What is a Transition Study and What Value Does it Provide?

W

hen community associations assume ownership of their buildings, the process is essentially no different than an individual purchasing a car or home, or making a substantial investment in the stock market. Performing due diligence is always good practice to ensure you are getting what you paid for. Although individual unit owners may have performed some due diligence through home inspections, the ownership “transition” period is the most opportune time for community associations to assess the condition of their common elements. Such assessments, commonly known as transition studies, should be performed by experienced engineering professionals that have the expertise to identify potential deficiencies that may require future attention.

Transition studies should not be confused with reserve studies. Reserve studies are typically more cursory in nature and are intended to provide financial information on future repairs and capital projects projected over a specified period of time. Although reserve studies often include a field review of the condition of various common elements, their primary focus is not to address design or construction defects. The focus of a reserve study is to assess anticipated repairs and capital projects for the purpose of long-term budgeting.

The objectives of a transition study are most commonly outlined as follows:

1. Evaluate potential deficiencies in the design and construction of major building components and systems.

2. Evaluate the overall quality of construction.

3. Identify apparent building deficiencies that can result in increased future maintenance and expedited deterioration.

4. Evaluate building code compliance issues such as failure to meet ADA requirements or non-compliant ventilation rates.

To achieve these objectives, engineering professionals perform a detailed review of available documentation, conduct field investigations, and prepare detailed reports. The documentation review often includes a review of design and/or construction drawings, maintenance logs, warranties, and other pertinent documents. Field investigations are then performed and include a visual review of all common area components and building systems, which can be grouped into component categories. Although each project is unique, such component categories may include the following:

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