Facility Condition Assessment Guide For FMs

Recently, a condominium in Florida collapsed. This tragedy was as shocking as it was preventable -- there were plenty of signs that all wasn't right with the building and surrounding property. A 2020 study found that the land beneath the condo was sinking, contributing to its instability. Engineers examining the rubble found that the building contained less steel reinforcement than its design plans indicated. Florida's building inspectors were only required to conduct a visual inspection. On its own, this may not have indicated that the foundation and walls were structurally compromised. Without thorough assessments of a facility's condition and remediation of any structural problems, damage can pile up until it leads to a totally preventable disaster. Here's what facility managers need to know about Facility Condition Assessments:

What is a Facility Condition Assessment (FCA)?

An FCA is a professional inspection and assessment of the condition of a facility. It's a tool that managers have to stay on top of a building's condition, to help them maintain their assets and prioritize the allocation of resources. This helps them plan out how to invest time, money, and manpower in their facilities. During an FCA, specialists will conduct a property inspection. They'll look for routine maintenance, systemic problems, the condition of major building systems, replacement needs, and overall compliance with the building's original engineering intent. They may use x-rays, sonar, or other technology to get information about a structure. This tells owners and managers how much useful life is left in various building systems, points out any compliance or building code issues, and indicates what needs to be prioritized to keep everything in working order. This helps them make informed decisions about how to take care of their assets.

How often should they be done?

According to a panel of facility managers and consultants, the majority felt that an FCA should be conducted every five years, with every three years as a close second. Information from a thorough FCA can last for a long time. There are computer modeling and simulation techniques available that can use this information to determine when certain assets will need maintenance, repairs, or replacements. It's then possible to have various assets physically inspected on an annual basis when they reach the end of their useful life. It's not necessary for a facility manager to wait five years for an FCA. If a building shows signs of damage, it's important to get on top of it as soon as possible, not wait. Some serious signs include:

• Cracks or bulging areas appearing in walls, masonry, or foundations.
• Patches of rust-colored dust, a sign of dry rot fungus.
• Areas of flooring that are suddenly uneven.
• Soil pulling away from walls or foundations.
• Sagging roofs.

These all indicate structural damage. It's important to have an inspection and develop a repair or rebuilding timeline as soon as possible, before a collapse.

Who is qualified to assess a facility?

An assessment should be performed by a team of qualified consultants. This should, at minimum, consist of a structural engineer, electrical engineer, mechanical engineer, cost estimator, and one or more architects. In certain circumstances, it may also be necessary to include an environmental expert, security consultant, civil engineer, or another specialist

How can you prepare for one?

The most important part of an FCA is making sure that the consulting team is made up of knowledgeable and experienced experts. This isn't the place to try to cut corners -- minor deficiencies that get missed can turn into enormous problems further down the line. Be prepared to pay between $0.10-$1.00 per square foot of the facility. While the consulting team will conduct the actual inspection and assessment, it's up to facility managers to make sure that they are able to access all of the areas that they need to inspect. Bear in mind that, in addition to high-tech imaging and testing tools, the team may need to perform what's considered "destructive testing." This entails opening up areas to inspect their component materials, like roofs and siding.

What should you do afterward?

After the inspection, it's time to look at the report. This is essentially a guideline for maintaining the facility over time, scheduling necessary maintenance tasks, and deciding where to allocate resources. It's up to the facility's owners and managers to act on the items indicated in the report. It may be tempting to put off expensive remediation or asset replacement and wait for the next FCA, but this is a mistake. Time and weather won't wait, and buildings will continue to degrade unless the necessary repairs are made. Facility Condition Assessments are there to help owners and managers. Expert consulting teams can go in and pick up on major and minor building defects, develop a timeline for maintenance and replacement, and help a facility's decision-makers make the best choices available to them. With a good consulting team and the desire to act on their advice, facility managers can keep their assets in shape.

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