The Structural Frame Section of a PCR (E2018-24 9.4.2): What to Observe, What to Say, and When to Refer

E2018-24 gives each building system an observations paragraph (what the field observer identifies and reports) and an out-of-scope paragraph. This page paraphrases both for the structural frame section, lists the deficiencies that recur in published reports, gives the expected useful lives the HUD CNA e-Tool table assigns to the common components (with the Fannie Mae 4099.F value where it differs), and says what lands in Table 1 versus Table 2. It is written for the person writing section 3.3.1 of the report.

What the guide asks the observer to identify

Foundation type as visible or as documented; the frame type (steel, wood, cast-in-place or precast concrete, masonry bearing walls); floor and roof framing where exposed; and any evidence of settlement, differential movement, cracking, deflection or racking. Out of scope: calculations, load-capacity determinations, exposing footings, and any opinion on adequacy or code compliance.

What recurs in published reports

• Hairline shrinkage cracks in slabs on grade, which are typical and are described as such rather than flagged.
• Stepped cracks in masonry veneer, which are envelope items unless accompanied by racking, deflection or slab movement inside.
• Corrosion staining at embedded steel (door frames, lintels) with spalled masonry.
• Deflection or sagging visible in exposed framing, which is rare and warrants a referral.
• Worn stair treads and loose handrails, which are life-safety items and are often written up here or under interiors.

Useful lives the reserve table uses

Component	HUD EUL (yrs)	Fannie 4099.F (yrs)	HUD table row
Foundation	100	50	3.3.1
Steel frame, joists and deck	100	50	3.3.2.3.3
Interior stairs, steel pan	50	30	3.7.1.4.5

Expected useful life is the table value; remaining useful life is the observer's opinion and the report says which basis each line uses. See the reserve table explained and the HUD table.

Table 1 or Table 2

Most structural sections carry no cost at all; the frame is coterminous with the building and is stated as such with no reserve line. Table 1 carries specific repairs only where an observed condition has a physical remedy the field observer can name (repoint and monitor a crack, replace a corroded lintel, replace treads). Anything that needs a calculation or exposure to diagnose is a recommendation for further study by a qualified specialist, with its study cost in the report per E2018's provision for costs of additional study, not a repair opinion. See cost categories.

Writing the section

Description first (what the system consists of and the basis for its stated age, with the source), then observations and analysis (what was seen and why it matters), what the point of contact reported, what was not observed and why, then recommendations that point at the table lines. Every statement carries its source. Baseline PCR drafts the section in that order from the field notes, photographs and documents, computes the lines, and leaves the rating, the RUL opinions and the categories for the reviewer to confirm; the sample report shows section 3.3.1 for a 1985 office building. The walkthrough checklist covers the field side.