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Physical Needs Assessment

A Physical Needs Assessment (PNA) is best described as an inspection of a multi-family residence or Community Association Facility in order to facilitate the development of a capital reserve study. Similar to a pre-purchase inspection, the PNA identifies the general condition only of the common components in order to evaluate the needs of the community over the life of the study.  Repairs, replacements, and significant maintenance items that will require attention over the term of the study are evaluated.

Most often, the PNA in conjunction with the financial analysis of a capital reserve study will also require an estimate of the costs to implement the recommended repairs or replacements.

The scope of services included under the general heading of a Physical Needs Assessment may vary significantly from project to project. Certain types of PNA’s cover just the building exterior and common areas. Some include interiors, but again only those elements that are common or maintained by the Association or owner. Other elements that may or may not be within the scope of services are:

  • Structural Systems and Roofs.
  • Mechanical Systems.
  • Appliances.
  • Grounds.
  • Outbuildings and Amenities (e.g. club houses, pools, etc.)

Finally, other related evaluations may be required along with the PNA. Among these are:

  • Environmental Site Assessments.
  • American with Disabilities Act (ADA) Compliance.
  • Code and Safety Inspections.

The work to be performed may be divided into the following basic components:

  • Initial Research
    • Development of a list of key contacts within the Association
    • Documenting as-built drawings and other record documents
    • Development of an inventory of building elements to be included in the Assessment.
  • Interviews
    • Management and Maintenance Personnel
    • Knowledgeable residents
  • Site Investigation
    • Inspection of the inventory of significant building components
  • Analysis
    • Identify the estimated useful life of each significant building component
    • Estimate of the repair/replacement cost of each significant building component
    • Statement of current condition, estimate of future capital requirements, and a schedule to be used in the development of a budget
  • Report Preparation and Presentation
    • Includes Summary, Purpose and Description, Site Inspection, Interviews, Results and Analysis, and Recommendations.