Services
Facility Condition Assessments
Non-invasive visual documentation of every accessible system, surface, and assembly across Dallas–Fort Worth. A documented condition baseline for ownership decisions, capital planning, and vendor accountability.
What a Facility Condition Assessment is
A Facility Condition Assessment (FCA) is a structured, non-invasive visual survey of every accessible system, surface, and assembly in a commercial property. The output is an ownership-facing document: photo-documented, priority-tiered, and designed to support decisions rather than just describe conditions.
Proportional FM conducts FCAs as the foundation for everything that follows: capital planning, vendor coordination, recurring maintenance scope, and post-tenant move-out documentation. A property that has been assessed is a property you can make decisions about from your desk.
All observations are surface-level and visual. No destructive testing. No concealed assembly claims. No code compliance opinions. The report states what was observed at time of visit. Nothing more, nothing less.
Common use cases
- Post-acquisition baseline: establish condition before lease-up or renovation
- Post-tenant move-out: document condition before next occupancy
- Capital planning input: prioritize spend before budget season
- Pre-disposition documentation: condition record before sale
- Vendor accountability: independent verification of claimed work
- Recurring monitoring: track condition trends over time
Facility Condition Assessments in Dallas–Fort Worth
A Facility Condition Assessment is the operational document ownership and asset management use to plan capital, hold vendors accountable, and track property condition over time. Proportional FM delivers this work across the Dallas–Fort Worth Metroplex.
The DFW commercial real estate market drives demand in three directions. Older office and retail stock in central Dallas, Fort Worth, and the Stemmons Corridor often carries deferred maintenance not visible to ownership without a structured assessment. Newer industrial and flex properties in north-DFW submarkets such as Plano, Frisco, and McKinney face lease-cycle and capital planning decisions that benefit from documented baselines. Multi-tenant retail centers across the metro need assessment cadence that matches lease rollover patterns.
Proportional FM structures this work to fit. Cadence options range from monthly (integrated with recurring maintenance oversight) to one-time ad hoc engagements such as post-acquisition or post-casualty assessments. Each report is owner-facing, priority-tiered, and built to inform decisions rather than just describe conditions.
Looking for a transactional ASTM E2018 Property Condition Assessment for lender or acquisition due diligence? Read our guide on FCA vs PCA to understand which deliverable fits your decision.
Real documentation from real assessments
Every finding is photo-documented at time of visit. These are actual conditions identified during Proportional FM facility assessments.
Photos shown are from actual Proportional FM assessments. Client and property details have been removed.
Cadence options
Four frequency options structured around how the property will use the assessment. More frequent cadences reduce per-visit cost because each report builds on the last. Pricing is delivered in a written proposal after a brief scope conversation. A minimum engagement threshold applies regardless of building size.
One-time
Ad Hoc
Post-acquisition, post-casualty, or pre-disposition baseline. The single highest per-visit cost; no comparison reporting.
Twice yearly
Bi-Annual
Spring and fall condition snapshots. Each report compares against the prior visit and identifies what changed.
Four times yearly
Quarterly
Ongoing tracking with trend analysis and capital planning support. The cadence most often selected by multi-tenant operators.
Monthly
Monthly
Continuous baseline integrated into recurring maintenance oversight. Lowest per-visit cost; tightest condition record.
What is included
- Roof and exterior envelope: visible surfaces, penetrations, drainage
- Structural elements accessible without invasive testing
- HVAC equipment condition, filter status, visible wear
- Plumbing fixtures, supply lines, and accessible drain systems
- Electrical panels, disconnects, and visible distribution
- Interior finishes: flooring, ceilings, walls, paint condition
- Doors, hardware, frames, and glazing
- Site elements: parking, lighting, signage, landscaping
- Photo documentation with location tagging on every finding
- Priority-tiered findings: Critical / High / Medium / Low / Monitor
- Ownership-facing report delivered digitally
What is not included
- ·Concealed systems, assemblies, or conditions not visible at time of visit
- ·Code compliance review or commentary of any kind
- ·ADA compliance review
- ·Life-safety system certification or commentary
- ·Structural engineering analysis or opinion
- ·Performance certification of any system
- ·Destructive testing of any kind
- ·Waterproofing verification or warranty
- ·Licensed specialty trade certification unless separately contracted
This assessment is a non-invasive, visual review of readily accessible areas only. All findings reflect observed conditions at time of visit. No visible indicators of an issue does not represent verification that no issue exists in concealed areas.
Frequently asked questions
How much does a Facility Condition Assessment cost in Dallas?
Proportional FM structures FCA pricing per square foot with frequency tiers: ad hoc, bi-annual, quarterly, and monthly. Cadence reduces per-visit cost because each subsequent visit builds on the last. Pricing is provided in a written proposal after a brief scope conversation. A minimum engagement threshold applies regardless of building size.
What does a Facility Condition Assessment include?
A Proportional FM FCA covers all accessible and visible systems, surfaces, and assemblies: roof and exterior envelope, structural elements, HVAC equipment, plumbing fixtures, electrical systems, interior finishes, doors, hardware, and site elements. Every finding is photo-documented, rated by priority tier, and delivered in an ownership-facing report.
What is excluded from a Facility Condition Assessment?
Facility Condition Assessments are non-invasive and visual only. Excluded: concealed systems and assemblies not accessible at time of visit, destructive testing, code compliance review, ADA review, life-safety system certification, structural engineering analysis, performance certification of any system, and waterproofing warranty.
What happens if an FCA finds something that needs repair?
Each finding is documented with an observation, potential implication, recommended next step, and priority tier. Proportional FM can coordinate vendor engagement to address findings under a separate vendor coordination engagement, but the FCA itself is an observational document: not a repair authorization or commitment.
What is the difference between a Facility Condition Assessment and a Property Condition Assessment?
A Facility Condition Assessment is operational, designed for ownership and management to plan capital, hold vendors accountable, and track condition over time. A Property Condition Assessment is transactional, typically aligned to ASTM E2018 and used by buyers, lenders, and due diligence teams during acquisition or refinance. ASTM E2018 PCAs generally require a Professional Engineer and are best handled by a credentialed engineering firm. Proportional FM delivers Facility Condition Assessments and does not perform ASTM E2018 lender PCAs.
When should I commission a Facility Condition Assessment in Dallas-Fort Worth?
Three common triggers in the DFW market. First, after acquiring a commercial property: an FCA establishes the operational baseline that informs the first-year capital plan and the next 5-year reinvestment cycle. Second, before a lease event: the assessment documents condition prior to new tenancy or lease expiration, supporting tenant-improvement scope and security deposit decisions. Third, after a deferred-maintenance period: when years of reactive-only spending have left no current condition record, the FCA resets the baseline so the right vendors and the right scope can be sequenced.
Does Proportional FM provide Facility Condition Assessments throughout Dallas-Fort Worth?
Yes. Proportional FM delivers Facility Condition Assessments across the Dallas-Fort Worth Metroplex, including Dallas, Fort Worth, Plano, Frisco, McKinney, Irving, Arlington, Richardson, Denton, Allen, and surrounding cities. The same methodology applies regardless of submarket: every accessible system, surface, and assembly is photo-documented and priority-tiered, and the report format is consistent across engagements.
Ready to establish your property baseline?
Request a facility assessment. We will respond within 1 business day with a proposal specific to your property.
Request a facility assessment