Key takeaways
- FCI = deficiency cost ÷ current replacement value × 100; lower is better.
- Rating bands (good, fair, poor, critical) are common industry conventions, not state rules.
- FCI is one planning indicator, not a project-prioritization decision by itself.
- Reliable FCI depends on consistent methods, current costs and complete site coverage.
- Pair FCI with safety, educational and capacity factors when setting priorities.
What a condition assessment is
A facilities condition assessment is a systematic look at the physical state of your buildings. Assessors walk each site and evaluate major systems: roofs, HVAC, plumbing, electrical, structure, finishes, site paving and more, noting deficiencies and estimating the cost to correct them.
The result is a detailed inventory of needs, usually organized by site, building and system, with an estimated timeframe for each item. That inventory is the raw material for capital planning.
How FCI is calculated
The Facility Condition Index (FCI) is a simple ratio. You take the total cost of deficiencies (the repairs and replacements needed) and divide it by the current replacement value of the building. Multiply by 100 to express it as a percentage.
For example, a building with $1.5 million in deficiencies and a current replacement value of $20 million has an FCI of 7.5%. Lower is better: a lower FCI means the building needs less investment relative to what it would cost to replace.
- FCI = (deficiency cost ÷ current replacement value) × 100
- Deficiency cost: the estimated cost to correct identified needs within a defined timeframe
- Current replacement value: what it would cost to build an equivalent facility today
Common rating bands
Many practitioners group FCI scores into bands so boards and communities can understand them quickly. These bands are industry conventions used as planning shorthand. They are not California state rules, and different firms and agencies draw the lines slightly differently.
Whatever bands you use, state them clearly and apply them consistently across all sites. Consistency matters more than the exact thresholds.
- Under 5% - Good
- 5% to 10% - Fair
- 10% to 30% - Poor
- Over 30% - Critical
What FCI does not tell you
FCI is one planning indicator, not a project-prioritization decision by itself. It measures physical condition relative to replacement cost. It does not measure whether a building supports today’s educational program, whether it has enough capacity, or whether a specific deficiency is a safety issue.
Two buildings with the same FCI can have very different needs. One may have a failing roof that threatens the whole structure; the other may have a long list of minor cosmetic items. Always look behind the number.
- Health, safety and accessibility concerns
- Educational adequacy and program fit
- Enrollment and capacity trends
- Funding eligibility and timing
Getting reliable data
An FCI is only as good as the assessment behind it. Inconsistent methods, outdated cost data or incomplete site coverage will produce numbers that look precise but are not. Use a consistent methodology, current cost data and a clear definition of the timeframe included in deficiency costs.
Newer tools, such as drone imagery for roofs and site conditions, can help fill gaps and document conditions visually. They complement field inspection; they do not replace it.
Putting FCI to work
Used well, FCI helps you compare sites, track condition over time and explain needs to your board in terms they can grasp. Pair it with a multi-year capital needs profile that shows when systems will reach the end of their useful life.
K12CG uses FCI alongside educational, safety and funding factors so that condition data informs, rather than dictates, a district’s priorities.
Official resources
This guide is general information, not legal or financial advice. State requirements change; confirm current rules with OPSC, DSA or CDE.