Authored by Craig M. Dudas, RS, Senior Practice Leader, Construction Advisory.
Published May 26, 2026.
Case Study Overview
How a property condition assessment of two church buildings in Florida provided clear insight into existing assets, estimated replacement costs, and a practical framework for informed facility and long-term capital planning
|
SERVICE LINE |
SECTOR |
LOCATION |
ENGAGEMENT LEAD |
|---|---|---|---|
|
Property Condition Assessment |
Institutional / Religious Facility |
Gainesville, Florida |
Rimkus BES |
|
2 |
12 |
280+ |
PE + RS |
|---|---|---|---|
|
Buildings Assessed: |
System Categories: |
Observations: |
Certified By: |
The Challenge: Managing a Large Campus Without a Clear Picture of Its Condition
For any institution managing a large portfolio of buildings, the question is rarely whether maintenance will be needed. The question is when, how much, and will you be ready for it. For a Florida church managing a two-building campus, including a two-story main building constructed in 2001 and a single-story Family Life Center built in 2006, that question had reached a critical point.
The campus encompasses a wide range of systems and components:
- Multiple roofing systems of different types and ages
- Mechanical, electrical, plumbing (MEP) infrastructure across two buildings
- A passenger elevator
- An aging HVAC fleet with dozens of individual units at varying stages of their useful life
- Solar arrays on both buildings
- A playground
- Roads and parking areas
- Irrigation, site lighting, and retention ponds
The Need for Documentation
Without a well-documented assessment of each system, church leadership had no defensible basis for prioritizing capital expenditures, no visibility into which systems were approaching end of life, and no way to distinguish items requiring immediate action from those that could be deferred responsibly.
“Deferred maintenance is not just a facilities problem. It is a financial liability that grows silently until it demands attention at the worst possible time.” – Craig M. Dudas, RS, Rimkus Senior Practice Leader, Construction Advisory
The institution also needed a report that would serve multiple purposes simultaneously:
- Document current physical conditions for insurance and stewardship purposes
- Provide life and valuation estimates for budgeting and reserve planning
- Identify safety hazards requiring immediate correction
The Solution: A Modified ASTM E 2018 Property Condition Assessment
The Rimkus Built Environment Solutions (BES) team was engaged to deliver a modified Property Condition Assessment (PCA) in accordance with the American Standards for Testing and Materials (ASTM) E 2018. The modified scope included condition observations, but was tailored to the institution’s specific needs, incorporating Estimated Useful Life, Estimated Remaining Useful Life, and Estimated Replacement Cost for every inventoried component. This enhancement provided the client with both a present-day snapshot and a forward-looking capital planning tool.
A team of engineers, reserve specialists, system specialists, and technicians led the engagement. On-site inspections were conducted over two days.
|
Walk-Through Survey and Physical Documentation |
Life and Valuation Estimates |
|
Systematic visual observation of all accessible building systems and site components across both buildings, with findings documented by system category and supported by an extensive photographic record of more than 450 photographs. |
Estimated Useful Life, Estimated Remaining Useful Life, and Estimated Replacement Cost was calculated for each system and component using current replacement costs and industry standards cost data, providing the institution with present-day replacement cost benchmarks for capital budgeting and reserve planning. |
|
Multi-System Condition Rating |
PE and RS Certified Report |
|
All assessed components rated on a four-tier condition scale (Excellent, Good, Fair, Poor) with narrative observations describing each identified deficiency, its probable cause, and its consequence if unaddressed. |
Final report signed and sealed by a Licensed Florida Professional Engineer and certified by a Reserve Specialist, providing the institution with a defensible, professionally credentialed record of campus condition suitable for insurance, governance, and long-term planning purposes. |
What the Assessment Found: A Campus at a Capital Inflection Point
The assessment found the property to be in good to fair condition overall, with no significant structural concerns observed at either building. However, the breadth and depth of the findings across individual systems revealed a more detailed and consequential picture. Multiple major systems were at or nearing the end of their useful life, while deferred envelope maintenance created active water intrusion that was already causing interior damage.
Key Findings
|
System / Component |
Condition |
Near-Term Action Required |
|
Modified Bitumen Roofing (Both Buildings) |
Poor |
Immediate replacement required. Peeling, blistering, voids at seams, unadhered sections, standing water, and physical damage throughout. Zero remaining useful life. Combined replacement cost exceeds $500,000. |
|
Standing Seam Metal Roofing (Main Building) |
Fair |
Replacement due 2026. Corroded fasteners, missing pop rivets, non-compliant counter flashing overlap. Estimated replacement cost $406,750. |
|
Exterior Paint, Sealants & Envelope (Both Buildings) |
Poor |
Immediate action required on both buildings. Stucco cracking, EIFS damage, failed sealants, insufficient coating thickness, and delaminating soffit material are creating active water intrusion paths. |
|
HVAC Systems (Main Building) |
Fair to Poor |
Multiple AHU/CU units at zero remaining useful life requiring immediate replacement in 2025. Total HVAC fleet spans units from 1 to 21 years old requiring phased replacement planning. |
|
HVAC Systems (Family Life Center) |
Fair to Poor |
Several units at end of useful life requiring 2025 replacement. Newer units in good condition provide planning runway for phased capital investment. |
|
Building Exterior Repairs (Both Buildings) |
Poor |
Immediate repairs required at both buildings. Delaminating stucco, corrosion at railing bases, unsecured handrails, and safety hazards identified at multiple locations. |
|
Roads and Parking Areas |
Good to Poor |
Asphalt cracking, surface depressions causing standing water, cracked curbing, worn striping, and a cracked stormwater grate presenting a life safety hazard. Asphalt portions at or near end of useful life. |
|
Playground Equipment |
Fair |
Multiple safety hazards identified: wood decay on play structures, failed protective padding, damaged equipment, exposed spike nails, and a missing steering wheel component. Estimated remaining life 3 years. |
|
Solar Arrays (Both Buildings) |
Fair |
Both arrays are partially operational at time of inspection. Physically damaged panels, unsecured wiring, and corroded junction boxes. Independent review by Synergy identified additional repair items. |
|
Water Heaters (Both Buildings) |
Fair |
All water heaters are measured at zero remaining useful life. Immediate replacement required at both buildings. Combined replacement cost approximately $12,800. |
|
Fire Protection Systems |
Good to Fair |
No deficiencies observed at Main Building. Gate valve leak noted at Family Life Center backflow preventer. Routine testing is recommended for both buildings. |
|
Elevator (Main Building) |
Good to Fair |
No deficiencies observed. Approximately 6 years of remaining useful life. Estimated replacement cost is $87,000. Routine maintenance and monitoring warranted. |
Additional Notes
The most consequential pattern across the findings was the relationship between envelope failure and interior damage. At both buildings, failed roofing membranes, stucco cracking, sealant deterioration, and damaged Exterior Insulated Finishing systems (EIFS) were already driving water intrusion that had produced stained and discolored ceiling tiles throughout interior spaces. This progression from envelope deficiency to interior water damage to potential microbiological growth is the predictable consequence of deferred maintenance on aging buildings, and it was visible at multiple locations across the campus.
A crack monitoring gauge had also been installed on the east elevation of the Family Life Center at some point prior to the assessment, indicating that someone had previously observed movement or cracking at that location. The gauge showed no active movement at the time of the Rimkus inspection, but further investigation was recommended to determine the reason for its original installation.
The Inspection Process: Systematic Coverage Across Twelve System Categories
Each system category was assessed in the same thorough manner. Field work was conducted across two consecutive days by the five-member Rimkus BES team, with each building and each system category covered systematically to the extent accessible and within view.
Roofing Systems
Visual inspection of all roof surfaces across both buildings, covering four distinct roofing system types: modified bitumen membrane, asphalt shingles, single-ply membrane, and standing seam metal panels. Each system is assessed independently for condition, age, remaining useful life, and present-day replacement cost.
Building Exteriors
Full exterior envelope inspections were conducted at both buildings to assess the following items:
- Stucco
- EIFS
- Metal wall panels
- Exterior coatings and sealants
- Windows
- Doors
- Railings and handrails
- Soffits
- Penetrations
Interior areas were also observed for evidence of water intrusion, staining, and finish conditions attributable to envelope failures.
Mechanical, Electrical, and Fire Protection Systems
Assessment of all HVAC split systems across both buildings, covering more than 30 individual AHU and CU units. Evaluation of each building’s plumbing systems, water heaters, electrical distribution, solar arrays, fire alarm systems, and automatic sprinkler systems. Each component independently rated with life and cost estimates.
Site Systems and Amenities
Safety hazards were identified at multiple locations across roads and playground systems. Site inspections were completed for the following areas:
- Roads and parking areas
- Asphalt and concrete surfaces
- Curbing
- Brick paver sidewalks
- In-ground irrigation system
- Site lighting
- Playground equipment
- Seven retention and detention ponds
Cost Estimation and Report Preparation
Replacement costs estimated using RS Means Building Construction Cost Data, Commercial Renovations Cost Data, Light Commercial Cost Data, and Facilities Maintenance and Repair Cost Data. Final report prepared by and certified by professional engineer and reserve specialist seal, and delivered to the client on June 10, 2025.
The Value Delivered: From Uncertainty to Capital Clarity
The Rimkus BES engagement delivered value across four distinct dimensions:
- An accurate present-day condition baseline
- Financially actionable capital planning data
- Identification of safety hazards requiring immediate correction
- Professionally credentialed document suitable for governance, insurance, and stewardship purposes.
A Complete, Defensible Condition Baseline
Before the assessment, the institution had no systematic, documented record of the physical condition of its campus systems. The PCA created that record, covering twelve system categories with consistent methodology, photographic documentation, and professional ratings. This baseline is not just a one-time deliverable. It becomes the reference point against which future condition changes, repair completions, and capital decisions can be measured.
Capital Planning Data That Changes How Decisions Are Made
The Estimated Useful Life, Remaining Useful Life, and Estimated Replacement Cost figures produced for each component give leadership the ability to see their capital obligations across a multi-year horizon, not just the items that are visibly broken today. The assessment identified multiple systems requiring immediate 2025 replacement, including both modified bitumen roofs, several HVAC units, water heaters, solar array repairs, and exterior paint and sealant systems, alongside a clear picture of what is coming in 2026, 2027, 2028, and beyond. This kind of forward visibility is what separates reactive facility management from strategic asset stewardship.
Safety Hazards Identified Before They Caused Harm
Several findings in the assessment carried immediate life safety implications that would not have been apparent without a systematic inspection. The cracked stormwater grate in the parking area presented a load-bearing failure risk. Multiple playground deficiencies, including wood decay on play structures, failed protective padding, exposed spike nails, and damaged equipment components, created direct injury risks for children. Corrosion at railing bases and an unsecured handrail presented fall hazards for building occupants. Each of these was documented with specificity sufficient to support immediate corrective action.
A Document That Serves Multiple Institutional Needs
The signed and sealed PCA report functions simultaneously as a facilities management tool, a capital budgeting reference, an insurance documentation resource, and a record of institutional stewardship. For a faith-based organization accountable to its congregation, having a professionally credentialed, independently produced assessment of campus condition provides the kind of transparency and governance documentation that leadership can rely on when making consequential decisions about the property.
Why Choose Rimkus Built Environment Solutions?
Property condition assessments that are truly useful require more than an inspector with a clipboard. They require engineers who understand how building systems interact, who recognize the difference between a cosmetic deficiency and one that is creating structural or envelope risk, and who can translate physical observations into financial estimates that mean something to decision-makers who are not engineers.
The Rimkus BES team that delivered this assessment combined licensed professional engineering credentials, Reserve Specialist certification, and deep experience with institutional and commercial building portfolios. The result was a report that did not simply document what was observed, it explained what it meant, what it would cost, and when action would be required.
For institutions, nonprofits, and faith-based organizations managing complex built portfolios with limited internal facilities expertise, Rimkus BES provides the independent, credentialed assessment that turns physical observations into capital intelligence. The goal is not just a report. It is a decision-making tool that serves the institution for years.
Key Takeaways for Institutional and Nonprofit Facility Owners
If your organization manages a multi-building campus and is considering a property condition assessment, this engagement illustrates several principles that apply broadly across institutional facility ownership.
What Every Institutional Facility Owner Should Know
A property condition assessment is not just a snapshot of current deficiencies.
When it includes life and cost estimates for every system, it becomes a capital planning tool that can drive budget conversations, reserve fund decisions, and long-term stewardship strategy.
Deferred envelope maintenance is the single most consequential driver of accelerated building deterioration.
Stucco cracks, failed sealants, and degraded roofing membranes do not stay contained. They create water intrusion pathways that damage interior systems, generate mold risk, and produce repair costs that compound with each season of inaction.
Multiple systems reaching end of life simultaneously is a predictable outcome of buildings that were built at the same time.
A systematic assessment reveals the clustering of replacement needs, allowing leadership to plan for the capital concentration before it arrives as a crisis.
Safety hazards in routine campus areas such as playgrounds, parking lots, and stairways are rarely visible to daily users until they cause harm.
A systematic inspection by trained professionals is the mechanism for finding them before they do.
An ASTM E 2018 modified scope is worth the investment for any institution that owns buildings and needs to make capital decisions.
The incremental cost of the life and cost data is small relative to the planning value it provides.
A PE-certified report is not just a technical document; it is institutional protection.
When leadership can point to an independently produced, professionally credentialed assessment of campus condition, it supports governance accountability, insurance adequacy reviews, and donor confidence in organizational stewardship.
Meet Our Florida Expert: Craig M. Dudas, RS
Senior Practice Leader, Construction Advisory
Built Environment Solutions, Florida
+1 813 521 5020
[email protected]
View Craig’s Expert Profile
Craig leads property condition assessments, reserve studies, and building evaluations for institutional and commercial clients across Florida, bringing decades of construction, engineering, and forensic expertise to complex multi-system assessments.
Connect with Craig directly or submit a request for consultation today!
This case study is intended to provide general information and insights into prevailing industry practices. It is not intended to constitute, and should not be relied upon as, legal, technical, or professional advice. The content does not replace consultation with a qualified expert or professional regarding the specific facts and circumstances of any particular matter.