can impact the property value and your return on investment. Imagine buying a property and discovering a major mold problem or that the roof needs to be replaced after you've bought it. If you knew of these issues up front, you would have been armed with the knowledge to negotiate with the seller and budget for these repairs.
A PCA assess the building's condition as part of due diligence activities. NPC associates review and assess the building systems and estimate deferred maintenance and/or capital costs.
NPC performs baseline PCAs according to the ASTM E 2018-01 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. At the request of our clients, NPC often performs wider or more specific scope of services which may include the coordination of specialty consultants to handle in-depth building component analysis or to evaluate atypical building components or property improvements. Our baseline assessments generally include the following:
Site Development - topography, storm water drainage, access and egress, pavements, flatwork, landscaping, recreational facilities, and utilities.
Structural Frame and Building Envelope - foundations, structural frame, building exterior, and roofing.
Mechanical, Electrical, and Plumbing - heating, ventilation and air conditioning systems, electrical systems, and plumbing systems.
Vertical Transportation - elevators and escalators.
Fire Protection and Life Safety Systems - sprinklers, fire pumps, fire alarm systems, emergency lighting, etc.
Interiors - common-area finishes, restrooms, typical office area finishes, and special amenities such as fountains, pools, and other recreational facilities.
Americans with Disabilities Act (ADA) Considerations.
Replacement Reserve/Capital Expenditure Analysis for the term set by the client.
A PCA can also be an important tool to building owners to help them with future budgeting, prepare for selling the building, or to insure that tenants in your triple-net lease buildings are adequately maintaining your building.
Seismic - Probable Maximum Loss (PML) - ASTM E2026-99
A Seismic - Probable Maximum Loss assessment is a key component of building ownership in earthquake prone areas of the country.
The PML, or Probable Maximum Loss, is a financial measure of the seismic vulnerability of a building. It represents a loss estimate that assumes a 90% confidence of not being exceeded during a specified period of time or earthquake event. In other words, there is only a 10% chance that the actual damage would be higher than the PML for the given time period or earthquake event. The PML is an estimate of the cost to restore a structure to pre-earthquake condition, and is expressed as a percentage of the building replacement value.
A PML study will identify structural elements contributing most to a building's potential risk as well as showing how modifying, mitigating, or removing such elements would reduce that risk. The development of a PML forecast assists finance managers and insurance underwriters in determining several factors in relation to property insurance coverage's. The PML does not take into account the value of equipment, inventory or monetary loss from business interruption. NPC represents that the estimate of seismic performance for these buildings is based on a limited review of the property condition, and on a large measure of engineering judgment that is incorporated into the Site-Risk program. Engineering judgment is a necessary component of this review since analytical methods do not exist that will encompass all parameters required to determine an exact cost of any damage caused by the maximum possible earthquake.
Construction Loan Monitoring/Draw Reviews
Having an NPC Engineer involved with your construction project for loan monitoring or draw reviews purposes saves you time, money and gives our clients the assurance that the project will be completed as designed, on-time and within your budget.
NPC evaluates every aspect of a construction project through all phases of pre-construction, bidding and award, site observation and job completion. Experts examine documentation, analyze budgets and work schedules, investigate compliance requirements, conduct on-site progress checks, prepare disbursements and monitor invoices and draws. Concise, well-organized written reports make "go" and "no go" decisions more fact based thereby enabling better cost control.
