In affordable and multifamily housing, long-term planning isn’t optional — it’s essential. A 15-Year Property Needs Assessment (PNA) is more than a report. It’s a roadmap that helps you protect your investment, prepare for funding or refinancing, and make smart, confident decisions about what comes next.

At Moran Consultants, we’ve been supporting clients across the country with thoughtful, strategic PNAs for decades. Whether you’re managing your first 15-year cycle or gearing up for your second, our goal is to make the process clear, helpful, and build around your priorities.

What Is a 15-Year PNA?

A Property Needs Assessment reviews your property’s current physical condition and projects future capital needs over the next 15 years. This tool is commonly required for:

• Affordable housing with Low-Income Housing Tax Credit (LIHTC)
• Initial financing and syndication
• Refinancing, resyndication, or recapitalization
• Strategic asset management and long-term planning

A well-prepared PNA helps you understand what repairs or replacements are likely and when, so you can set budgets, build reserves, and avoid surprises.

What’s Included in a 15-Year PNA?

A Comprehensive On-Site Inspection
Our assessors visit the property and examine all major systems including roofs, HVAC, plumbing, electrical, interiors, common areas, and site features. We identify what’s in good shape, what needs attention now, and what may need replacement down the road.

A 15-Year Capital Needs Schedule
This detailed, year-by-year schedule outlines anticipated repair and replacement costs. It is based on industry-standard useful lives, adjusted for the observed remaining useful life of each system and local cost trends. It provides a clear, data-backed plan to fund your reserves and address capital needs proactively.

Code and Accessibility Observations
We include a review of life-safety and accessibility elements, identifying any areas that may not meet current standards. If updates are recommended, we present them in a clear and practical way so you can stay compliant and ahead of potential issues.

A Clear Narrative Summary
Every PNA includes a narrative that highlights key findings and recommendations, helping you quickly understand where the priorities are. We speak your language, so that property owners, asset managers, and development partners all walk away with clarity.

Why 15 Years? Why Now?

Fifteen years aligns with most funding programs, reserve planning periods, and compliance windows. If your last assessment was done 12 to 15 years ago, you’re likely entering a critical stage where major systems originally forecasted for replacement are now due or overdue.

A new PNA gives you the insight needed to:

• Replace or extend big-ticket systems strategically
• Realign reserve schedules and funding plans
• Support new funding or repositioning efforts
• Meet agency, lender, and investor requirements
• Preserve property value and resident satisfaction

Plan with Confidence. Plan Like a Pro.

A 15-Year Property Needs Assessment isn’t just a requirement. It’s an opportunity. With the right insights, you can plan ahead, protect your investment, and keep your property in strong shape for years to come.

At Moran Consultants, we’re here to guide you every step of the way. From inspections to final reporting, our team makes the process straightforward and aligns with your goals so you can plan like a pro and build around your goals.

Contact us or give us a call at 866-545-3350 to learn more!