Commercial property inspection — lender-grade PCAs for the corridor.
ASTM E2018 Property Condition Assessments along the UnitedHealth/Optum tech corridor — Highway 5, Highway 169, Technology Drive, Viking Drive. Roof, RTU, fire suppression, ASHRAE 62.1, ADA, and a 10–12 year capital reserve schedule your lender expects.
Tenant load has outgrown the original design.
Eden Prairie's tech-corridor stock is heavily 1985–2010 in original construction, with layered tenant improvements over original infrastructure. The building you are inspecting is rarely the building that was permitted. UnitedHealth, Optum, and tech tenants run 8–15 W/sq ft where the design assumed 1.5 W/sq ft. RTU stock is aging, R-22 is on the way out, and ASHRAE 62.1 ventilation is the most common deficiency on densified suites.
Six conditions that drive the capital schedule.
A PCA is not a punch list. Findings get translated into a 10–12 year capital expenditure forecast. These are the six categories that consistently dominate that schedule on Eden Prairie corridor buildings.
Low-slope roof & ponding
TPO, EPDM, modified bitumen, BUR. Surface ponding chronically affects 15–25% of roof area on corridor buildings. Penetration flashings are the highest-frequency leak source.
Aging RTUs · R-22
RTU stock 18–25+ years, R-22 refrigerant systems still common. Phaseout cost exposure. Capacity often undersized for current tech-tenant load.
Ventilation underdelivery
ASHRAE 62.1 outdoor-air delivery measured against current occupancy. Densified tenant build-outs almost always fall short of the original design.
Fire suppression patchwork
Tenant-installed clean-agent systems, re-programmed alarm panels, mismatched detection layered over the base wet-pipe system. Documents and reconciles.
Asphalt & ADA
PCI-style pavement scoring, striping, accessible-parking compliance. Title III review covers accessible route, doors, restrooms, signage. Feeds the capital schedule.
Envelope & failed IGUs
Failed insulated glazing units, thermal bridging via thermal imaging, air-sealing failures, panel-system seam leaks. Energy and tenant-comfort cost driver.
Where the corridor work happens.
Sub-market profile across Eden Prairie's commercial belt and adjacent corridors we serve.
| Sub-market | Typical asset | Common findings | Engagement type |
|---|---|---|---|
| UnitedHealth / Optum corridor | Big-floorplate single-story office | Densified tenant load, ASHRAE 62.1 underdelivery, RTU age | PCA |
| Highway 5 / Technology Dr. | Multi-tenant office, flex | Roof penetration leaks, R-22 systems, parking aging | PCA |
| Highway 169 / Viking Dr. | Office and corporate campus | Capital deferred backlog, BAS orphans, ADA | PCA |
| Eden Prairie Center area | Retail, mixed-use | Envelope sealing, HVAC zoning, parking-lot striping | PCA · roof |
| Chanhassen / Chaska | Flex industrial, light manufacturing | Roof, dock-leveler condition, fire suppression | PCA |
| Pre-1985 buildings | Older office, retail conversions | Asbestos survey trigger, original mechanicals | PCA + ESA |
Three phases. Coordinated with counsel and lender.
Pre-LOI scoping & doc collection
Scope letter, documents (rent roll, capex history, prior reports, permit history, leases, mechanical drawings), site coordination with property manager. Phase I ESA coordinated where applicable.
On-site PCA
Roof access via drone plus walked, mechanical penthouses with infrared, representative occupied tenant suites plus full vacant walk, site/parking/exterior, exit interview with property manager and broker.
Report + capital schedule
Executive summary, system narrative, deficiency log with cost-to-cure, 10–12 year capital reserve schedule. Formats suitable for buyer's counsel, lender, and equity. Mid-engagement major-finding flag standard.
Under LOI? Get a PCA scope letter today.
ASTM E2018 framework. Lender-grade. Expedited delivery available.