ASTM E2018-24 · Effective January 1, 2024

PROPERTY CONDITION
ASSESSMENT
SCOPE OF WORK

The complete scope, methodology, and required deliverables for an ASTM E2018-24 compliant commercial Property Condition Assessment. This is the standard. If your report doesn't meet it, you didn't get a PCA.

Governing Standard
ASTM E2018-24
Published
Jan 1, 2024
Committee
ASTM E50
Subcommittee
E50.02
4Required PCA Components
9+Building Systems Evaluated
2Cost Tables Required
48hrTexaPlex Report Delivery
9+
Building Systems Evaluated
Every major system observed during the walk-through survey — structure, roofing, HVAC, electrical, plumbing, envelope, life safety, site, and interiors
2
Required Cost Tables
Every compliant PCR includes an Immediate Repairs Table and a Replacement Reserves Table — the numbers that drive negotiation and capital planning
1999
ASTM E2018 Established
The industry standard for commercial property due diligence — in place since 1999, updated to E2018-24 effective January 1, 2024
100%
Non-Intrusive Survey
The walk-through is entirely visual and non-destructive — no dismantling, no exploratory probing, no removal of materials
What a PCA Finds — What It Costs If You Close Without Knowing

These Are Real Numbers From Real Buildings.

Common findings documented in commercial PCAs across Texas — and their replacement cost if left unaddressed. Every dollar of deferred maintenance left uncorrected is estimated to become four dollars in future capital costs.

Commercial Roof Replacement
$0 – $0
Typical TPO/EPDM replacement on a 25,000 SF commercial building — Texas 2025 market pricing
Rooftop HVAC Unit Replacement
$0 – $0
Single RTU replacement, 5–20 ton — one of the most common immediate findings on buildings 15+ years old
Parking Lot Full Repave
$0 – $0 /space
Per parking space, full repave — a 50-space lot runs $52,500–$135,000 before it appears on any seller's disclosure
Electrical Panel Replacement
$0 – $0
100A–800A distribution panel replacement — age and condition documented in every PCA, rarely disclosed by sellers
Exterior Caulking & Sealants
$0 – $0
Full envelope re-seal — failed caulking is the leading entry point for moisture intrusion damage far exceeding the repair cost
The Deferred Maintenance Multiplier
$1 becomes $0
Every $1 of deferred maintenance left uncorrected is estimated to grow to $4 in future capital renewal costs — documented in facility management research
ℹ️

Cost ranges are estimated probable costs based on Texas 2025 market pricing from TexaPlex's commercial repair cost database. Actual costs vary by property size, condition, age, location, and contractor pricing at time of work. These figures are for illustrative purposes — every property is different, and your PCA will document the specific conditions and estimated costs applicable to your property.

Section 1

What Is a Property
Condition Assessment?

A Property Condition Assessment is a formal evaluation of the physical condition of a commercial property — conducted in accordance with ASTM E2018-24 by a qualified consultant. The goal is singular and precise: identify and communicate material physical deficiencies to the user so they can make informed decisions before a commercial real estate transaction closes.

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What a PCA Is Not

Per ASTM E2018-24 Section 7.7, a PCA is not a professional architectural or engineering service. It is a non-intrusive, visual walk-through survey and document review that reflects the condition of the property at the specific point in time of the assessment. It does not certify code compliance, provide warranties, or constitute a structural engineering analysis.

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What "Material Physical Deficiency" Means

Under ASTM E2018-24, a physical deficiency is an easily visible defect or significant deferred maintenance of a material building system or component. This specifically excludes minor conditions correctable through routine maintenance, normal operating maintenance, or miscellaneous minor repairs — items that do not rise to the level of a material deficiency of the property.

Section 2 — ASTM E2018-24 Section 6.2 · Baseline Framework

The Four
PCA Components

ASTM E2018-24 defines four components as the baseline framework for a PCA. The standard recommends all four be pursued — but real-world conditions such as seller non-disclosure, unavailable records, or access limitations may affect what is obtainable. Where any component is limited or unavailable, the PCR documents what was attempted, what was not available, and why. Transparency about limitations does not invalidate the assessment.

01
Walk-Through Survey
A non-intrusive, visual inspection of all accessible areas of the property and its improvements. The field observer evaluates all major building systems and site improvements for observable physical deficiencies.
ASTM E2018-24 · Section 9
02
Document Review
Review of available and practically reviewable documents — maintenance records, permits, prior reports, certificates of occupancy, and building department records — to augment field observations. Where documents are unavailable or withheld, limitations are documented in the PCR.
ASTM E2018-24 · Section 8
03
Interviews
Good-faith attempts to interview the property owner, owner's representative, facility manager, or other knowledgeable parties about maintenance history and known conditions. Where interviews are declined or unavailable, this is disclosed in the PCR's Limiting Conditions.
ASTM E2018-24 · Section 8.7
04
Property Condition Report
The written deliverable incorporating findings from all three components above. Must include opinions of costs to remedy observed deficiencies, an Immediate Repairs Table, and a Replacement Reserves Table with remaining useful life assessments.
ASTM E2018-24 · Section 11
Section 3 — ASTM E2018-24 Section 9.4

Building Systems
Evaluated in the Walk-Through

The ASTM E2018-24 walk-through survey evaluates all major building systems and site improvements. Each system is assessed for observable physical deficiencies, effective age, and estimated remaining useful life. Click any system to expand the full scope.

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Site Improvements & Pavement
Parking, drainage, flatwork, site utilities

Site improvements are evaluated for physical deficiencies that affect safety, access, drainage, and long-term capital exposure. Pavement represents one of the largest deferred maintenance items in commercial real estate.

Parking lot and drive aisle surface condition — cracking, rutting, drainage failure, and surface deterioration
ADA accessible parking spaces, access aisles, routes, and signage — observable compliance indicators per Appendix X2
Curbing, concrete flatwork, sidewalks, and loading dock approach condition
Site drainage — positive drainage away from building, storm inlet condition, ponding indicators
Perimeter fencing, security lighting, signage, and site amenities
Retaining walls, landscaping, and irrigation systems where observable
⏱ Typical EUL: Asphalt 20–25 yrs · Concrete 40–50 yrs
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Structural Frame & Foundation
Structural system, foundation, vertical supports

Structural and foundation observations are limited to easily visible conditions observable during the walk-through. The PCA does not constitute a structural engineering analysis. Observable indicators of distress are documented and referenced for further evaluation as appropriate.

Structural frame type — tilt-wall, steel, masonry, wood frame — and observable condition of accessible members
Foundation type — slab-on-grade, pier-and-beam, spread footing — and observable indicators of movement or distress
Exterior masonry, tilt-wall panels, and concrete block for cracking, spalling, efflorescence, and joint deterioration
Floor slab condition — cracking, settlement, heaving, joint deterioration — as observable without intrusive investigation
Column and beam conditions where accessible and observable
Roof structural framing observable from interior — deck condition, visible deflection, water damage indicators
⏱ Structural systems: EUL exceeds building life when properly maintained
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Roofing Systems
Membrane, metal, shingle, drainage, flashings

Roofing is consistently among the highest-cost deferred maintenance items in commercial real estate. The PCA documents roof type, approximate age, observable condition, and estimated remaining useful life — giving buyers the data to plan accordingly.

Roof type identification — TPO membrane, EPDM, PVC, modified bitumen, built-up roofing, metal standing seam, R-panel, architectural shingle, concrete or clay tile
Observable membrane condition — blistering, punctures, seam separation, granule loss, ponding water indicators
Flashing condition at penetrations, curbs, parapet walls, and roof-to-wall transitions
Roof drainage — internal drains, scuppers, gutters, downspouts, and evidence of overflow or blockage
Roof penetrations — HVAC curbs, pipe penetrations, skylights, hatches — for proper flashing and sealing
Roof age from available documentation or manufacturer data plates; effective age assessment
Evidence of prior repairs, recoating, or overlayment
⏱ Typical EUL: TPO/EPDM 20–25 yrs · Metal 40+ yrs · Modified Bitumen 15–20 yrs
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Building Envelope & Exterior
Exterior walls, windows, doors, caulking, storefront

The building envelope is the boundary between interior and exterior environments. Deficiencies here directly enable moisture intrusion — the primary cause of secondary damage to interior systems, finishes, and structural components.

Exterior wall cladding — masonry, EIFS, stucco, metal panel, wood — condition, cracking, and moisture intrusion indicators
Window and storefront systems — frame condition, glazing integrity, sealant condition, and evidence of water infiltration
Exterior door frames, thresholds, and weather sealing — condition and functional operation
Caulking and sealant condition at joints, penetrations, and transitions — cracking, shrinkage, and adhesion failure
Overhead and service doors — loading dock doors, roll-up doors, dock seals and bumpers — condition and operation
Canopies, overhangs, and exterior attachments — condition and attachment integrity
⏱ Caulking/Sealants: 5–10 yrs · Storefront: 25–30 yrs
❄️
HVAC — Mechanical Systems
Rooftop units, split systems, controls, distribution

HVAC systems are evaluated for observable condition and remaining useful life based on equipment age from data plates, visible physical condition, and operational status at the time of inspection. The PCA does not constitute a mechanical engineering analysis or load calculation.

Equipment type — rooftop units (RTUs), split systems, fan coil units, chilled water systems, VRF/VRV — and unit count
Equipment age from manufacturer data plates and serial numbers — age drives remaining useful life assessment
Observable physical condition — cabinet damage, coil condition, refrigerant line insulation, weatherproofing
Operational status at time of inspection — systems energized and observed in operation where accessible
Ductwork, diffusers, and distribution components where accessible and observable
Mechanical room equipment — boilers, chillers, cooling towers, pumps — condition and observable operational status
Building automation and thermostat controls — observable condition and apparent functionality
⏱ Typical EUL: RTU 15–20 yrs · Split Systems 15–20 yrs · Chillers 20–25 yrs
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Electrical Systems
Service, panels, distribution, lighting, life safety

Electrical systems are observed for physical condition, apparent capacity, and life safety concerns. Electrical evaluation is a visual observation — the PCA does not constitute an electrical engineering analysis, load study, or code compliance certification.

Electrical service — service entrance, utility transformer, meter configuration, and apparent service amperage
Main distribution panels and sub-panels — brand, amperage, condition, overcurrent protection, and evidence of concerns
Branch circuit wiring — observable wiring type, condition, and any visible deficiencies
Exterior and parking lot lighting — fixture type, condition, photocell and control systems
Emergency lighting, exit signage, and battery backup systems — observable condition and apparent function
Tenant electrical distribution in common areas where accessible
⏱ Typical EUL: Service Equipment 30–40 yrs · Panels 25–40 yrs
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Plumbing Systems
Domestic water, sanitary, gas, fixtures, backflow

Plumbing systems are evaluated for observable condition and functionality. The PCA does not include video inspection of drain lines, pressure testing, or intrusive investigation of concealed piping.

Domestic water service — meter, main shutoff, pressure reducing valve, distribution piping material and condition where observable
Water heating — type, capacity, age, and observable condition of water heaters or boilers serving domestic hot water
Sanitary sewer — drain lines, cleanouts, and floor drains in mechanical rooms and common areas
Backflow prevention devices — presence, type, and observable condition
Grease interceptors and traps in food service applications — observable condition
Roof drainage and interior downspout systems connected to storm or sanitary systems
Gas service — meter, distribution piping condition where observable, and shut-off valve accessibility
⏱ Typical EUL: Water Heaters 10–15 yrs · Copper piping 50+ yrs
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Life Safety & Fire Protection
Sprinklers, alarms, extinguishers, egress

Life safety systems are among the highest-priority items in a PCA. Observable deficiencies in fire protection and egress systems are documented as immediate concerns regardless of cost threshold. The PCA does not constitute a fire protection engineering analysis or code compliance certification.

Automatic fire sprinkler systems — system presence, coverage, sprinkler head condition, control valves, and riser configuration
Fire alarm systems — panel location, apparent age and condition, detector coverage, pull station presence
Portable fire extinguishers — presence, location, and current inspection tags
Egress paths, exit doors, and exit hardware — observable condition and apparent functionality
Emergency and exit lighting — fixture condition and apparent operational status
Fire department connections, standpipes, and Knox Box presence where applicable
⏱ Life safety systems require regular testing per NFPA standards regardless of age
🏢
Interior Components
Ceilings, floors, walls, restrooms, common areas

Interior components are evaluated for material physical deficiencies — not cosmetic or finish preferences. Minor conditions correctable through routine maintenance do not rise to the level of a reportable deficiency under ASTM E2018-24.

Ceiling systems — tile condition, water staining indicating active or prior leakage, grid condition, and exposed structure where applicable
Floor finishes — significant damage, trip hazards, water damage, and deterioration in common areas and accessible tenant spaces
Interior walls — significant damage, moisture staining, and material deficiencies in common areas
Restroom facilities — fixture condition, ADA accessibility indicators, exhaust ventilation, and evidence of water damage
Elevator and vertical transportation — observable condition, current inspection certification, cab finishes
Common area finishes and lobbies — material deficiencies distinguishable from normal wear and cosmetic condition
⏱ Ceiling Tile: 10–20 yrs · Flooring: 10–20 yrs depending on type and use
Section 4 — ASTM E2018-24 Section 11

What the Property Condition
Report Must Contain

These are the required deliverables of a compliant PCR under ASTM E2018-24. If your report is missing any of these, it is not a Property Condition Assessment — regardless of what it was called.

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Executive Summary
A concise summary of significant findings, total Estimated Probable Costs, and the most critical deficiencies — written for lenders, attorneys, and principals who need the key facts without reading the full report.
ASTM E2018-24 · Section 11.4
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Immediate Repairs Table
Line-item opinions of cost for deficiencies requiring action within the next year — conditions posing immediate life-safety risk, those that will result in building system failure if left uncorrected, and violations already on record with the authority having jurisdiction.
ASTM E2018-24 · Section 10.2 — Immediate Costs
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Replacement Reserves Table
A capital expenditure projection table — organized by building system — showing anticipated replacement costs over the evaluation period based on remaining useful life assessments. This is your 1-, 5-, and 10-year CapEx road map.
ASTM E2018-24 · Section 10.2 — Long-Term Costs
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Remaining Useful Life Assessments
Every major building system receives an estimated remaining useful life based on observed condition, effective age, maintenance history, and Expected Useful Life tables. RUL is what drives the Replacement Reserves Table.
ASTM E2018-24 · Definitions: EUL, RUL, Effective Age
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Photographic Documentation
Photographs of all observed physical deficiencies, system identifications, and key building components — labeled with system name, location in building, and relevance to findings. Not decorative — evidentiary.
ASTM E2018-24 · Section 11.3
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Limiting Conditions & Qualifications
A clear statement of the scope limitations, areas inaccessible at time of inspection, information relied upon from third parties, and consultant qualifications. Transparency about what was and was not observed.
ASTM E2018-24 · Sections 11.9 & 11.10
Section 5 — ASTM E2018-24 Section 10

Opinions of Cost:
What the Numbers Must Include

Estimated Probable Costs are the foundation of every negotiation a PCA enables. Here is precisely what the standard requires — and what separates a real cost-to-cure from a one-page cheat sheet.

ASTM E2018-24 · Immediate Costs
Immediate Repairs Table
Deficiencies requiring action within 12 months

The Immediate Repairs Table documents opinions of cost for physical deficiencies that require prompt corrective action. Under ASTM E2018-24, immediate costs apply to three categories of findings.

Imminent life-safety conditions — deficiencies posing an immediate threat to occupant safety, regardless of cost
Progressive failure conditions — deficiencies that, if left uncorrected, will result in building system failure or significant escalation of remedial cost
Already-recorded code violations — violations of applicable building or fire codes already on record with the authority having jurisdiction, as disclosed through document review

Each line item includes: system, deficiency description, recommended action, and estimated cost range. A total immediate repair cost is presented in the Executive Summary.

ASTM E2018-24 · Long-Term Costs
Replacement Reserves Table
Capital expenditure projections over the evaluation period

The Replacement Reserves Table translates remaining useful life assessments into projected capital expenditures — giving buyers, lenders, and asset managers a clear picture of future capital exposure.

Organized by building system — roofing, HVAC, parking, electrical, plumbing, envelope — not a lump sum
Driven by RUL — each system's projected replacement is timed based on observed condition and remaining useful life, not generic tables
Evaluation period defined by user — typically 1, 5, and 10 years; lenders often require a 12-year evaluation period
Texas market-calibrated costs — replacement costs reflect current contractor pricing in the applicable Texas market, not national averages

This table is what your attorney uses to structure an escrow holdback. What your lender uses to underwrite reserves. What you use to negotiate the purchase price.

Section 6 — ASTM E2018-24 Section 12

What a PCA Does
Not Include

ASTM E2018-24 Section 12 explicitly defines activities and considerations outside the baseline PCA scope. Understanding these exclusions protects both inspector and client — and distinguishes the PCA from services that require licensed engineering or environmental professionals.

The Reporting Threshold — What Gets Documented and What Does Not

ASTM E2018-24 defines exactly which conditions rise to the level of a reportable physical deficiency

✓ Included — Material Deficiencies
→ Significant deferred maintenance of material systems
→ Conspicuous defects in building components
→ Systems at or beyond expected useful life
→ Observable life-safety concerns — conditions that appear inconsistent with fire protection or egress requirements as visually observed
→ Conditions that will cause progressive failure if uncorrected
→ Significant water damage and moisture intrusion indicators
✗ Excluded — Below the Threshold
→ Routine maintenance items and normal operating maintenance
→ Miscellaneous minor repairs
→ Minor conditions correctable without material cost
→ Cosmetic conditions — paint wear, minor scuffs, normal finish wear
→ De minimis conditions not representing a material deficiency
→ Tenant housekeeping and personal property conditions
○ Out of Scope — Separate Disciplines
→ Phase I / Phase II Environmental Site Assessment
→ Structural engineering analysis or calculations
→ Mechanical/electrical engineering load studies
→ Energy performance assessment (separate ASTM E2797)
→ Seismic risk assessment (separate ASTM E2026)
→ Warranty or code compliance certification
✗
Not an Engineering Service
Per ASTM E2018-24 Section 7.7, a PCA is not a professional architectural or engineering service. Observable conditions are documented — not structurally analyzed or mechanically engineered.
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Not a Code Compliance Certification
The PCA does not certify that the property complies with all applicable building codes. The PCA does not certify code compliance. Conditions that appear inconsistent with applicable codes may be noted where observable — this is not a code compliance review or certification.
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Not Intrusive or Destructive
The walk-through survey is non-intrusive and non-destructive. No dismantling, removal of materials, or exploratory probing is included in the baseline PCA scope unless separately agreed.
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Not a Warranty or Guarantee
The PCR reflects conditions observed at a specific point in time. ASTM E2018-24 explicitly limits reliance on the report to the date of the walk-through survey. Conditions may change after the assessment date.
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Not an Environmental Assessment
Phase I and Phase II Environmental Site Assessments are separate ASTM standards (E1527 and E1528) conducted by environmental professionals. Environmental conditions are outside PCA scope.
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Not Concealed Conditions
Conditions concealed by finishes, furnishings, equipment, or lack of access cannot be observed and are therefore outside the scope of the walk-through survey. Limitations of access are documented in the PCR.
Enhanced Due Diligence — ASTM E2018-24 Appendix X1

Beyond the Baseline:
Ancillary Services

ASTM E2018-24 Appendix X1 describes enhanced due diligence services that extend beyond the baseline PCA scope. These are not deficiencies in the standard PCA — they are specialized investigations that go deeper into specific risk areas when warranted by property type, age, or observed conditions. TexaPlex can coordinate all four at the time of your PCA engagement.

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Ancillary Service 01
Foundation Elevation Survey

A foundation elevation survey uses a calibrated optical level or digital measuring instrument to document floor elevations across the slab — identifying differential movement patterns consistent with foundation distress. While the baseline PCA documents observable indicators of foundation movement, an elevation survey quantifies the degree of movement with measured data.

→ Quantifies differential settlement across the slab with measured elevations — not just visual observation
→ Particularly warranted on properties with visible cracking, door or window binding, or floor slope indicators
→ Strengthens the data behind any foundation-related cost-to-cure estimates in the PCR
Goes beyond ASTM E2018-24 baseline · Appendix X1 Enhanced Due Diligence
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Ancillary Service 02
Mold & Indoor Air Quality Testing

The baseline PCA identifies observable indicators of mold growth and moisture intrusion conditions conducive to mold. Actual mold testing — air sampling, surface sampling, and laboratory analysis — is outside the PCA scope and requires a separate IAQ assessment. Where mold indicators are observed during the PCA walk-through, mold testing is strongly warranted.

→ Air and surface sampling with accredited laboratory analysis — not a visual assessment
→ Warranted when visible staining, musty odors, or moisture intrusion indicators are observed during the PCA
→ Critical for medical office, multifamily, and any property with a prior water loss history
Outside ASTM E2018-24 baseline scope · See also ASTM E3026
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Ancillary Service 03
Sewer Scope Inspection

The baseline PCA evaluates sanitary plumbing at observable and accessible points only — it does not include video inspection of underground or concealed drain lines. A sewer scope deploys a camera through the building drain system to document pipe condition, root intrusion, offset joints, deterioration, and blockage in lines that are otherwise entirely hidden from view.

→ Camera inspection of main drain lines and lateral connections — documents what no visual survey can see
→ Particularly warranted on properties 20+ years old, properties with older clay or cast iron drain systems, or any property with prior slow drain or backup history
→ Sewer line replacement is among the highest-cost plumbing repairs in commercial real estate — scoping before closing is cost-effective due diligence
Outside ASTM E2018-24 baseline — intrusive investigation requires separate engagement
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Ancillary Service 04
Wood Destroying Insect Inspection

A Wood Destroying Insect (WDI) inspection identifies evidence of termites, carpenter ants, wood boring beetles, and other wood-destroying organisms — and the structural damage they cause. The baseline PCA may note observable wood damage, but a formal WDI inspection is conducted by a licensed pest control operator and produces a state-required report form that lenders and some buyers specifically require.

→ Conducted by a licensed Texas pest control operator — produces the official WDI report form
→ Particularly warranted on wood-frame construction, older buildings, and properties in high-termite-pressure markets — which includes virtually all of Texas
→ Coordinated at time of PCA engagement to minimize scheduling friction and site access trips
Separate from ASTM E2018-24 scope · Requires licensed Texas pest control operator
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Coordinating ancillary services alongside your PCA
All four services can be coordinated at the time of your PCA engagement — one site visit, one scheduling conversation, one point of contact. Request a proposal and note which ancillary services apply to your property.
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Section 7

Frequently Asked
Questions

Why do commercial lenders require an ASTM E2018-24 PCA?
Commercial lenders require a PCA because the physical condition of the collateral directly affects their risk exposure. An ASTM E2018-24 compliant report provides a standardized, professionally documented evaluation of deferred maintenance and capital exposure — information the lender uses to underwrite reserves and assess collateral risk. A home inspection report does not provide this documentation and is not accepted as a substitute.
Can any TREC-licensed inspector in Texas perform a commercial PCA?
In Texas, any TREC-licensed inspector can legally inspect a commercial property. However, performing a PCA in conformance with ASTM E2018-24 requires specific knowledge of the standard's scope, methodology, and required deliverables — including the ability to produce Estimated Probable Costs, Remaining Useful Life assessments, and a structured Property Condition Report. A TREC license establishes the legal minimum; ASTM E2018-24 methodology establishes the professional standard.
What is the difference between Immediate Costs and Replacement Reserves?
Immediate Costs are opinions of cost for deficiencies requiring action within the next 12 months — life-safety concerns, conditions in progressive failure, and violations already on record with the applicable authority. Replacement Reserves are projected capital expenditures over the evaluation period based on remaining useful life assessments for each major building system. Both are required components of a compliant PCR. Both feed directly into a buyer's negotiation, escrow holdback structuring, and post-closing capital planning.
How is "remaining useful life" determined?
Remaining useful life is an opinion based on three inputs: the system's Expected Useful Life (EUL) per industry standards, the system's actual or effective age (which may differ from chronological age based on maintenance history and condition), and the field observer's assessment of current condition. A well-maintained 12-year-old RTU may have a longer RUL than a poorly maintained 8-year-old unit. RUL is an opinion — not a guarantee — and is presented as such in the PCR.
Does ASTM E2018-24 cover all commercial property types?
Yes. ASTM E2018-24 defines commercial real estate as all improved real property except single-family and small residential (four units or fewer) used exclusively for residential purposes. This includes industrial, warehouse, retail, office, hospitality, medical, educational, and multifamily properties. Annex A1 of the standard provides additional guidance specific to multifamily, commercial office, and retail asset types.
How does the PCA report get used in a purchase negotiation?
The total Estimated Probable Costs in the PCR's Executive Summary is the number that opens the negotiation. A buyer can present documented, professionally prepared cost opinions as the basis for a price reduction, seller credit, or escrow holdback. The Immediate Repairs Table identifies what needs to happen before or at closing. The Replacement Reserves Table documents what the buyer will face in capital expenditures over their hold period — which directly affects investment return calculations and CapEx reserve planning.
What does ASTM E2018-24 say about cosmetic conditions?
The standard does not use the term "cosmetic" — it uses more precise language. A physical deficiency under ASTM E2018-24 is defined as an easily visible defect or significant deferred maintenance of a material building system or component. The definition specifically excludes conditions correctable through routine maintenance, miscellaneous minor repairs, or normal operating maintenance — as well as minor conditions that do not rise to the level of a material deficiency. Scuffed paint, minor surface wear, and normal finish aging are below the reporting threshold of the standard.
How long does a TexaPlex PCA take?
The walk-through survey for a standard commercial property typically takes 2 to 6 hours depending on property size, age, complexity, and number of building systems present. The complete Property Condition Report — including Estimated Probable Costs, Immediate Repairs Table, Replacement Reserves Table, and photographic documentation — is delivered within a timeframe confirmed at engagement — typically within your due diligence period across all TexaPlex markets in Texas.
TexaPlex Commercial Inspectors

YOU KNOW THE STANDARD.
NOW HOLD YOUR
INSPECTOR TO IT.

TexaPlex delivers ASTM E2018-24 compliant Property Condition Assessments across Texas — Estimated Probable Costs, Remaining Useful Life, Immediate Repairs Table, and Replacement Reserves. The report your lender accepts and your attorney can use.

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ASTM E2018-24 TREC-Licensed Estimated Probable Costs Turnaround Confirmed at Engagement Texas-Wide Coverage