Opportunity #1: The PNA The Consultant will furnish all labor, materials and equipment necessary to deliver a PNA of HACA’s Portfolio using the standards and methodology of ASTM E2018-08 (including Annex 1.1 and Annex 1.2) as a baseline guide, and incorporate the additional requirements detailed herein to meet the specific needs of the Authority. All work must be in accordance with industry standards and best practices. Specific requirements of the PNA include, but are not limited to: • Review: Review existing property documentation and perform interviews with knowledgeable Authority staff, including building plans, histories, maintenance records and other records provided by HACA. • Inspection: Conduct and document inspections of 100 percent of HACA’s Portfolio, to include occupied and unoccupied dwelling unit interiors, exteriors, common areas, scattered site units, commercial facilities and office buildings and their sites and infrastructure, including but not limited to: Site components – including, but not limited to walks, parking, drives, landscape, retaining walls, play areas and fencing Foundations Roofs, roof trusses and gutters Exterior walls Electrical Common areas Space interiors including finish work Structural frame HVAC systems Boilers Plumbing Crawl spaces Windows & doors Cabinets and closets Balconies and patios Carports Utility capacity and connections Flooring Asbestos Water intrusion and/or damage Pests and insects • Code Compliance Analysis - Consultant will provide an analysis to determine if the subject property is in compliance with the applicable California Building Code and Municipal Code. The analysis shall include all building code items that will require or could require to be brought up to code. The analysis should also include a review for conformance to the local jurisdiction’s Zoning Ordinance, this shall include all items that are out of conformance and/or legal nonconforming, including handicapped accessibility requirements, and all issues that could negatively affect the health and safety of the tenants. • Report: Prepare a written report which contains, at a minimum, the following sections and documentation: Purpose and Scope Executive Summary – Summarize key findings, critical issues, and total projected capital needs Property Description – Include description of buildings, units, systems, site features, and any relevant code compliance information Property Condition & Capital Replacement Schedule – Document immediate repair needs, deferred maintenance, non-code-compliant and non-ADA-compliant items; include estimated costs and anticipated timing (e.g., Year 0–15) Water Intrusion & Mold – Identify any current or past water intrusion, potentially damaging leaks, or visible organic growth; identify likely sources/causes Identification of Issues For Further Investigation – Identify suspected issues that may require additional specialized investigation by HACA, such as suspected sewer lateral issues, pest and insect issues, etc., and make recommendations as to prudent next steps Sustainability Recommendations – Identify and provide recommendations regarding green building or energy efficiency upgrades when such improvements are financially prudent and/or would enhance residents’ comfort, health, or overall quality of life 15-Year Capital Needs Schedule – Provide a detailed year-by-year capital replacement plan through Year 15, including estimated costs by system Effective Useful Life (EUL) – Provide EUL for all major systems and components using recognized standards; cost estimates shall reference industry-standard cost indices (e.g., R.S. Means, Marshall & Swift), including cost basis year and local modifiers Remaining Useful Life (RUL) – Provide RUL and quantity information for each inspected component, categorized by system Photographic Documentation – Include representative photographs of interiors, exteriors, major systems, site features, and inaccessible or limited-access areas such as crawl spaces and attics. All deficiencies must be photographed and labeled. • Deliverables: Final report in PDF format All cost data and capital needs schedules shall be provided in user friendly and editable Excel format, clearly organized by: • Component/System • Building/Location • Repair or Replacement Year (0–15) • Priority (e.g., Immediate, 1–5 years, 6–10 years, Long-Term) Any supporting documentation shall be submitted as attachments or separate files When requested by HACA, the Consultant shall deliver reliance letters for any studies, reports, or recommendations issued in connection with the PNA
