10-16-17 Cbre Fca DRMC

FACILITY CONDITION ASSESSMENT
SAMPLE
Medical Center
123 Avenue
City, State
Project No. PC70736550
Facility Assessment – Consultative Solutions

www.cbre.com/assessment
FACILITY CONDITION ASSESSMENT
Medical Center
Prepared For
Client
456 Drive
City, State 12345
Project
Medical Center
123 Avenue
City, State 12345
Prepared By
CBRE, Inc.
Facility Assessment – Consultative Solutions
70 West Red Oak Lane
White Plains, New York 10604
CBRE Contact
Michael V. LaFalce Jr.
914.434.3888
michael.lafalcejr@cbre.com
CBRE Project No.: PC70736550
Site Visit Dates

August 3, 2017 and August 10, 2017
Report Date
August 28, 2017
Revised September 12, 2017
THIS REPORT IS THE PROPERTY OF CBRE INC. AND CLIENT (THE “CLIENT”) AND WAS PREPARED FOR A SPECIFIC USE, PURPOSE,
AND RELIANCE AS DEFINED WITHIN THE AGREEMENT BETWEEN CBRE AND RAINIER, AND WITHIN THIS REPORT. THERE SHALL BE
NO THIRD PARTY BENEFICIARIES, INTENDED OR IMPLIED, UNLESS SPECIFICALLY IDENTIFIED HEREIN.
TABLE OF CONTENTS
EXECUTIVE SUMMARY .................................................................................................................. 1
SALIENT ASSIGNMENT INFORMATION ......................................................................................... 3
SUMMARY, COST, ADA AND RESERVE SCHEDULES ....................................................................... 4
SITE SYSTEMS ............................................................................................................................. 14
TOPOGRAPHY, DRAINAGE, AND FLOOD HAZARD ..................................................................... 14
PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING, LANDSCAPING................ 14
BUILDING SYSTEMS ................................................................................................................... 15
SUBSTRUCTURE AND SUPERSTRUCTURE ..................................................................................... 15
EXTERIOR WALLS, DOORS, LOADING DOCKS, WINDOWS AND ROOFING ................................ 15
INTERIORS: LOBBY, CORRIDORS, NURSE STATIONS, TOILET ROOMS, DINING & DAY AREAS...... 16
SUPPLY AND WASTE PIPING AND DOMESTIC HOT WATER.......................................................... 17
HEATING, COOLING AND VENTILATION ................................................................................... 18
ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER .............................. 21
FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS ....................................... 22
ELEVATORS ............................................................................................................................... 22
PARKING GARAGES AND UNDERBUILDING PARKING ................................................................. 23
AMERICANS WITH DISABILITIES ACT ........................................................................................... 24
PURPOSE AND SCOPE ............................................................................................................... 27
PROCEDURES AND PROTOCOL ................................................................................................. 28
ACRONYMS AND DEFINITIONS ................................................................................................. 30
EXHIBITS .................................................................................................................................... 31

FACILITY ASSESSMENT – CONSULTATIVE SOLUTIONS
PC70736550- Medical Center
EXECUTIVE SUMMARY
General Description
Medical Center (the “Subject”) is a 280,793 SFG, six-story hospital located in City, State. The site is located on the west
side of South Washington Avenue, north of University Avenue and South of Argyle Street. The hospital was originally
constructed in 1929, and has been expanded over the years to its present size with significant additions in 1947, 1952,
1972, 1995-1998, and 2001. There are commercial, residential, and vacant properties on the adjacent sites. The
hospital includes several outparcel buildings, especially on the north and west of the primary building. These outparcel
buildings are not a part of this survey. The Subject not only includes the original brick hospital building which has been
expanded, but a three-story medical office building (MOB) that is attached to the hospital atrium. The hospital
contains 149 beds, seven operating rooms, a caesarean-section room, and a Level III trauma center that has eight ICU
rooms.
Vehicular access is provided by entrances from South Washington Avenue, University Avenue, Lindsey Drive to the west,
and Argyle Street to the north. Parking is provided in asphalt-paved lots on the east and south sides of the hospital and
MOB, a concrete lot on the west side of the hospital, and an asphalt-paved lot used for employee parking on the east side
of S. Washington Avenue. Street parking is also available. A loading dock is provided on the west (rear) side of the
hospital. Porte-cocheres are provided over the main entrance on the east side of the building, and over the emergency
room entrance on the west side of the building.
Physical Condition
The Subject is in good to fair condition with respect to the major structural and mechanical systems, and exhibits normal
and expected wear and tear equal to its age. Routine and preventative maintenance procedures are appropriate for a
building of this age. However, the Subject does have some design and construction issues, and age-related failures that
should be addressed now. Systems that fall into this category include roofs which have exceeded their EUL, some
inoperative equipment, and building envelope waterproofing.
The building has been expanded and developed over the years, and there are systems and equipment of various ages
which will have varied EULs. Older systems will need to be replaced during the reserve term generally consist of, but are
not limited to, exterior sealants, selected roof sections, interior finishes, and certain MEP systems. The recommendations
listed in this report should be coordinated with, and become a part of, an overall strategic capital improvement plan for
the Subject. Implementing a comprehensive improvement program will assist in assessing and preparing capital budgets,
and will reduce the likelihood of excessive repair or replacement costs that may be the result of either deferred maintenance,
exceeded useful life, or obsolescence.
It is our opinion that the RUL of the property is at least an additional 35 years, and that it can be used for its intended
purposes for the same period, provided that recommended repairs identified within this report are performed, physical
improvements receive continuing routine and preventative maintenance, and the various components and/or systems are
replaced or repaired in a timely basis as needed. The costs to provide the repairs and replacements within this Report are
budgetary in nature. In cases, allowances are provided as detailed drawings and contract documents with accurate
quantities have not been prepared. Of note, costs to perform the work may vary greatly as the work will likely need to be
executed in phases or performed after hours to accommodate hospital functions.
Municipal Agency and Requested Documentation Review Follow-Up

We have contacted the City Fire, Code Enforcement, and Planning Departments to determine if there are any open code
violations on file for the Subject. Fire Department correspondence dated March 28, 2017 indicates that there are no
open fire code violations. The municipal agencies have not yet responded to our requests. We will forward any
pertinent information received within 30 days of the date of this report.
Page |1
PC70736550-Medical Center
Moisture or Mold Issues

Based upon our representative observations, CBRE did not observe visual or olfactory evidence of the presence of mold,
conditions conducive to mold, or evidence of substantial water intrusion or water damage. No current or past mold or
mold-related issues were reported by property representatives. However, it should be noted that there has been some
history of roof leaks and water intrusion. Costs to address these issues are included in the Opinions of Cost.
This assessment does not constitute a preliminary or comprehensive mold survey of the buildings. The reported
observations and conclusions are based solely on interviews with on-site personnel and observations of conditions in readily
accessible areas on the assessment date.
ACM Survey and Abatement

Based on the age of the building and the materials installed, it is likely that asbestos containing materials (ACM) may be
located throughout the facility. In no way have the CBRE field observers conducted an asbestos survey or visibly identified
there are ACMs within the building. It is our understanding that the nature of the current and future occupancies will
require repairs and replacement of the building structures, systems and finishes. Therefore, testing will be required as part
of any alteration work, and proper filing with all municipalities having jurisdiction will be necessary as part of the work. No
Costs have been provided to complete this work as the work required may vary depending on the findings at the site.
Lead Paint Testing

Based on the age of the building, it is likely that lead based paint may be located throughout the facility. In no way have
the CBRE field observers conducted a lead survey or visibly identified that there is lead based paint within the building. It
is our understanding that the nature of the current and future occupancies will require repairs and replacement of the
building structures, systems and finishes, therefore, testing will be required as part of any alteration work and proper
documentation and contractor worker protection is required by OSHA. All lead containing materials must be properly
removed and disposed of as per the Resource Conservation and Recovery Act (RCRA). RCRA regulates the management
of solid waste (e.g., garbage), hazardous waste, and underground storage tanks holding petroleum products or certain
chemicals. No Costs have been provided to complete this work as the work required may vary depending on the findings
at the site.
Page |2
SALIENT ASSIGNMENT INFORMATION

Project No.: PC70736550
Project Name: Medical Center
Property Address: 123 Avenue
City, State, and Zip: City, State 12345
Primary Use: Hospital

Original Construction in 1929 (88-years old), additions and
Building Age:
renovations in in 1947, 1952, 1972, 1995-1998 and 2001
Facility Management:
Duration of Current Management: Approximately 10 years
Reported Site Area: Information not provided
Reported Occupancy: 100%
Reported Building Size: 280,793 SFG
Number of Buildings: One
Number of Stories: Six
Basement/Basement/Crawl Space: Partial basement
On-Site Parking Spaces: 351
Currently Enforced Building Code: 2009 International Building Code (IBC) with local amendments
Date of Site Visit: August 3 and 10, 2017
Field Observers: Knox Carnes and Rebecca Durney
POC/Escorted By: Facilities Manager was our POC
Weather: 80-90 degrees F; Partly Cloudy
Potable Water Service Provider: City of _______
Sanitary Sewer Service Provider: City of _______
Storm Water Management Provider: City of _______
Natural Gas Service Provider: Energy Company
Electrical Service Provider: Electric Company
Page |3
SUMMARY, COST, ADA AND RESERVE SCHEDULES

Terminology
Many of the terms used in this report to describe the condition of the Subject’s readily observable components and systems
are listed and defined below. It should be noted that a term applied overall to a system does not preclude that a part,
section, or component of the system may differ significantly in condition.
Good - Component or system is sound and performing its function. Although it may show signs of normal wear and tear
commensurate with its age, some minor remedial work may be required.
Fair - Component or system is performing adequately at this time but exhibits deferred maintenance, evidence of previous
repairs, and workmanship not in compliance with commonly accepted standards, is obsolete, or is approaching the end
of its typical EUL. Repair or replacement is required to prevent its further deterioration, restore it to good condition, prevent
its premature failure, or to prolong its EUL. Component or system exhibits an inherent deficiency the cost of which to
remedy is not commensurate with the deficiency but that is best addressed by a program of increased preventive
maintenance or periodic repairs.
Satisfactory - Component or system is performing adequately at this time but exhibits normal wear and tear expected for:
the specific type of material, component, or equipment; the Subject’s use; and exposure to the elements for the given
locale, if applicable. Other than routine preventive maintenance, no repairs or improvements are required at this time.
Poor - Component or system has either failed or cannot be relied upon to continue performing its original function as a
result of: having realized or exceeded its typical EUL, excessive deferred maintenance, a state of disrepair, an inherent
design deficiency or workmanship. Present condition could contribute to or cause the deterioration of contiguous elements
or systems. Repair or replacement is required. The Buildings observed in poor condition should be monitored by, annual
or bi-annual inspection, should not all of the deficiencies identified be addressed in that same time interval.
Acceptable - Component or system is basically performing its original function in consideration of its age, overall quality
of the asset, and any inherent design and/or construction defects. Such inherent defects coupled with normal wear and
tear do not warrant the component to be classified as either in good or fair condition.
Serviceable - Component or system can accommodate either repairs or an increased level of proactive preventive
maintenance so as to either realize or extend its RUL.
Physical Deficiencies - Defined by the ASTM as “. . . conspicuous defects or significant deferred maintenance of a subject
property’s material systems, components, or equipment as observed during the field observer’s walk-through survey.
Included within this definition are material life-safety/building code violations and, material systems, components, or
equipment that are approaching, have reached, or have exceeded their typical EUL or whose RUL should not be relied
upon in view of actual or EFF AGE, abuse, excessive wear and tear, exposure to the elements, lack of proper or routine
maintenance, etc. This definition specifically excludes deficiencies that: may be remedied with routine maintenance,
miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do
not constitute a material physical deficiency of the subject property.”
No Further Action Required - Component or system exhibits normal wear and tear considering its age, purpose and extent
of use, and exposure to the elements. Prudent ownership would not immediately expend additional, significant monies in
relation to the Subject’s appraised value to remedy the observed physical deficiencies.
Page |4
Summary Table of Costs
Project Number: PC70736550

Location: 123 Avenue, City, State
Description: 280,793 SF Hospital
Date: September 12, 2017
OPINIONS
OF COST
SECTION UNINFLATED
DESCRIPTION SHORT TERM
NO. RESERVES
3.1 Site $21,500 $112,500
3.2 Structural System $0 $0
3.3 Exteriors $344,150 $246,400
3.4 Roofing $1,091,500 $30,000
3.5 Interiors $9,000 $240,000
3.6 Plumbing Systems $0 $21,000
3.7 Heating, Ventilation & Air Conditioning $797,450 $2,187,620
3.8 Electrical System $20,000 $355,000
3.9 Fire Protection and Life Safety $45,000 $10,000
3.10 Garages and Carports $0 $0
3.11 Elevators $0 $1,470,000
TOTAL $2,328,600 $4,672,520
SECTION OPINIONS OF ADA

DESCRIPTION
NO. COST
4.5 ADA Modifications $52,500
TOTAL $52,500
CAPITAL RESERVE SCHEDULE TOTALS
Aggregate Reserves (Uninflated) $4,672,520

Aggregate Reserves (Inflated) $5,036,012
Uninflated Reserve/SFG/Year $3.33
Inflated Reserve/SFG/Year $3.59
Opinions of Costs
Deferred Maintenance Existing Deficiencies

OPINIONS OF
COST
NO. SECTION # DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE DEFICIENCY PHOTO
3.1 SITE
Replace Deteriorated & Settled Asphalt Pavement
Paved parking areas are encumbered by cracks, soft areas
having extensive crazing and alligatoring of the surface, and
deteriorated sections. Previous patch type repairs were noted.
Other areas show extensive settlement that will become
1 3.1 4,000 SF $3.50 $14,000
"birdbaths" after heavy rainfalls. Areas of cracking were also
noted which will require routing and sealing to prevent water
entry. Damage was primarily noted in the MOB parking lot, the
employee parking lot across Washington Avenue, and the
parking lot northeast of the main entrance.
Prune Overgrown Foliage

A few isolated sections of the site landscaping were found to be
2 3.1 overgrown and in contact with the sidewall/roofline. All 3 MD $500.00 $1,500
overgrowth should be pruned back to allow proper ventilation
and prevent accelerated sidewall abrasion wear.
Replace Deteriorated Foundation Joint Sealant

The sealant in the base joint between the concrete sidewalks and
the building foundation or wall is deteriorated and damaged in
many places. This will allow water into the joint undermining the
3 3.1 500 LF $5.00 $2,500
sidewalk. The deteriorated sealant and debris should be
removed from the joint and new sealant installed to waterproof
the joint. This was primarily noted on the west and south sides
of the building.
Remove Cable from Drain Piping

A cable or hose appears to be routed through the storm drain
piping which is not allowed be code. The cable was noted in the
4 3.1 1 CD $3,500.00 $3,500
surface catch basin in the parking lot northeast of the main
building entrance. The cable should be removed and the storm
drain cleared for proper flow.
Subtotal Site $21,500
3.2 STRUCTURAL SYSTEM

No Items $0
Subtotal Structural System $0
3.3 EXTERIORS
Replace Expansion Joints

Sealant in the masonry expansion joints in the brick facades was
observed to be cracked and split. While still pliable, the
5 3.3 waterproofing capacity of the sealant is questionable. Cleaning 6,500 LF $5.00 $32,500
and replacement of sealant in the masonry expansion joints is
recommended at this time. This sealant typically has a 10-12
year life before requiring replacement outside the term.
Replace Soffit Light Fixture

One of the recessed light fixtures in the soffit on the east side of
6 3.3 1 MD $500.00 $500
the MOB is loose and hanging by the electrical wiring. The light
fixture should be reset and checked for proper operation.
Opinions of Costs

OPINIONS OF
COST
Repair Damaged Fascia and Soffit

Damaged fascia was noted on the overhand at the loading dock
on the west side of the building. There was also a small area of
7 3.3 150 SF $16.00 $2,400
physical damage to the EIFS on the ceiling of the porte-cochere
at the main building entrance. Repairs and waterproofing are
needed.
Re-Point Brick Façades, 10%

Approximately 10% of the exterior brick facade exhibits open
mortar joints, deteriorated joints or brick/mortar separation.
Small areas of cracked brick were also noted on the south wall
8 3.3 12,000 SF $25.00 $300,000
and the elevator penthouse on the tower roof. Rake-out all
deteriorated mortar and point with new mortar to match existing
with respect to mortar pigment and joint type. Budget for
recurring pointing over the reserve term due to age.
Replace Exterior Sealants

The Subject's exterior caulking around the window and door
frames and on the precast concrete lintels and window sills were
9 3.3 2,500 LF $3.50 $8,750
found to be dry/brittle and no longer providing a water-tight seal
to prevent storm water infiltration. All old caulking should be
raked out of joints and a new material should be neatly tooled.
Subtotal Exteriors $344,150
3.4 ROOFING
Repair Roof Leader

One of the roof leaders on the south side of the red brick
building is damaged and is not properly seated in the
10 3.4 1 EA $500.00 $500
underground discharge piping, causing localized erosion. The
leader should be repaired and sealed and re-grading performed
in the eroded area.
Replace Sealant in Flashing and Coping Joints

Sealant in the termination bar and counter-flashing used on the
parapet walls for the single ply roofing systems is deteriorated
11 3.4 350 LF $10.00 $3,500
and missing in places. This is also true of the sealant on the
parapet coping joints. Joints should be cleaned and new
sealant installed for waterproofing.
Repair Roof Appurtenances

Roof appurtenances such as the lightning arrestor system,
12 3.4 exterior conduits and junction boxes are loose or damaged and 5 CD $3,500.00 $17,500
will not properly function. These appurtenances should be
repairs and returned to service.
Re-Roofing, Single Ply System-Surgery Center

The existing roof is 20 years old and has realized its EUL. The
roof is encumbered with ponding, defective flashings, and
numerous previous repairs. There are active leaks. Replacement
13 3.4 15,000 SF $10.00 $150,000
is necessary. Remove membrane, replace deteriorated substrate
as required, and install new single-ply system and flashings. It
may be necessary to re-work most of the flashings as a result of
the thicker roof surface if tapered insulation was installed.
Opinions of Costs

OPINIONS OF
COST
Re-Roof, Modified Bitumen Roof System-Boiler Room

The roof has realized its expected useful life and additional
14 3.4 repairs are no longer commensurate with the system. Make 7,500 SF $16.00 $120,000
necessary repairs to the substrate roof and apply a new modified
bitumen roof.
Re-Roofing, Built-Up, Rip-Off & Replace-MOB

The Subject's BUR was found to be alligatored, blistered and
exceeded its EUL. Due to the amount of previous repairs,
15 3.4 50,000 SF $16.00 $800,000
widespread chronic leaks and high susceptibility of trapped water
vapor within the felts - the existing roof covering should be
ripped off and replaced.
Subtotal Roofing $1,091,500
3.5 INTERIORS
Repair Inoperative Commercial Washer

One of the hospital's commercial washers was noted to be out of
16 3.5 1 LS $1,500.00 $1,500
service. The washer should be repaired and placed back in
service.
Restore Hospital Rooms to Use

Three hospital patient rooms, 3108, 3110, and 3111 are out of
17 3.5 3 EA $2,500.00 $7,500
service due to leakage associated with the roll-in shower drain
pan. The rooms should be repaired and placed back in service.
Subtotal Interiors $9,000
3.6 PLUMBING SYSTEMS

No Items $0
Subtotal Plumbing Systems $0
3.7 HEATING, VENTILATION & AIR CONDITIONING
Repair Boiler Equipment Pad

18 3.7 The concrete pad supporting the Cleaver Brooks boiler is 2 CD $3,500.00 $7,000
disintegrating. Shore up the pad and patch the concrete.
Retain Design Professional

The current boiler system is approaching end of useful service
life. Boiler technology has advanced since the original
19 3.7 installation. Retain qualified design professional to analyze the 1 ALLOW $25,000.00 $25,000 No Photo
existing boiler system and make recommendations regarding the
most efficient systems utilizing current technology to provide the
steam and hot water water required for the hospital.
Opinions of Costs

OPINIONS OF
COST
Install Variable Frequency Drive on Air Handler

AHU-111 does not function properly, and appears to be over-
20 3.7 1 LS $7,500.00 $7,500
powered. Install a variable frequency drive on the motor to slow
fan speed.
Perform Ventilation Study

Several areas of the building appear to be experiencing
problems with pressurization. Due to numerous retro-fits and
21 3.7 renovations, it is likely that ventilation rates and air distribution 1 ALLOW $45,000.00 $45,000 No Photo
are not adequate for a hospital. Retain a qualified profession to
perform a comprehensive ventilation and air balancing study of
all air handling systems.
Relocate Steam Coil

The pre-heat steam coil blocks the flow of outdoor air to the air
handling unit on the first floor adjacent to the emergency
22 3.7 generators. The coil needs to be relocated to within the AHU 1 LS $3,500.00 $3,500
housing, or an alternative method of pre-heating provided (e.g.,
a powered steam unit heater suspended from the mechanical
room ceiling).
Clean AHU Housings

The air handlers in the fourth floor mechanical room exhibit
black stains on the housing exteriors. These units serve the
23 3.7 5 MD $350.00 $1,750
surgery and medical procedure rooms. The black stains should
be tested for mold (including the AHU interiors) and cleaned
appropriately.
Clean Atrium Roof Top Unit

The air handling unit serving the lobby/atrium exhibits excessive
24 3.7 2 MD $350.00 $700
dust inside the housing and dirty filters. Clean the unit at this
time as part of normal maintenance activities.
Additional Upgrades to Building Control System

The building control system software was recently upgraded to
control the central plant and some functions of the HVAC
equipment. The control system is a mixture of pneumatics,
25 3.7 280,000 SF $2.50 $700,000 No Photo
electronics, and DDC, and some components cannot be
adequately control. A comprehensive control renovation is
recommended to eliminate pneumatics and to add control
functionality to all components.
Opinions of Costs

OPINIONS OF
COST
General Housekeeping and Minor Repairs

Insulation was observed to be damaged or missing on the
chillers and the steam, hot water, and chilled water piping.
Leaks were noted at some pumps, valves and pipe fittings
resulting in water pooling on the mechanical room floors. The
26 3.7 condensate drain pan at the fan coil in the 4th floor air-handler 20 MD $350.00 $7,000
room is leaking, and water is pooling on the floor beneath the
unit. Additionally, there is damage being caused by birds on the
ductwork entering the elevator machine room on the roof. These
general housekeeping and minor repair issues should be
addressed at this time.
Subtotal Heating, Ventilation & Air Conditioning $797,450
3.8 ELECTRICAL SYSTEM
Replace Obsolete Motor Control Center

24 A motor control center in the main mechanical room is obsolete 1 EA $20,000.00 $20,000
and overheats. Replacement is recommended.
Subtotal Electrical System $20,000
3.9 FIRE PROTECTION AND LIFE SAFETY
Extend Sprinklers
At present, the Subject is only partially fire sprinklered with a wet
25 3.9 15,000 SF $3.00 $45,000
pipe system. Extend existing sprinkler system to cover all floors
and areas.
Subtotal Fire Protection and Life Safety $45,000
3.10 GARAGES AND CARPORTS

No Items $0
Subtotal Garages and Carports $0
3.11 ELEVATORS
No Items $0
Subtotal Elevators $0
Total $2,328,600
* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost.
** - COST OMITTED: Recommendation only.
*** - COST OMITTED: Tenant responsibility.
^ - COST OMITTED: Work already budgeted as part of Capital Program
Opinions of ADA Modifications
OPINIONS OF ADA
NO. SECTION NO. DESCRIPTION QUANTITY UNIT UNIT COST DEFICIENCY PHOTO
COST
4.5 ADA MODIFICATIONS
ADA Survey
During our site survey, we noted that the Subject provides limited
handicapped accessibility. The law became effective for existing buildings
1 4.5 1 LS $10,000.00 $10,000
classified as "Public Accommodations" on January 26, 1992. We
recommend that an ADA survey be conducted to identify all barriers and
any readily achievable improvements/modifications.
Create Accessible Toilet Stall
Staff and visitor toilet rooms in the hospital tower are currently not ADA
2 4.5 accessible and do not have adequate clearances. The individual Men's and 6 EA $3,500.00 $21,000
Women's toilet rooms should be combined to become a single unisex
toilet room which is ADA accessible.
Insulation of Under‐Sink Piping
The majority of the lavatories in the hospital rooms are without insulation
3 4.5 on the piping under the lavatory. This is an ADA requirement to protect 149 Each $100.00 $15,000
wheelchair users against injury. Piping insulation should be included
under all lavatories.
Install Accessible Parking Stall Signage
The Subject was found to be fitted with an adequate number of
handicapped accessible parking stalls and van stalls but each stall is
5 4.5 presently not equipped with an individual posted sign. According to 26 EA $250.00 $6,500
ADAAG, each handicapped accessible parking stall should be marked with
both pavement striping and international symbol and a posted sign
mounted directly in front of the stall. All colors should be contrasting.
Subtotal ADA Modifications $52,500
Total $52,500
* ‐ COST OMITTED: Work can be completed in‐house or by an outside contractor at minimal cost.
** ‐ COST OMITTED: Recommendation only.
*** ‐ COST OMITTED: Tenant responsibility.
^ ‐ COST OMITTED: Work already budgeted as part of Capital Program
Capital Reserve Schedule
PC70736550 Reserve Term: 5
Project Number:
Medical Center Inflation Rate (%): 3.00%
Project Name:
123 Avenue, City, State Building Age: 88
Location:
280,793 SF Hospital No. of Buildings: 1
Description:
September 12, 2017 SFG: 280,793
Date:
AVG EFF UNIT CYCLE PROBABLE REPLACEMENT DATES & ESTIMATED EXPENDITURES ($) Total
COMPONENT OR SYSTEM EUL AGE RUL QUANTITY UNIT COST REPLMNT 2018 2019 2020 2021 2022 Reserve
(Yr) (Yr) (Yr) ($) COST 1 2 3 4 5 Item
SITE
Pavement and Curbing - Allowance 4 0 4 135,000 SF 0.50 67,500 0 0 0 67,500 0 67,500
Site Concrete Repairs 15 10 5 3,000 SF 15.00 45,000 0 0 0 0 45,000 45,000
EXTERIORS
Budget to Re-Point Brick Façades 1 0 1 1,200 SF 25.00 30,000 30,000 30,000 30,000 30,000 30,000 150,000
Seal Curtain Wall Joints-MOB 7 3 4 13,000 SF 7.00 91,000 0 0 0 91,000 0 91,000
Replace Single Pane Windows-Red Brick Area 20 16 4 12 EA 450.00 5,400 0 0 0 5,400 0 5,400
ROOFING
Recaulk Atrium Skylight 12 9 3 1,500 LF 5.00 7,500 0 0 7,500 0 0 7,500
Annual Roof Maintenance 1 0 1 1 LS 4,500.00 4,500 4,500 4,500 4,500 4,500 4,500 22,500
INTERIORS
Upgrade Lobby Finishes 10 5 5 3,000 SF 80.00 240,000 0 0 0 0 240,000 240,000
PLUMBING SYSTEMS
Replace Domestic Water Heat Exchanger 15 12 3 1 EA 15,000.00 15,000 0 0 15,000 0 0 15,000
Replace Back Flow Prevention Device 15 10 5 1 LS 6,000.00 6,000 0 0 0 0 6,000 6,000
HEATING, VENTILATION & AIR CONDITIONING
Replace Central, Gas-Fired Heating Boiler 25 21 4 10,050 MBH 30.00 301,500 0 0 0 12,060 12,060 24,120
Replace HW Pumps (#) 15 10 5 80 HP 1,250.00 100,000 0 0 0 0 100,000 100,000
Replace Heating Hot Water Heat Exchanger 20 17 3 2 EA 25,000.00 50,000 0 0 50,000 0 0 50,000
Replace Condensate Return Pump 25 21 4 3 EA 15,000.00 45,000 0 0 0 45,000 0 45,000
Replace Cooling Tower (#) 25 1 24 950 TON 1,000.00 950,000 0 0 0 0 0 0
Replace Condenser Water Pumps (#) 15 0 15 50 HP 1,250.00 62,500 0 0 0 0 0 0
Clean Cooling Towers 1 0 1 2 EA 5,000.00 10,000 10,000 10,000 10,000 10,000 10,000 50,000
Capital Reserve Schedule
PC70736550 Reserve Term: 5
Project Number:
Medical Center Inflation Rate (%): 3.00%
Project Name:
123 Avenue, City, State Building Age: 88
Location:
280,793 SF Hospital No. of Buildings: 1
Description:
September 12, 2017 SFG: 280,793
Date:
AVG EFF UNIT CYCLE PROBABLE REPLACEMENT DATES & ESTIMATED EXPENDITURES ($) Total
COMPONENT OR SYSTEM EUL AGE RUL QUANTITY UNIT COST REPLMNT 2018 2019 2020 2021 2022 Reserve
(Yr) (Yr) (Yr) ($) COST 1 2 3 4 5 Item
Replace Chiller (450 ton) 25 21 4 2 EA 400,000.00 800,000 0 0 0 800,000 0 800,000
Replace Chilled Water Pumps (#) 15 10 5 200 HP 1,250.00 250,000 0 0 0 0 250,000 250,000
Replace Obsolete AHUs 25 24 1 450 TON 1,850.00 832,500 166,500 166,500 166,500 166,500 166,500 832,500
Replace Acoustical Linings in Mechanical Rooms 25 24 1 8 EA 4,500.00 36,000 7,200 7,200 7,200 7,200 7,200 36,000
ELECTRICAL SYSTEM
Replace Emergency Generator (#) 40 38 2 800 KW 400.00 320,000 0 320,000 0 0 0 320,000
Conduct Infra-Red Survey 1 0 1 1 EA 7,000.00 7,000 7,000 7,000 7,000 7,000 7,000 35,000
FIRE PROTECTION AND LIFE SAFETY
Convert Halon System to Pre-Action System 15 10 5 2,000 SF 5.00 10,000 0 0 0 0 10,000 10,000
Replace/Upgrade Fire Alarm System 20 0 20 281,000 SF 2.00 562,000 0 0 0 0 0 0
ELEVATORS
Modernize Traction Elevator - Highrise 20 18 2 4 EA 250,000.00 1,000,000 0 250,000 250,000 250,000 250,000 1,000,000
Modernize Original Hydraulic Elevator - Lowrise 20 19 1 1 EA 225,000.00 225,000 225,000 0 0 0 0 225,000
Modernize Hydraulic Elevator-MOB 20 16 4 1 EA 185,000.00 185,000 0 0 0 185,000 0 185,000
Replace Cab Finishes 10 5 5 6 EA 10,000.00 60,000 0 0 0 0 60,000 60,000
ANNUAL REQUIREMENTS (UNINFLATED) $450,200 $795,200 $547,700 $1,681,160 $1,198,260 $4,672,520
AVG EUL: Average Expected Useful Life

INFLATION RATE FACTOR @ 3.00 % 1 1.0300 1.0609 1.0927 1.1255
EFF AGE: Effective Age

ANNUAL REQUIREMENTS (INFLATED) $450,200 $819,056 $581,055 $1,837,049 $1,348,652 $5,036,012
RUL: Remaining Useful Life

UNINFLATED RESERVE/SFG/YEAR $3.33
* - COST OMITTED: Work can be completed in-house or by an outside
contractor at minimal cost.
INFLATED RESERVE/SFG/YEAR $3.59
** - COST OMITTED: Recommendation only.
*** - COST OMITTED: Tenant responsibility.
^ - COST OMITTED: Work already budgeted as part of Capital Program

SITE SYSTEMS
TOPOGRAPHY, DRAINAGE, AND FLOOD HAZARD
The building pad is generally flat, but has been graded with gentle slopes outward from the building for drainage. Overall
difference in elevation appears to be approximately 10’-15’ from the building pad to the level of the Washington Avenue
roadway to the east. Finished grade elevations on the building pad perimeter are even with the adjacent parcels. The
ground floor elevations are at, or, slightly above the finished grade and pavement.
Storm water drains via sheet-flow to a system of catch basins and curb inlet structures
that connect to the municipal system. Underground piping, generally reinforced
concrete pipe connects the catch basins and inlet structures together to provide
delivery to the storm water system. Some roof drains are piped underground to the
storm sewer system.
The site is not located in a special flood hazard zone. The potential flood risk is low.
The site is located within Flood Hazard Zone X per FEMA Flood Insurance Rate
Map Panel No. 12345C6789F dated September 3, 2014. Zone X is the flood
insurance
rate zone that corresponds to: (i) areas outside the one-percent annual chance floodplain, (ii) areas of one-percent
annual chance sheet flow flooding where average depths are less than one foot, (iii) areas of one-percent annual
chance stream flooding where the contributing drainage area is less than one square mile, or (iv) areas protected from
the one-percent annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone.
Insurance purchase is not required in this zone according to FEMA.
Observations & Comments

The topography and drainage systems appear to be in generally good condition with some repairs recommended as
detailed in the cost schedule. Slopes and embankments appear adequate, and are generally subject to minimal erosion.
No areas of chronic flooding were observed or reported. Some ongoing maintenance to topography and drainage will
be required on a periodic basis.
PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING, LANDSCAPING

On-site roadways and parking areas are asphalt-paved. The parking lot near the emergency room entrance on the south
side of the hospital is concrete-paved. Sidewalks are concrete-paved. Concrete curbs and gutters are provided on the
pavement perimeters.
Site lighting is provided by pole-mounted parking lot fixtures and supplemental
building-mounted fixtures. The site is landscaped with trees, shrubs, and grass
covered yards and parking lot islands.
Protected canopies are provided at the passenger drop off areas outside the main
entrance and the ambulance entrance. The canopy at the front entrance is
freestanding with a flat roof and EIFS-clad columns and beams. The ambulance entry
canopy is column supported and an extension of the 1st floor setback roof with
enclosed soffits.

Paving and flatwork is of various ages. Some deficiencies requiring remedial repairs were noted and are included in the
cost schedule. Additional capital funds will be necessary over the reserve term to maintain the service life of the paving.
Some ongoing maintenance will be required on a periodic basis.
P a g e | 14
BUILDING SYSTEMS
SUBSTRUCTURE AND SUPERSTRUCTURE
Within the authorized scope of this survey, absolute determination of the foundation and structural framing systems was
not possible. CBRE had no access to certified as-built drawings, and did not perform destructive testing or invasive
observations. Our non-invasive observations follow.
The building uses a combination of foundation systems including a slab on grade with continuous strip-type footings below
precast tilt-up walls, isolated pad-type footings below columns, and grade beams below shear walls. The hospital is
constructed into a hillside with portions of the ground level partially below grade. Original portions of the hospital utilize
a pier and beam foundation system. Construction consists primarily of cast in place concrete framing with load-bearing
columns and beams. Elevated floors are concrete poured over corrugated metal decking; roof decks are corrugated metal
decking supported on OWJ’s. The concave arched roof over the atrium is supported by light weight arched girder trusses.

Based on our representative areas of observation, the building did not reveal any evidence of apparent structural distress.
The building’s foundation appears stable with no visible indications of adverse subsoil conditions such as subsidence. Our
general observations of the rooflines and sidewalls revealed them to be level and plumb, respectively, to the unaided eye.
Generally, the structural framing for the floors and roof, based on the areas surveyed, appeared to be in good-to-fair
condition. There were no excessive deflections noted that would affect the serviceability of the framing systems.
EXTERIOR WALLS, DOORS, LOADING DOCKS, WINDOWS AND ROOFING

The primary exterior wall cladding consists of brick veneer on various substrate
systems. As the Subject has been expanded over the years the exterior walls have
utilized different cladding materials including red brick veneer on the original
buildings, tan brick veneer on the primary hospital tower and Surgery Center, and
areas of EIFS on the porte-cochere fascia and the Medical Office Building (MOB).
The MOB has an area of aluminum and glass curtain wall with glazing units and
aluminum mullions on the east wall. The atrium lobby of the hospital tower has an
arched skylight atrium formed of clear glazing panels and curved aluminum mullions.
Windows in the hospital rooms are generally operable and of either casement or single hung design with pre-cast concrete
lintels and exterior sills. Main entrance doors consist of glass and aluminum set into conventional storefront glazing. The
main entry doors are telescoping units operated on motion sensors. Service doors are painted hollow metal.
A small loading dock exists on the west side of the hospital. The dock is covered with
a steel-framed canopy and is also used for the waste handling area for the hospital.
The building has multiple main roof areas with different types of roofing systems of
various ages. All roof areas are low slope with a slight pitch toward internal roof
drains or perimeter gutter and leader systems. Overflow drainage is provided by
scuppers around the perimeter.
The table below summarizes the roof sections.
ROOF SCHEDULE
Area Area (SF) Type Age RUL
Hospital Tower 18,000 Single-Ply TPO 2 18
Women’s Care 31,000 Single-Ply TPO 2 18
Surgery Center 15,000 Single-Ply TPO 20+ 0
Boiler Room 7,500 Modified Bitumen 20+ 0
MOB 49,500 Gravel Surfaced Built-up 20+ 0
P a g e | 15

Exterior sidewalls were generally found to be in good to fair condition with some deferred maintenance and deterioration
requiring repairs. Due to age, budgeting for future re-pointing and waterproofing on the wall and window systems is
advised.
Sealants at the exterior sidewalls were also generally found to be in good to fair but serviceable condition. Budgeting for
spot type repairs in conjunction with the exterior painting program is recommended. Additional precast and curtainwall
joint replacements are anticipated later in the term.
Roofing systems on the Hospital Tower and the Women’s Care areas of the hospital were reportedly replaced in 2015 and
are under warranty. A copy of the warranty has been requested, but has not been provided. The roof covering on these
roof areas appeared to be in generally good condition. Annual maintenance is recommended to maintain the roof systems
in good condition. Although the roofing systems on these areas are new, some deficiencies were observed with roof
appurtenances such as the lightning protection system and flashings which were apparently not replaced with the roofs.
The remaining roofing systems on the hospital have reached or exceeded their EUL and therefore, replacement is
recommended as an immediate repair cost. It is possible that the replacement of some of these areas could be forestalled
by a year or so with extensive repairs. These roofs had reported leaks, poor flashings, and deteriorated membranes.
Management reported that no roof surveys or moisture surveys have been performed.
INTERIORS: LOBBY, CORRIDORS, NURSE STATIONS, TOILET ROOMS, DINING & DAY AREAS
The hospital is organized around a three-story atrium, which runs in an east-west
direction over one wing of the hospital tower and along the side of the interior of the
MOB. The main entry lobby is located under the atrium ceiling and is equipped with
a reception/information desk and provides access to the hospital elevators as well as
the MOB elevator. A small gift shop is in the lobby. The hospital has a commercial
kitchen and cafeteria on the ground floor, which is currently undergoing renovation.
Interior lobby finishes include ceramic tile flooring, vinyl-clad walls and suspended
acoustical tile ceilings and the atrium skylight. Hospital corridors are equipped with
fire doors at major intersections and generally consist of VCT flooring, vinyl-clad walls
and ACT ceilings.
Toilet rooms are located on all floors for both patients and staff. Interior finishes include ceramic tile flooring and walls,
and ACT ceilings. The toilet rooms are equipped with floor or wall-mounted toilets with automatic flush valves, wall-
mounted flush-valve urinals, and wall-mounted lavatories.
Clinics of various specialties and different medical areas including support functions are located at various places within
the hospital. Some clinics have separate waiting rooms. Specialty functions include X-Ray, MRI, CT suites, a laboratory,
and an emergency area with a separate ambulance entrance. Support spaces include reception areas at the waiting
rooms. There are also the typical back-of-house areas such as laundry, maintenance, and housekeeping. Clinic finishes
vary by function but include combinations of VCT, laminate, and sheet vinyl floors, vinyl wall covering or painted gypsum
partitions, and acoustic tile or painted gypsum ceilings.

Interior areas were in generally good condition with some deferred maintenance and deficiencies noted and detailed in
the cost schedule. The hospital has been added and expanded over the years resulting in some inefficiencies in traffic flow
and material handling. Due to age, many areas will require renovation to become ADA accessible.
P a g e | 16
SUPPLY AND WASTE PIPING AND DOMESTIC HOT WATER

Domestic water enters the building underground from an exterior meter pit. A 4” dedicated domestic water line enters the
mechanical room on the west side of the north wing of the building. The domestic water service line is equipped with a
Watts backflow preventer; no inspection tags were noted at the device. A storage tank is installed downstream of the
backflow device to store 72 hours-worth of domestic water for emergency operation. The building operates from city water
pressure, without the use of a booster pump. Piping is generally concealed. The
domestic water risers and laterals are reported to be copper and observed piping was
consistent with that report. Observable piping within the mechanical room is partially
insulated. Makeup water for the cooling tower and chilled water system is separately
metered and has backflow prevention.
Sanitary drainage piping is arranged to exit the building and flow by gravity to the
municipal sanitary mains beneath the adjacent city street. Sanitary waste and vent
piping was observed to be cast iron. No sump pumps were observed. Natural gas
serves boilers, and kitchen equipment. A gas regulator and meter are located outside
on the east side of the mechanical room. Natural gas piping was observed to be black
steel. The piping systems are of varying ages, having been replaced as part of various
renovations.
Domestic hot water is generated by two AERCO steam to hot water heat exchangers
utilizing steam generated by the heating boilers. Domestic hot water temperature is
controlled by a tempering/mixing valve, and circulated throughout the building by two
in-line circulating pumps. Domestic water for certain spaces with specific needs, such
as the kitchen and medical office building, is generated by individual electric water
heaters located near the point of use.

Our representative observations of the supply and wastewater piping and inquiries of the POC did not reveal any significant
deficiencies or systematic leak issues. The piping is of varying ages, depending upon the building phase. Although no
major issues were reported, copper and cast-iron piping has an expected useful life of 50-70 years depending upon water
quality. Replacement of some older sections of piping should be anticipated, and is included in the Reserve Schedule.
The AERCO steam-to-water heat exchangers were observed to be in satisfactory condition. The heat exchangers were
reportedly installed as part of the renovation in the 1990s. One of the exchangers was replaced in 2015. The other
exchanger was manufactured in 1994, and is also likely nearing the end of its expected service life. Replacement early in
the term is anticipated.
We simultaneously tested two plumbing fixtures and observed good flow to prevail. No issues with water pressure were
observed. The backflow prevention devices did not have current inspection tags posted at the device. Property
management reported that inspections are current; however, recent inspection certification was not provided for review.
Overall the domestic supply, waste water, and domestic hot water systems should provide many additional years of service
before replacements are required. Replacement of smaller, in-line circulating pumps and domestic water heaters is
anticipated as part of normal maintenance operations. Replacement of backflow preventers is anticipated late in the term
and included in the budget.
P a g e | 17
HEATING, COOLING AND VENTILATION

Heating and cooling is provided by a central hot and chilled water system using central air handlers located in mechanical
rooms on each floor of the building. Heating and chilled water are produced by a central plant located in mechanical
room at the north end of the building.
Three natural gas-fired boilers generate low-pressure steam, which is used to heat
domestic hot water and heating hot water via shell and tube heat exchangers. Steam
is also used directly for heating at some air handling units, sterilization functions, and
for humidification. The boilers are manufactured by Cleaver Brooks and Johnston
Boiler Company, and are all rated at 3,350,000 Btu/hour input. The Cleaver Brooks
boiler was manufactured in 1996, and the two Johnston boilers were manufactured
in 1993. Heating hot water is generated by two shell-and-tube heat exchangers
utilizing the low-pressure steam provided by the boilers. The heating hot water is
distributed to heating coils by two 40 HP pumps.
Two Trane water-cooled centrifugal chillers produce chilled water for air-conditioning.
The chillers as configured reportedly have a cooling capacity of approximately 450
tons each. The units were manufactured in 1996, and were overhauled in 2016.
Heat rejection is provided by a two, two-cell Reymsa cooling towers, which were
installed in 2017. Two 25 HP water pumps circulate condenser water between the
towers and the chillers. Each chiller has a dedicated 25 HP primary chilled water
pump. There are two 75 HP secondary circulating pumps to distribute chilled water
to air-handling units throughout the facility. Reportedly, there is no redundancy in the
pumping systems. Loss of a pump will result in a substantial reduction in water flow
within the affected loop.
The air handling system types vary somewhat based on the date of installation. Units dating from the 1970s are generally
constant-volume “dual-duct” systems, wherein the air handler simultaneously produces warm air and cold air, which are
distributed in coincident ductwork (“hot deck” and “cold deck”.) Constant volume dampers above the ceiling are
connected to both decks, and blend the hot and cold air to provide the proper temperature of supply air to maintain set-
point conditions within the conditioned spaces.
Air handlers that were installed in subsequent phases, including those serving the
surgery rooms, are variable volume air handlers with steam pre-heat coils, heating
water coils, and chilled water coils. Air from the AHU’s is distributed via insulated
ductwork to VAV boxes equipped around the building. Air handlers serving spaces
that require humidity control are also equipped with steam humidifiers in the
discharge ductwork.
Air handlers which serve spaces requiring positive or negative air pressure control
(operating rooms, C-section room, etc.) have ducted returns and outdoor air intake.
Air handlers serving surgery and procedure rooms are equipped with smoke
evacuation features.
The lobby atrium is heated and cooled with a dedicated unit located on the roof of the atrium. The unit has heating water
and chilled water coils. The atrium is also equipped with a smoke exhaust system, with roof mounted exhaust fans.
The air handlers serving the patient floors, medical office building, and administration areas do not have ducted returns to
the unit. Instead, the return air is ducted above the ceiling and terminates just inside the mechanical room. Outdoor air
is introduced from a louvered penthouse on the roof via a shaft with openings in each stacked mechanical room. The
mechanical room is utilized as a mixing plenum for the return air and outdoor air before it is drawn into the open filter
section of the air handling unit. The mechanical rooms are generally lined with insulation for noise control.
Due to phased construction and renovations, the systems for the patient rooms vary. Patient rooms are heated and cooled
by floor-mounted fan-coil units, above-ceiling fan-coil units, or by VAV boxes fed from a central air handler.
P a g e | 18
There are dedicated exhaust fans serving the clinic areas and common area restrooms. Exhaust from the commercial
kitchen is exhausted to by commercial exhaust with a conventional hood.
The building control system is a Johnson Controls Metasys system, which provides control, monitoring, and troubleshooting
for the central plant and air handlers. This system was upgraded in 2016. Controls are a mixture of pneumatic, electronic,
and DDC systems.
A list of the observed heating, ventilating, and air conditioning equipment is provided in the Asset Data Table.

Overall, the mechanical systems are in fair to good operating condition and adequately maintained. Using the tonnage of
the two primary chillers (900 tons) we calculated that one ton of air conditioning is provided for every 311 SF of building
space, which is within the normally acceptable range.
The boilers were noted to be in generally satisfactory condition. The boiler tubes were observable at the Cleaver Brooks
units, and appeared to have only minor scaling. The concrete pad at this unit is disintegrating, and should be repaired at
this time. Budgeting is included in the Cost Table.
The boilers are 21-24 years old. According to ASHRAE, fire-tube boilers of this type have a median expected life of
approximately 25 years, depending upon the quality of maintenance and water treatment. The boilers have been well
maintained, but will likely require replacement during the next decade. The burners and combustion controls for all boilers
are original, and less efficient than current technology. Replacement of the boilers is recommended during the evaluation
term, and is included in the Reserve Table.
Boiler technology has advanced within the last twenty years. Budgeting for replacing the boilers in-kind is included;
however, this may not be the most advantageous course of action. A qualified design professional should be engaged to
perform and in-depth analysis of the heating and steam requirements and to design the most energy efficient systems
incorporating the latest technologies. Budgeting to retain the services of a design professional is included in the Cost
Table.
The chillers were observed to be in good condition, with some minor damage to exterior insulation. The chillers are 21
years old. According to ASHRAE, the median life expectancy for water-cooled centrifugal chillers is 23 years; however,
well maintained chillers can last 25-30 years. The chillers were overhauled in 2017, which will extend the service life
beyond the normal EUL. Replacement of the chillers will be required late in the evaluation term, and is included in the
Reserve Table.
The chillers utilize refrigerant R-123, which is considered to be an ozone-depleter per the Montreal Protocol, and will not
be available for service in developed countries after 2030. Continued use of recycled R-123 after 2030 will be permitted.
The Subject’s chillers most likely will be retired before 2030, thus the availability of this refrigerant will not be of concern.
The cooling towers are new, and are in good condition. At the time of the site visit,
excessive algae growth was observed at the discharge of the towers. The cause of
the algae growth was not known. At the time of the site visit, maintenance personnel
were cleaning the algae and trying to determine the cause. The water treatment
vendor was analyzing the biocide currently being used and investigating other options
that may provide better algae prevention. It is likely that the most reliable solution will
be to institute a frequent cleaning program to prevent excessive build-up of biological
growth on the interior surface of the tower discharge.
The air handlers were observed to be of varying ages and conditions. Two units are experiencing significant operational
issues. These units were installed by contractors as a “design-build” installation. AHU-111, which serves the 4th floor,
appears to be over-powered and attempting to move too much air. The fan is drawing a negative pressure in the
mechanical room, making it extremely difficult to open the mechanical room door. Air noise is excessive at the diffusers
throughout the fourth floor, indicating that the air volume is too high. The fan has experienced instability, and on two
occasions has developed a critical vibration which resulted in the fan self-destructing. The contractor has attempted to
remedy the situation by installing a bypass in the fan discharge, but the situation was not improved to any extent. This
P a g e | 19
system should be evaluated by a design professional to determine the proper amount of air flow required and the
appropriate sizing of the fan motor. A short-term solution could be to install a variable frequency drive on the fan motor
to slow the fan speed.
A second major air handling issue was observed at the air handler located in the first-floor mechanical room adjacent to
the generator yard. This unit was designed to utilize the mechanical room as a mixing plenum with outdoor air being
drawn in from a louver in the exterior wall. A steam coil has been installed in the room over the louver, blocking air flow.
The installation of the coil appears to be a later addition, and that the design intent was for the steam coil to provide
preheating of the outdoor air before it enters the air handler. Operationally, the air handler will draw air from the “path
of least resistance”, which in this case is from the cracks around the mechanical room door. The negative pressure within
the room makes it difficult to open the door. The proper amount of outdoor ventilation air is likely not being introduced
to the spaces served by this air handler. The steam coil should be removed and replaced with another method of
preheating, such as providing a powered steam unit heater within the room.
The issues with these two air handlers underscores a larger issue with the ventilation at the Subject. Systems have been
modified, removed, and added over the years resulting in air flow imbalances. The pressurization/ventilation of the critical
treatment areas (surgery, etc.) is closely monitored; however, other areas of the building were observed to have
pressurization issues and inadequate outdoor air supply. It would be prudent to conduct a comprehensive ventilation
study to evaluate whether the proper amount of outdoor air is being introduced, the proper amount of air-changes per
hour are being provided, and that the air distribution is adequate to all conditioned spaces. Budgeting to engage a
qualified design professional is included in the Cost Table.
Also of concern, the air handling units in the 4th Floor mechanical room exhibit black staining on the exterior of the
housing, which may be indicative of mold. These air handlers serve surgery and medical procedure rooms. The black
substance should be tested and cleaned from the units. The interior of the units should be inspected as well. Budgeting is
included in the Cost Table.
The mechanical rooms that are utilized as mixing plenums are lined with acoustical
insulation. This insulation has been damaged in many areas, and is starting to
deteriorate, which could introduce particulates into the air stream. Replacement of
this insulation when air handlers are replaced is recommended. Not all of the air
handlers will need to be replaced over the term; however, replacement of the
insulation in those rooms is still recommended to the greatest extent possible while the
AHU remains in position. Budgeting is included in the Reserve Table.
The air handling unit serving the atrium exhibits excessive dust accumulation on the
interior of the housing. There is on-going construction in the kitchen/dining area, which is likely a contributing factor. The
unit should be cleaned and filters changed at this time as part of normal maintenance activities.
Air handling units are of varying ages, having been installed or replaced during various renovation projects in the Subject’s
history. In general, the older “dual-duct” units have exceeded expected service life, and should be replaced early in the
evaluation term. The rooftop unit that provides ventilation to the 6th floor patient rooms has also reached EUL. Budgeting
to replace these units in the near future is included in the Reserve Table.
Budgeting is also included in the Reserve Table to replace the various water distribution pumps and heating system
components over the evaluation period. Consideration should be given to the installation of redundant pumping systems
to maintain water flow in the event that a pump malfunctions.
There were several issues noted regarding general housekeeping and required minor repairs. Insulation was observed to
be damaged or missing on the chillers and the steam, hot water, and chilled water piping. Leaks were noted at some
pumps, valves and pipe fittings resulting in water pooling on the mechanical room floors. The condensate drain pan at
the fan coil in the 4th floor air-handler room is leaking, and water is pooling on the floor beneath the unit. Additionally,
there is damage being caused by birds on the ductwork entering the elevator machine room on the roof. The birds
congregate on the ductwork and have fouled the area, resulting in the accumulation of filth and damage to the metal.
Budgeting is included in the cost table to address minor leaks, repair/replace insulation, address the bird damage, and
general housekeeping within the mechanical rooms to remove debris.
P a g e | 20
The building control system is a combination of pneumatic and DDC controls. Some equipment is not fully integrated
with the system. Consideration should be given to further upgrades to the system to replace pneumatic controls and to
fully integrate all HVAC system components. As with the ventilation study, a qualified controls specialist should be retained
to provide design services. Budgeting is included in the Cost Table.
Given the age of the facility, it is likely that some asbestos is present within the building. No insulation removal or
modifications to piping should be undertaken prior to analysis of insulating materials.
ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER

Electrical power is provided by the utility company underground to a utility owned transformer located a grassed area at
the west side of the building. Power enters the building underground to a single cabinet with a main service switch with a
rated capacity of 4,000 amps at 480/277 volt, 3-phase, 4-wire service. Power for the building has a single meter. The
primary switches are Siemens, dating from a renovation in 1999. Power is distributed to electrical closets located around
the facility, where it is stepped down to 120/208 volts as needed. Lighting is provided at 277 volts. Overload protection
is provided by circuit breakers and distribution wiring consists of copper conductors.
Emergency power for the building is provided by two diesel engine driven emergency generator supplying 480-volts 3-
phase power. The generator is connected to the building power system via two ATS switches. The generators are located
in an equipment yard to the west of the building, and have weatherproof, self-contained enclosures. One generator was
reportedly manufactured in 1972 by Cummins, and is rated at 400 kW. The other generator was manufactured by Generac
and is also rated at 400 kW, and the date of manufacture is not known, although it appears to be at least 20 years of age.
The generators provide emergency power for emergency lighting and egress signage, fire alarm system, and fire pump.
Emergency power is not provided for elevators, MRI, or CT equipment. The equipment is manually exercised by in-house
staff for 30 minutes every month with one of the ATS switches. Maintenance is provided by a third party with three quarterly
and one annual load bank tests.

The electrical systems provide 9.46 watts per square foot for the building. This is based upon the overall capacity of 4,000-
amps, 480-volts, 3-phase, 280,793 SFG building square feet, and a power factor of 0.8. This is marginal capacity for a
hospital. Electrical gear switchgear appeared to be in good condition and well maintained. With appropriate routine
maintenance, they should provide many additional years of service before replacements are required beyond the term.
There is a motor control center in the main mechanical room which is obsolete. The breakers have a tendency to overheat,
and panel doors are left open with a fan blowing across the unit to cool the interior. This motor control center should be
replaced; budgeting is included in the Cost Table.
Management reported that the electric switchgear and panels are routinely thermographically surveyed to check for hot
spots. A copy of the most recent infrared survey was requested, but was provided for our review. The periodic testing
program should be continued going forward. No further action is required at this time.
The emergency generators are in fair condition. They have been adequately maintained, but are at or beyond their
expected service life of 30 years. Replacement is recommended in the evaluation term, and is included in the Reserve
Schedule.
P a g e | 21
FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS

The hospital is 95% protected with a wet pipe sprinkler system. Dry systems are used
at the front entry and ambulance porte-cochere areas. The sprinkler system has been
installed as a renovation over the years as much of the older areas of the hospital
were not originally protected with a sprinkler system. The hospital also has a Halon
system for a small data center on the 6th floor. Primary pressure for the sprinkler
system is provided by a 150-HP electric fire pump. A dedicated 12” stepped down
to 8” fire service enters the boiler room and feeds the system utilizing street pressure
with a mixture of Victaulic and black iron pipe and fire department connections are
provided at the building exterior. The piping has mechanical couplings with grooved
pipe for the larger pipe sizes, and threaded couplings for the smaller sizes. The fire water service line is equipped with a
backflow preventer. Riser piping is equipped with tamper switches, flow control valves, and flow switches.
The most recent quarterly inspection and testing of the fire sprinkler system was performed on July 13, 2017 by American
Fire Protection Group, Inc. with all items noted as passed. Manual fire extinguishers were observed throughout the building,
mounted in wall mounted cabinets. Tags indicate the most recent maintenance inspection occurred in January 2017 by
American Fire Protection Group. The kitchen is currently being renovated, but the grease hood will be equipped with an
Ansul type fire suppression system that is maintained and inspected on a regular basis. The City Fire Marshall performed
a fire inspection on the Subject on March 28, 2017 which revealed no deficiencies.
The fire sprinkler system is supervised by a fully addressable Simplex fire alarm control
panel monitored by a central station. The fire alarm system is in the process of being
replaced with a new fully addressable system which will include supervisory switches
for sprinkler riser control valves, sprinkler water flow switches, manual pull stations,
smoke detectors, audio visual devices, and pull stations. It has emergency smoke
damper and HVAC shut downs and is tied into the PA system. The system is being
newly installed and currently not all devices have been transferred to the new panel.
The most recent quarterly inspection was completed July 13, 2017.

The fire sprinkler and fire alarm systems were working as intended at the time of our survey and no troubles were observed.
Extension of the fire sprinkler system to cover 100% of the building; and budgeting to replace the Halon system with a pre-
action system is recommended.
ELEVATORS
Vertical transportation is provided by a total of six elevators. Four traction passenger elevators serve the hospital tower
from the lobby to the 6th floor, while a single hydraulic elevator serves all three levels of the MOB. The hospital also has
an old hydraulic elevator which was originally installed in 1957 and serves the first three levels of the hospital. Elevator
service and maintenance is performed by Thyssenkrupp Elevator Service. Cab finishes consist of VCT flooring, plastic
laminate wall panels and stainless steel ceilings. The table below summarizes the elevators.
ELEVATOR SCHEDULE
Car Number Type Drive Stops Capacity (lbs) Speed (fpm)
Car 1 Passenger Traction 6 4,000 350
Car 5 Passenger Hydraulic 3 4,000 125
Car 6 Passenger Hydraulic 3 3,000 100
P a g e | 22

Overall, the elevators were in operational condition. Management reported no issues with excessive call backs or other
problems and reported most elevator service calls are related to door alignment issues when wheelchair users bang into
doors. The rides we took aligned properly, and operated smoothly and without excessive de-acceleration or vibration.
Elevator cab finishes were in fair, but serviceable condition showing some light wear. The elevator machine rooms were
observed to be adequately ventilated, and have a locked entrance doors with average housekeeping. The most recent
annual Inspections were found to be completed in June 2017. No further action is required now, however budgeting to
refurbish cab finishes, and modernize the elevators and equipment are all recommended during the term.
PARKING GARAGES AND UNDERBUILDING PARKING

The Subject is without any parking garages or underbuilding parking.
P a g e | 23
AMERICANS WITH DISABILITIES ACT

The Americans with Disabilities Act of 1990 (ADA) is a Federal law that became effective on January 26, 1992, this act
was amended by the ADA Amendments Act of 2008 (ADAAG). As defined under Title III of the ADA, existing facilities
considered to be “public accommodations” must take steps to remove architectural and communication barriers that are
deemed “readily achievable” under the retroactive requirements. The term “readily achievable” is somewhat subjective.
New case law is always developing as to its interpretation. Our walk-through survey for ADA general compliance included
only a limited review with respect to the Subject's compliance with Title III of the ADA in compliance with the guideline
presented in ASTM E 2018-08, X2 Tier I.
Inasmuch as the Subject was significantly constructed before 1992, ADA requirements were not incorporated into the
original design. Therefore, significant renovations would be required to make the building compliant. We did note that
many accessibility features of the property exceed the requirements under the ADA, as medical uses must meet more
restrictive standards. We have no knowledge as to the scope of all improvements made, if a comprehensive ADA survey
was ever conducted on behalf of ownership, or whether there is a capital improvement plan in-place to affect any further
improvements.
CBRE did take limited measurements and counts as part of this survey. The scope of our survey was limited to the
determination of general compliance with physical attributes of the property, which affect exterior access to the building:
accessible exterior route, accessible parking, entrances, etc. While some of CBRE's comments regard the reported or
observed accessibility of common area interior spaces, such as toilet facilities, we did not specifically evaluate each and
every area as part of our walk-through survey; only representative observations were conducted. CBRE did not conduct
an extensive, detailed ADA compliance review, which most probably would identify other items at the facility that are not
in compliance with ADA regulations. Additionally, CBRE's review did not assess local code requirements that, in some
instances, may conflict with or supersede ADA requirements.
Items of non-conformance were noted without regard as to whether or not they are, by ADA definition, “readily achievable.”
Factors to be considered in determining whether or not an action is “readily achievable” include the nature and cost of the
action, the number of persons employed at the Subject, and the financial resources available to ownership. The decision
as to which actions are to be undertaken as “readily achievable” is to be determined by building ownership in consultation
with its accountants, attorneys, and design/construction professionals.
The accessibility review is amended to this report, and estimates to correct the readily-achievable barrier removal issues
are included in the cost schedules.
ADA ACCESSIBILITY
(ASTM Tier II Format)
Item Yes No N/A Comments
A. Building History
1 Has an ADA survey previously been completed X Original DOB review
for this property?
2 Have any ADA improvements been made to this X Some interior clinic build-outs
property?
3 Does a Barrier Removal Plan exist for the X
property?
4 Has the Barrier Removal Plan been X
reviewed/approved by an arms-length third party
such as an engineering firm, architectural firm
building department or other agency?
5 Has building ownership or building management X TBD w Property Management
reported receiving any ADA related complaints
that have not been resolved?
6 Is any litigation pending related to ADA issues? X TBD w Property Management
B. Parking
1 Are there sufficient accessible parking spaces with X
respect to the total number of reported spaces?
P a g e | 24
ADA ACCESSIBILITY
2 Are there sufficient van-accessible parking spaces X
available (96 in. wide by 96 in. aisle)?
3 Are accessible spaces marked with the X
International Symbol of Accessibility? Are these
signs reading “Van Accessible” at van spaces?
4 Is there at least one accessible route provided X
within the boundary of the site from public
transportation stops, accessible parking spaces,
passenger loading zones, if provided, and public
streets and sidewalks?
5 Do curbs on the accessible route have depressed, X
ramped curb cuts at drives, paths and drop-offs?
6 Does signage exist directing you to accessible X Such Parking is Conspicuously
parking and an accessible building entrance? Placed and Visible
C. Ramps
1 If there is a ramp from parking to an accessible X
building entrance, does it meet slope
requirements? (1:12 slope or less?)
2 Are ramps longer than 6 feet complete with X
railings on both sides?
3 Is the width between railings at least 36 inches? X
4 Is there a level landing for every 30 foot X

horizontal length or ramp at the top and at the
bottom of ramps and switchbacks?
D. Entrances/Exits
1 Is the main accessible entrance doorway at least X
32 inches wide?
2 If the main entrance is inaccessible, are there X
alternate accessible entrances?
3 Can the alternate accessible entrance be used X
independently?
4 Is the door hardware easy to operate (lever/push X
type hardware, no twisting required and not
higher than 48 inches above floor)?
5 Are main entry doors other than revolving doors X
available?
6 If there are two main doors in series, is the X
minimum space between the doors 48 inches
plus the width of any door swinging into the
space?
E. Paths of Travel
1 Is the main path of travel free of obstruction and X
wide enough for a wheelchair (at least 36 inches
wide)?
2 Does a visual scan of the main path of travel X
reveal any obstacles (phones, fountains, etc.) that
protrude more than 4 inches into walkways or
corridors?
3 Is at least one wheelchair-accessible public X
telephone available?
4 Are wheelchair-accessible facilities (toilet rooms, X

exits, etc.) identified with signage?
P a g e | 25
ADA ACCESSIBILITY
5 Is there a path of travel that does not require the X
use of stairs?
F. Elevators
1 Do the call buttons have visual signals to indicate X
when a call is registered and answered?
2 Is the “UP” button above the “DOWN” button? X
3 Are there visual and audible signals inside cars X
indicating floor change?
4 Are there standard raised and Braille makings on X
both jambs of each hoist way entrance?
5 Do elevator doors have a reopening device that X
will stop and reopen a car door if an object or
person obstructs the door?
6 Do elevator cabbies have visual and audible X
indicators of car arrival?
7 Are elevator controls low enough to be reached X
from a wheelchair (48 inches front approach/54
inches side approach)?
8 Are elevator control buttons designated by Braille X
and by raised standard alphabet characters
(mounted to the left of the button)?
9 If a two-way emergency communication system is X
provided within the elevator cab, is it usable
without voice communication?
G. Toilet Rooms
1 Are common-area public toilet rooms located on X
an accessible route? Signage?
2 Are door handles push/pull or lever type? X
3 Are there audible and visual fire alarm devices in X
the toilet rooms?
4 Are corridor access doors wheelchair accessible X
(at least 32 inches wide)?
5 Are public toilet rooms large enough to X
accommodate a wheelchair turnaround (60
inches turning diameter)?
6 In unisex toilet rooms are there safety alarms with X
pull cords?
7 Are toilet stall doors wheelchair accessible (at X
least 32 inches wide)?
8 Are grab bars provided in toilet stalls? X
9 Are sinks provided with clearance for a X
wheelchair to roll under (29 inches clearance)?
10 Are sink handles operable with one hand without X
grasping, pinching or twisting?
11 Are exposed pipes under sinks sufficiently X
insulated against contact?
P a g e | 26
PURPOSE AND SCOPE

Purpose
Client (The “Client”) contracted with CBRE Assessment Services, a CBRE Company to conduct an Equity Summary Review
(FCA) for the purposes of rendering an opinion of the Subject’s general physical condition as of the day of our site
visit, in accordance with the scope and terms of our agreement with the Client and to prepare an FCA. An FCA cannot
wholly eliminate the uncertainty regarding the presence of physical deficiencies and/or the performance of the Subject
property’s building systems. This was a “walkthrough” survey. It was not the intent of this survey to be technically
exhaustive, nor to identify every existing physical deficiency. Preparation of this FCA is intended to reduce, but not
eliminate, the uncertainty regarding the potential for component or systems failure and to reduce the potential that
such component or system may not be initially observed. There may be physical deficiencies that were not easily
accessible for discovery, readily visible, or which could have been inadvertently overlooked. The results of our
observations, together with the information gleaned from our research and interviews, were extrapolated to form both the
general opinions of the Subject's physical condition and the Short Term Costs to remedy the physical deficiencies. This
FCA must be used in its entirety, which is inclusive by reference to the agreement and limiting conditions under which it
was prepared.
This FCA was specifically prepared on behalf of the Client to assist in their evaluation of the asset’s physical condition.
Our proposal for services and this report both recognize that there are various levels of physical due diligence that may be
undertaken by the Client that could be more or less intensive than that provided by this walkthrough survey. Depending
on the risk tolerance level of a potential buyer, the time available to conduct physical due diligence, any warrantees or
representations provided by ownership, the size, scope and age of the asset, a potential purchaser may want to increase
the level of due diligence exercised. This FCA is exclusively for the use of the Client and is not for the use and benefit of,
nor may it be relied upon by, any other person or entity, for any purpose, without the advance written consent of CBRE.
THIS REPORT IS THE PROPERTY OF CBRE AND THE CLIENT AND WAS PREPARED FOR A SPECIFIC USE, PURPOSE,
AND RELIANCE AS DEFINED WITHIN THE AGREEMENT BETWEEN CBRE AND THE CLIENT AND THIS REPORT. THIS
REPORT MAY NOT BE USED OR RELIED UPON BY ANY OTHER PARTY WITHOUT THE EXPRESSED WRITTEN
PERMISSION OF CBRE. THERE SHALL BE NO THIRD PARTY BENEFICIARIES, INTENDED OR IMPLIED, UNLESS
SPECIFICALLY IDENTIFIED HEREIN.
Scope
The extent of due diligence provided such as the composition of the survey team; the extent of researching/interviewing
building service company personnel; the use of specialty technical consultants to augment our survey team; the time frame
to mobilize, conduct the survey, and issue this FCA was specifically discussed by CBRE with the Client in relation to the
Client risk tolerance level, budget for due diligence, and allotted due diligence time frame. Notwithstanding the limitations
posed by time, vantage point, and representative observations, no single Field Observer can reasonably be expected to
possess the technical knowledge to thoroughly opine on the condition of all building systems and components and to
develop comprehensive Short Term Costs for repairs and/or replacement.
This FCA should be construed as the de minimis level of due diligence exercised inasmuch as it did not consist of a team
of specialists in such areas as roofing, façade, curtainwall, and fire/life-safety, etc.
The scope of this survey included the following:
 A single site visit consisting of a “walkthrough” survey and representative observation of a minimum of approximately
20% of the office areas, and 100% of the mechanical areas, roof, parking garages, and façade visible from grade,
roofs, etc. This FCA was not a building code, safety, regulatory, or environmental compliance inspection.
 This building survey was conducted from street level and/or balcony level. The riding of scaffolding equipment was
outside the scope of this FCA.
 Neither physical nor invasive tests were conducted, nor were any samples collected or materials removed. Therefore,
CBRE makes neither representations nor warranties regarding the moisture resistance of building envelope systems
that would not otherwise be readily observable. Therefore, the waterproof integrity of such systems is considered
outside the scope of this FCA.
P a g e | 27
 Inquiries made of the municipal building department to determine whether there were any material code violations on
file. Code compliance inspections of the systems and components of premises, however, were beyond the scope of
the Services provided.
 The taking of photographs to document existing conditions, representative areas or systems, significant deficiencies,
and/or evidence of deferred maintenance.
 No measurements or counts of systems, components, floor areas, rooms, etc. or calculations were prepared.
 This limited scan is not to be construed as a mold survey, which entails a thorough specific inspection and also often
includes destructive testing or the survey of areas behind walls, above ceilings, in tenant spaces and in other typically
inaccessible areas. Moreover, CBRE does not warrant that all mold at the Subject has been identified, as mold may
exist in un-inspected areas or may have occurred subsequent to our site survey. During our survey, CBRE surveyed a
minimum of approximately 100% of the office areas and 100% of the common areas. CBRE also performed interviews
with property management concerning the potential for mold growth and HVAC maintenance history.
 A survey to opine on indoor air quality is explicitly excluded.
 Research of the Subject’s maintenance history with selected service companies that have serviced the Subject’s major
building systems.
PROCEDURES AND PROTOCOL

This survey consists of interrelated components that assisted CBRE in formulating the opinions expressed herein. The scope
and extent of CBRE's site visit and the Short Term Costs to remedy the significant physical deficiencies are both affected by
the timeliness and completeness of information disclosed by ownership or the Client and as a result of our research and
interviews.
Documentation Review
Upon being awarded this assignment, CBRE issued a written request to the owner or his agent to provide CBRE with certain
information and/or documentation to review on behalf of the Client, which was specifically intended to identify or assist in
the identification of: patent and latent physical deficiencies as well as any preceding or ongoing efforts to remedy same;
the costs to investigate or remediate the physical deficiencies; or a combination thereof.
The Documentation & Information Checklist and a Pre-survey Questionnaire & Disclosure Statement (collectively, the
“Checklists”) were forwarded to the property manager or ownership to be completed and returned to CBRE prior to our
site visit. The Checklists requested such information as: CO; safety inspection records; roof warranty information; age of
pertinent building systems (roofing, paving, plumbing, heating, air conditioning, electrical, etc.); historical costs for repairs,
improvements, recurring replacements, etc.; pending proposals for or executed contracts for repairs, improvements,
forensic studies, or planned or future work; outstanding citations for building, fire, and zoning violations; any ADA survey
and status of any improvements to implement same; and any previously prepared PCRs or building technical forensic
studies. Refer to the Exhibits for copies of these documents. CBRE shall have no obligation to retrieve or review any
information that was not provided to CBRE in a reasonable time to formulate an opinion and to complete this FCA. If such
information appeared reasonable, it was relied upon by CBRE in forming its opinions.
CBRE’s Checklists were not returned, completed, and signed by the property manager or ownership. The Checklists
inquired of latent defects, the discovery of which is beyond the scope of this survey, and historical repairs and improvements.
Obtaining this information prior to our site visit is part and parcel of this FCA’s due diligence process. It was to assist our
research to discover chronic problems, the extent of repairs and their costs, pending repairs and improvements, and existing
physical deficiencies. Drawings were originally requested to be forwarded to CBRE’s office for review. The purpose of
requesting the drawings, and for the review of same in our offices prior to our site visit, was only so that CBRE could
become generally familiar with the scope of the improvements. Drawings were not made available for our review in our
offices as requested in order for CBRE to become generally familiar with the scope of the Subject.
Site Visit
The site visit consisted of a visual walkthrough survey of the Subject’s easily accessible and readily observable areas to note
significant deferred maintenance and the general condition of major components and systems. The facade and visible
P a g e | 28
portions of the roof were also observed with the use of a telephoto camera lens. HVAC, mechanical, plumbing, and
electrical equipment not in operation at the time of the site visit was not turned-on nor operated by CBRE, nor was any
exploratory probing, dismantling, or removing any component, device, or piece of equipment, whether bolted, screwed,
held in-place (mechanically or by gravity), secured, or fastened by any other means, conducted. This was a non-intrusive
visual survey that does not include or encompass the opening, lifting, or removal of equipment panels, ceiling tiles, and
other barriers or closures for observation of systems or components. HVAC, mechanical, and electrical equipment not
normally operated by office areas was neither operated nor tested by CBRE.
Prior to our site visit, CBRE contacted the owner or the owner’s agent to request that (1) representative office areas be
made available during our site visit so that CBRE’s Field Observer would be able to conduct representative observations
and (2) to provide a Point of Contact (POC) for interview purposes who was knowledgeable about the Subject's physical
condition, latent defects, and/or historical repairs, if any.
Research and Interviews

Available onsite property management and maintenance personnel were interviewed by CBRE to inquire about historical
repairs/improvements, pending repairs/improvements, and latent and or chronic physical deficiencies. More
specifically, we met with the Administrator and discussed the Subject’s maintenance history, existence of any patent or
latent defects, and proposed improvements, if any. To the extent that the Client, the Subject’s ownership, service
company personnel or building management personnel have provided information regarding the Subject’s operation,
conditions, quantities, and capacities, and that such information appears reasonable, CBRE has taken the
position that such information is correct and complete. This information, taken in context with CBRE's observations,
assisted CBRE in forming its opinions of the Subject's general physical condition and, in some cases, disclosed physical
deficiencies that would not otherwise be readily observable.
P a g e | 29
ACRONYMS AND DEFINITIONS

This FCA uses various acronyms and abbreviations to describe site, building, or system components. Not all acronyms or
abbreviations are applicable to every FCA. Refer to the definitions below.
Acronym Definition Acronym Definition

ABA Architectural Barriers Act GWB Gypsum Wall Board
ABS Acrylonitrile Butadiene Styrene HID High Intensity Discharge
ACM Asbestos Containing Material HUD U.S. Department of Housing and Urban Development
ADA Americans with Disabilities Act HVAC Heating, Ventilating and Air Conditioning
ADAAG ADA Accessibility Guidelines IAQ Indoor Air Quality
AHU Air Handling Unit IBC International Building Code
Amp Ampere ICC International Code Council
ASTM American Society for Testing and Materials LED Light Emitting Diode
ACT Acoustical Ceiling Tile LEED Leadership in Energy and Environmental Design
AVG Average LF Linear Feet
BMS Building Management System LS Lump Sum
BOMA Building Owners and Managers Association MAP HUD Multifamily Accelerated Processing
BTU British Thermal Unit MAU Makeup Air Unit
BTUH British Thermal Units per Hour MBH Thousands of British Thermal Units
BUR Built-up Roofing MD Man Day
CAV Constant Air Volume MDP Main Distribution Panel
CBS Concrete Block and Stucco MEP Mechanical, Electrical and Plumbing
CD Crew Day MRL Machine Room-Less (Elevator)
CMU Concrete Masonry Unit NFPA National Fire Protection Association
CO Certificate of Occupancy NLA Net Leasable Area
CO Change Order OSB Oriented Strand Board
CO/ALR Copper to Aluminum, Revised OS&Y Outside Screw and Yoke
CPVC Chlorinated Polyvinyl Chloride OWJ Open Web Joist
DWH Domestic Water Heater PCA Property Condition Assessment
DWV Drainage, Waste and Vent PCR Property Condition Report
DX Direct Expansion PML Probable Maximum Loss
EA Each PSI Pounds per Square Inch
EFF Effective PTAC Packaged Terminal Air Conditioner
EIFS Exterior Insulation and Finish System PVC Polyvinyl Chloride
EMF Electromagnetic Field RPZ Reduced Pressure Zone
EMS Energy Management System RTU Rooftop Unit
EPDM Ethylene Propylene Diene Monomer RUL Remaining Useful Life
EUL Expected Useful Life SEL Scenario Expected Loss
FCU Fan Coil Unit SF Square Feet
FEMA Federal Emergency Management Agency SFG Square Foot Gross
FFHA Federal Fair Housing Act SFR Square Foot Rentable
FHA Forced Hot Air SOG Slab-on-Grade
FHW Forced Hot Water STC Sound Transmission Classification
FIRM Flood Insurance Rate Map SUL Scenario Upper Loss
FM Factory Mutual TPO Thermoplastic Polyolefin
FOIA Freedom of Information Act UBC Uniform Building Code
FOIL Freedom of Information Letter UFAS Uniform Federal Accessibility Standards
FRP Fiber Reinforced Panel UL Underwriters Laboratories
FRT Fire Retardant Treated V Volt
GFCI Ground Fault Circuit Interrupter (or GFI) VAV Variable Air Volume
GFRC Glass Fiber Reinforced Concrete VCT Vinyl Composition Tile
GLA Gross Leasable Area VWC Vinyl Wall Covering
GPM Gallons Per Minute W Watt
P a g e | 30
EXHIBITS
P a g e | 31
EQUIPMENT LIST
Asset Tag/ID Asset Name Asset Location Manufacturer Model # Serial # Capcity Year Manuf Criticality Condition
CH-1 Chiller Main Mech Room Trane CVHE500 L96B01299 450 Tons 1996 Fair
CH-2 Chiller Main Mech Room Trane CVHE501 L96B01288 450 Tons 1997 Fair
3,350
Boiler Main Mech Room Cleaver Brooks CB700-80 L-94760 1996 Fair
MBH
PFTC80-4LG- 3,350
Boiler Main Mech Room Johnston Boiler 907902 1993 Fair
100S MBH
PFTC80-4LG- 3,350
Boiler Main Mech Room Johnston Boiler 907901 1993 Fair
100S MBH
Heat Exchanger
Main Mech Room AERCO B-07 H-94-785 1994 Fair
(DHW)
Heat Exchanger
Main Mech Room AERCO B-07 H-15-075 2015 Good
(DHW)
Heat Exhanger
Main Mech Room unknown Fair
(Heating)
Heat Exhanger
Main Mech Room unknown Fair
(Heating)
Primary Chilled
PCHWP-1 Main Mech Room Bell & Gossett HSC 6x8x17 25 HP unknown Fair
Water Pump
Primary Chilled
PCHWP-2 Main Mech Room Bell & Gossett HSC 6x8x17 25 HP unknown Fair
Water Pump
Condenser Water
CWP-1 Main Mech Room Bell & Gossett HSC 6x8x13 25 HP unknown Fair
Pump
Condenser Water
CWP-2 Main Mech Room Bell & Gossett HSC 6x8x13 25 HP unknown Fair
Pump
Secondary Chilled
CHWP-1 Main Mech Room Bell & Gossett HSC 6x8x13 75 HP unknown Fair
Water Pump
Secondary Chilled
CHWP-2 Main Mech Room Bell & Gossett HSC 6x8x13 75 HP unknown Fair
Water Pump
Cooling Tower Main Mech Room Roof Reymsa 450 Ton 2016 Good
Cooling Tower Main Mech Room Roof Reymsa 450 Ton 2016 Good
1st Floor Exterior Mech
Air Handling Unit Flanders 2016 Good
Room
Computer Room
Computer Room Crosley unknown Good
AC
Computer Room
AC
Computer Room
AC
RTU, 6th Floor
Roof Trane unknown Poor
Patient
RTU Roof Trane TCH120C400AB P24102618D 10 ton 1999 Fair
AHU-112 Air Handling Unit 5th Floor Mech Room Trane Climate Changer Poor
AHU-111 Air Handling Unit 4th Floor Mech Room Daikin E0232156 New/unstable
Air Handling Unit, Good/Black
AHU 4-1 4th Floor Penthouse Trane MCCA04 K99D*****M 1999
OR Stains
Air Handling Unit, CMKM Good/Black
AHU 4-3 4th Floor Penthouse York 2002
OR 08263D Stains
OR Stains
Radiology Stains
Women's Care Stains
Air Handling Unit - 1st Floor MOB Mech
AHU-1 Temtrol WF-DH33P 64857 1997 Fair
MOB 1 Room
Air Handling Unit - 2nd Floor MOB Mech
MOB 2 Room
Air Handling Unit - 3rd Floor MOB Mech
MOB 3 Room
Air Handling Unit, 3rd Floor - Surg Mech CALM
AHU 3-3 York 2002 Good
Surgery Room 09232D
Air Handling Unit, 3rd Floor - ICU Mech
AHU 3-1 York DALM 02037B 2002 Good
ICU Room
EQUIPMENT LIST
Asset Tag/ID Asset Name Asset Location Manufacturer Model # Serial # Capcity Year Manuf Criticality Condition
AHU-109 Air Handling Unit 3rd Floor Mech Room Poor
AHU-4 RTU, Atrium/Lobby Lobby Roof Temtrol VF-RD29M 64860 Fair

2nd Floor Mech Room
AHU-108 AHU, Receiving Good
108
AHU, 2nd Floor Mech Room FB0U120101
AHU-107 McQuay 2017 Good
Kitchen/Dining 107 67
3rd Floor Mech Room
AHU-113 Air Handling Unit Trane Climate Changer Poor
113
3rd Floor Mech Room
114
3rd Floor Mech Room
115
Building Department
Freedom of Information Act Request

972.352.9314 (tel) 914.467.6869 (fax)
George.carnes@cbre.com (email)
Date: August 7, 2017 To: Jane Doe

Subject: Medical Center Code Enforcement
123 Avenue 123 St.
City, State 12345 City, State
123-456-7890 (tel)
jdoe@gmail.com
Project Mgr: George Carnes Proj. No.: PC70736550
CBRE has been commissioned to conduct a Property Condition Assessment on the above referenced Subject. Please
respond to the following documentation/information requests. Should you have any questions or should there be any
fees associated with providing the requested information, please email Knox Carnes. Thank you for your assistance.
1. Does the Subject have any material outstanding building code violations within its file? Yes ☐ No ☐
If “Yes”, please fax copies of same.
2. Are there any existing or pending material building or fire/life safety code requirements Yes ☐ No ☐
that the Subject would not be grandfathered and therefore compliance would then be
mandatory? If “Yes”, please briefly explain.
3. Do you have any general or specific knowledge of any physical conditions (site or Yes ☐ No ☐
building) that negatively impact the Subject such as localized flooding, sanitary sewer
back-up problems, etc.? If “Yes”, please briefly explain.
4. Is the Subject within a 100-year frequency flood plain? If “Yes”, please identify Yes ☐ No ☐
the Flood Hazard Zone as per FEMA’s Flood Insurance Rate Maps.
5. What Building Code is enforced, and what is the local Zoning Ordinance classification
of the property?
6. Are there any municipal required procedures or mandated improvements that are triggered
by a change of ownership/title such as: a re-inspection by the Building Department, the
installation of sprinklers, installing water conservation devices, etc.? If so, what are they?
7. Please email/fax us a copy of the Subject’s Certificate of Occupancy.
Submitted By: ________________________________________ Date: __________________

Zoning Department
Freedom of Information Act Request

972.352.9314 (tel) 914.467.6869 (fax)
George.carnes@cbre.com (email)
Date: August 7, 2017 To: John Doe

Subject: Medical Center Dept.: Code Enforcement
123 Avenue 123 St
City, State 12345 City, State
123-456-7890 (tel)
john.doe@aol.com
Project Manager: George Carnes Proj. No.: PC70736550
CBRE has been commissioned to conduct a Property Condition Assessment Survey on the above referenced Subject.
Please respond to the following documentation/information requests to the above telephone/fax number. Should you have
any questions or should there be any fees associated with providing the requested information, please call George Carnes.
Thank you for your assistance.
1. Is the Subject within a Zoning District? If “Yes”, please identify the Zone/District, when
it was adopted and the specific signage and parking requirements. Yes  No 
2. Is the Subject a currently permitted use? Yes  No 

3. Does the Subject have any material outstanding zoning code violations within its file?
If “Yes”, please fax copies of same. Yes  No 
4. Does the placement, quantity or area of signage comply with current zoning requirements? Yes  No 
5. Does the quantity of parking spaces comply with current zoning requirements? Yes  No 
6. Are there any existing or pending material zoning code requirements/regulations Yes  No 
that the Subject would be considered an existing non-conforming use?
If “Yes”, please briefly explain.
7. Was the Subject built “as of right”? If “No” to the above, what variances were necessary? Yes  No 
8. In the event of a catastrophic loss, could the Subject be rebuilt to its current density? Yes  No 
9. Are there any municipal required procedures or mandated improvements that are triggered
by a change of ownership/title such as: new Use Permit or a re-issuance of Zoning Approval
by the Zoning Department or Zoning Board of Appeals? If so, what are they? Yes  No 
10. Is the Sale of Liquor a permitted Use within the current Zoning District? Yes  No 
11. Please email/fax us a copy of the Subject’s Zoning Compliance Certificate, if any. Yes  No 
Submitted By: ______________________________ Date: __________________

10-16-17 Cbre Fca DRMC

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FACILITY CONDITION ASSESSMENT

Project No. PC70736550

Facility Assessment – Consultative Solutions

CBRE Project No.: PC70736550

Site Visit Dates

EXECUTIVE SUMMARY .................................................................................................................. 1

SALIENT ASSIGNMENT INFORMATION ......................................................................................... 3

SUMMARY, COST, ADA AND RESERVE SCHEDULES ....................................................................... 4

SITE SYSTEMS ............................................................................................................................. 14

TOPOGRAPHY, DRAINAGE, AND FLOOD HAZARD ..................................................................... 14

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING, LANDSCAPING................ 14

BUILDING SYSTEMS ................................................................................................................... 15

SUBSTRUCTURE AND SUPERSTRUCTURE ..................................................................................... 15

SUPPLY AND WASTE PIPING AND DOMESTIC HOT WATER.......................................................... 17

HEATING, COOLING AND VENTILATION ................................................................................... 18

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER .............................. 21

ELEVATORS ............................................................................................................................... 22

PARKING GARAGES AND UNDERBUILDING PARKING ................................................................. 23

AMERICANS WITH DISABILITIES ACT ........................................................................................... 24

PURPOSE AND SCOPE ............................................................................................................... 27

PROCEDURES AND PROTOCOL ................................................................................................. 28

ACRONYMS AND DEFINITIONS ................................................................................................. 30

EXHIBITS .................................................................................................................................... 31

Municipal Agency and Requested Documentation Review Follow-Up

Moisture or Mold Issues

ACM Survey and Abatement

Lead Paint Testing

SALIENT ASSIGNMENT INFORMATION

Project Name: Medical Center

Property Address: 123 Avenue

City, State, and Zip: City, State 12345

Primary Use: Hospital

Duration of Current Management: Approximately 10 years

Reported Site Area: Information not provided

Reported Occupancy: 100%

Reported Building Size: 280,793 SFG

Number of Buildings: One

Number of Stories: Six

Basement/Basement/Crawl Space: Partial basement

On-Site Parking Spaces: 351

Date of Site Visit: August 3 and 10, 2017

Field Observers: Knox Carnes and Rebecca Durney

POC/Escorted By: Facilities Manager was our POC

Weather: 80-90 degrees F; Partly Cloudy

Potable Water Service Provider: City of _______

Sanitary Sewer Service Provider: City of _______

Storm Water Management Provider: City of _______

Natural Gas Service Provider: Energy Company

Electrical Service Provider: Electric Company

SUMMARY, COST, ADA AND RESERVE SCHEDULES

Project Number: PC70736550

SECTION OPINIONS OF ADA

CAPITAL RESERVE SCHEDULE TOTALS

Aggregate Reserves (Uninflated) $4,672,520

Project Number: PC70736550

Prune Overgrown Foliage

Replace Deteriorated Foundation Joint Sealant

Remove Cable from Drain Piping

Subtotal Site $21,500

3.2 STRUCTURAL SYSTEM

Replace Expansion Joints

Replace Soffit Light Fixture

Project Number: PC70736550