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| Q: What is a Pre-Construction Survey (PCS)? |
A: A PCS is a process for recording the pre-existing conditions of a property before construction begins. |
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| Q: What is actually recorded during a PCS? |
A: The PCS documents observations as to the condition of the property at the time of the survey that show any existing damage or deficiencies to the property such as cracks, existing water damage, wall separation, among others. Digital photographs of the observations are taken. In cases of long-running observations, video may be taken. Only the condition of the structure is of interest. No furniture or wall hanging pictures are moved. |
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| Q: Why should I consent to having this survey done to my home? How does it benefit me? It seems that the survey only benefits the contractor. |
A: The survey benefits all of the parties involved. In the event there are changes to the existing conditions on the structure during the course of construction, this documentation will serve to establish a baseline of conditions prior to construction commencing, protecting the homeowner's interest. If damage occurs while the project is under construction, there is a damage claim report process.
Having a Pre-Construction survey will assist the insurance carriers to expedite your claim. The PCS also helps eliminate the expense of unnecessary litigation to all concerned. |
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| Q: What will I be charged for this PCS? |
A: This survey is paid for by the agency requesting the work to be performed. There is no cost to you as the property owner. |
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| Q: Who does the inspection? |
A: The inspectors are employees of Morgner Construction Management. We employ inspectors who have prior professional experience to expedite the process and spend the least amount of time on your property. Each employee has undergone and cleared background checks. |
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| Q: Who is Morgner Construction Management (MORGNER)? |
A: MORGNER is a Construction Management firm located in Sherman Oaks. We have been in business since 1992 and have inspected thousands of properties as a neutral third party. We have worked for major transportation agencies, as well as some of the other insurance agencies and construction companies in California. |
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| Q: Once the data is collected, who sees it? |
A: Once collected, the information is brought back to our office. The information is summarized in our computer system by our staff, reports are compiled and hand delivered to the contractor, where they take possession of, file, and secure the reports. The security of the information on our computer network adheres to common accepted information technology security procedures. Only those assigned to the project see this information. Surveys will be destroyed five years after the project is completed. |
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| Q: Can I receive a copy of the completed survey? |
A: You may request a copy of the report from the Agency. |
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| Q: May I be present during the time of the survey? |
A: We encourage you to be home during the survey to accompany the inspector and point out any items you believe would be of interest. |
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| Q: Is the survey providing an assessment of my property value? |
A: No. The survey is not an assessment of the property value, and no information concerning the property value of your home will be collected. |
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| Q: How quickly do I need to respond to the letter and schedule a survey? |
It is prudent that you contact the identified individual to arrange for the pre-construction survey at your earliest possible convenience. |
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| Q: What happens if I do not respond to the survey request? |
A: If contact is not made requesting a PCS, one of our outreach specialist will visit your property and request to have the survey done. If after multiple attemps to contact owner/property manager and no authorization is granted or denied, a survey from the sidewalk (also known as curbside inspection) will be conducted.
Please Note: If you do not wish to have a PCS done on your property, please sign the bottom portion of the Access Consent Form and we will close the property file with a denied report. |
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| Q: What is the purpose of the survey? |
A: The purpose of the survey is to examine the condition of properties within 50' or 100' from the zone of construction. The inspector will look for any existing damage or deficiencies to the property such as cracks in the foundation, cracks in the walls, uneven settlement, leaking water lines, failing septic systems, broken windows, etc. |
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| Q: Why should I grant access to both the interior and exterior of my property? |
A: Surveying the interior of the property is preferable because it allows a more complete picture of the existing conditions of the property. For instance, plaster or drywall interior walls are more susceptible to cracking than vinyl exterior siding. In the unlikely event that damage occurs to the interior of your property during construction, it would be difficult or impossible to prove that construction activities caused the damage unless we are able to document the condition of the interior prior to construction. The interior surveys are only used to establish existing conditions, and would only be used for comparison in the event that damage occurs. |
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| Q: Are there legal impacts on homeowners for accepting or not accepting the PCS that we should be concerned about? |
A: The PCS is a tool to assist all parties in identifying areas of concern and documenting the pre-existing conditions of your property. |
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| Q: Who and how do we contact someone if damage is found during or even after construction? |
A: You can call us at the office at 818.461.8100 and we can guide you in the process necessary and the people to further contact. |
| Q: My neighbor is getting a PCS on their property, but I did not get any information for a PCS, why? |
A: Only properties that are within 50' and 100' from the construction route were identified and considered for a PCS. If you feel that your property is within this range, call us to re-analyse your property. |
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| Q: How long will my PCS survey take? |
A: The amount of time for a PCS depends on 3 different factors 1) Type of PCS inspection 2) Size of the Property 3) Condition of the property. We try our best to expedite the PCS survey. Please check with our outreach officer to get a better idea of how long it will take for your particular property. |
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| Q: Why am I getting an exterior only request? Why is the interior of my property not being inspected? |
A: Properties that were identified to be within 50' from construction are to have interior / exterior PCS. Properties that were identified to be within 100' from construction are to have exterior-only PCS.
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