testing, and maintaining continuing education requirements, though they may be provided by other experienced consultants. They consist of an assessment of enclosure (roof, walls, windows and waterproofing), structure, life safety and mechanical systems and may be conducted by an individual consultant or, if scale, necessity, or complexity dictate a team of specialized professionals, elevator consultants, mechanical engineers, enclosure consultants, etc. When conducted by a licensed architect or engineer they are bound by the legal and conduct requirements of their licensing agencies.
BCAs are often obtained prior to acquisition of multifamily or commercial properties.
When to Get a BCA
BCAs are frequently obtained by commercial and multifamily property owners prior to acquisition, prior to the end of building/developer warranties, or when they want to examine their capital planning in depth. They may be general and comprehensive or may be more targeted as is the case for a Building Enclosure Condition Assessment focused just on the exterior skin of the building. Unlike Reserve Studies there is no requirement in Washington State for community associations to obtain a BCA and they are conducted at the discretion of the board.
A BCA requires a site visit to assess components visually and may include more intrusive aspects.
A BCA requires a site visit to assess components visually and may include more intrusive aspects. The start of a BCA will include a review of available architecture and engineering documents, maintenance and repair records and an interview with the facility manager. An owner/ occupant survey may be included to get feedback on the function and history of components. This study may require special access via ladders, lifts, rope access (bosun chair), or swing stage to get the observers close to the exterior components. Typically, access to 10% of units will be required to observe limited common elements such as windows and balconies and to confirm exterior wall conditions. Specialized tools may be employed such as
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