# Walk the PCA without a hidden year-two roof

Harbor by Signalry · hotel job `pca-without-hidden-capex`
https://harbor.signalry.ai/jobs/pca-without-hidden-capex

How and who for the hotel job—verified when attested. Advice unless labeled verified. This brief is a worksheet, not an appraisal and not a quote.

## The job

When the buyer’s engineer walks, I want every major system on a page with a year — so a 'deferred' roof does not become a price chip in month fourteen.

**Outcome the catalog names:** A property condition memo: twelve systems named, year-1 vs year-5 split, and zero 'TBD' on a roof, boiler, or life-safety line.

**Desk:** owner
**Urgency on the catalog:** This deal
**Typical budget band (catalog, not a quote):** $8–22k walk and memo, not a GC bid
**Typical timeline (catalog, not a promise):** 10–21 days

## Scoped brief

A PCA is a list of systems and years, not a compliment. Walk with a camera. Put year-1 next to year-5. If a roof is 'monitor,' it is not in the file.

1. **Name the twelve systems before the walk.** Roof, envelope, boiler, chiller, life-safety, elevator, kitchen, rooms FF&E, pool, parking, electric, plumbing. A missing name is a later chip.
2. **Split year-1 from year-5 on the same page.** A lump 'capex' is how year-two disappears until the first winter.
3. **Strike TBD on roof, boiler, and life-safety.** Those three cannot be a vibe. Write a year or write 'not inspected' and a date.
4. **Score unnamed systems, not 'the building felt solid'.** Felt is not the metric. Named systems with a year are.

## When not to buy

Do not buy a glossy PCA if the roof is still 'monitor.' Name the year or strike the line.

## Provider shortlist

- [Condition Walk](https://harbor.signalry.ai/providers/condition-walk) — people · Property condition memos with years. Catalog score 8.4 (post-job shape, not a verification).
- [Phase & Par](https://harbor.signalry.ai/providers/pip-phase) — people · PIP scope, phasing, displacement. Catalog score 8.5 (post-job shape, not a verification).
- [Sable Underwriting Desk](https://harbor.signalry.ai/providers/sable-desk) — people · Boutique acquisition underwriting. Catalog score 8.9 (post-job shape, not a verification).

## Success the brief names

- Twelve systems named on one page.
- Year-1 and year-5 split.
- Zero TBD on roof, boiler, or life-safety.

## Pitfalls

- A PCA paid by a party who needs the deal to close.
- 'Deferred' with no year.
- Mixing FF&E par with structure so neither is true.

---

Stable id: `pca-without-hidden-capex`
Source: Harbor by Signalry · https://harbor.signalry.ai
Verified Outcome is not insurance. Do not treat a catalog score as attested proof.