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ASTM E2018-99

(Guide)

Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process

Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process

SCOPE
1.1 Purpose—The purpose of this guide is to define good commercial and customary practice in the United States of America for conducting a baseline property condition assessment  (PCA) of the improvements located on a parcel of commercial real estate by performing a walk-through survey and conducting research as outlined within this guide.
1.1.1 Physical Deficiencies—In defining good commercial and customary practice for conducting a baseline PCA, the goal is to identify and communicate physical deficiencies to a user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not present material physical deficiencies of the subject property.
1.1.2 Walk-Through Survey—This guide outlines procedures for conducting a walk-through survey to identify the subject property's material physical deficiencies, and recommends various systems, components, and equipment that should be observed by the field observer and reported in the property condition report (PCR).
1.1.3 Document Reviews and Interviews—The scope of this guide includes document reviews, research, and interviews to augment the walk-through survey so as to assist the consultant's understanding of the subject property and identification of physical deficiencies.
1.1.4 Property Condition Report—The work product resulting from completing a PCA in accordance with this guide is a PCR. The PCR incorporates the information obtained during the Walk-Through Survey, the Document Review and Interviews sections of this guide, and includes opinions of probable costs for suggested remedies of the physical deficiencies identified.
1.2 Objectives—Objectives in the development of this guide are: (1) define good commercial and customary practice for the PCA of primary commercial real estate improvements; (2) facilitate consistent and pertinent content in PCRs; (3) develop practical and reasonable recommendations and expectations for site observations, document reviews and research associated with conducting PCAs and preparing PCRs; (4) establish reasonable expectations for PCRs;  (5) assist in developing an industry baseline standard of care for appropriate observations and research; and (6) recommend protocols for consultants for communicating observations, opinions, and recommendations in a manner meaningful to the user.
1.3 Considerations Beyond Scope—The use of this guide is strictly limited to the scope set forth in this section. Section and of this guide identify, for informational purposes, certain physical conditions that may exist on the subject property, and certain activities or procedures (not an all inclusive list) that are beyond the scope of this guide but may warrant consideration by parties to a commercial real estate transaction.
1.4 Organization of This Guide—This guide consists of several sections, an Annex and two Appendixes. Section 1 is the Scope. Section 2 on Terminology contains definitions of terms both unique to this guide and not unique to this guide, and acronyms. Section 3 sets out the Significance and Use of this guide, and Section 4 describes the User's Responsibilities. Sections 5 through 10 provide guidelines for the main body of the PCA, including the scope of the Walk-Through Survey, preparation of the Opinions of Probable Costs to Remedy Physical Deficiencies, and preparation of the PCR. Section 11 provides additional information regarding out of scope considerations (see 1.3). Annex A1 provides requirements relating to specific asset types, and where applicable, such requirements are to be considered as if integral to this guide. Appendix X1 prov...

General Information

Status
Historical
Publication Date
09-Dec-2001
ICS
13.040.20 - Ambient atmospheres
Technical Committee
E50 - Environmental Assessment, Risk Management and Corrective Action
Drafting Committee
E50.02 - Real Estate Assessment and Management
Current Stage
Ref Project

Relations

Replaced By
ASTM E2018-01 - Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process
Effective Date
10-Dec-2001
Referred By
ASTM E3026-23e1 - Standard Guide for Readily Observable Moisture Affected Materials and Conditions Conducive to Elevated Moisture in Commercial Buildings: Limited Moisture Assessment Process
Effective Date
10-Dec-2001
Referred By
ASTM E3035-15(2020) - Standard Classification for Facility Asset Component Tracking System (FACTS)
Effective Date
10-Dec-2001
Referred By
ASTM E3224-19 - Standard Guide for Building Energy Performance and Improvement Evaluation in the Assessment of Property Condition
Effective Date
10-Dec-2001
Referred By
ASTM E2797-22 - Standard Practice for Building Energy Performance Assessment for a Building Involved in a Real Estate Transaction
Effective Date
10-Dec-2001

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ASTM E2018-99 - Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment ProcessASTM E2018-99 - Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process
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ASTM E2018-99 - Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process
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NOTICE: This standard has either been superseded and replaced by a new version or discontinued.
Contact ASTM International (www.astm.org) for the latest information.
Designation: E 2018 – 99
AMERICAN SOCIETY FOR TESTING AND MATERIALS
100 Barr Harbor Dr., West Conshohocken, PA 19428
Reprinted from the Annual Book of ASTM Standards. Copyright ASTM
Standard Guide for
Property Condition Assessments: Baseline Property
1
Condition Assessment Process
This standard is issued under the fixed designation E 2018; the number immediately following the designation indicates the year of
original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. A
superscript epsilon (e) indicates an editorial change since the last revision or reapproval.
1. Scope 1.2 Objectives—Objectives in the development of this guide
are: (1) define good commercial and customary practice for the
1.1 Purpose—The purpose of this guide is to define good
PCA of primary commercial real estate improvements; (2)
commercial and customary practice in the United States of
facilitate consistent and pertinent content in PCRs; (3) develop
America for conducting a baseline property condition assess-
practical and reasonable recommendations and expectations for
ment (PCA) of the improvements located on a parcel of
site observations, document reviews and research associated
commercial real estate by performing a walk-through survey
with conducting PCAs and preparing PCRs; (4) establish
and conducting research as outlined within this guide.
reasonable expectations for PCRs; (5) assist in developing an
1.1.1 Physical Deficiencies—In defining good commercial
industry baseline standard of care for appropriate observations
and customary practice for conducting a baseline PCA, the
and research; and (6) recommend protocols for consultants for
goal is to identify and communicate physical deficiencies to a
communicating observations, opinions, and recommendations
user. The term physical deficiencies means the presence of
in a manner meaningful to the user.
conspicuous defects or material deferred maintenance of a
1.3 Considerations Beyond Scope—The use of this guide is
subject property’s material systems, components, or equipment
strictly limited to the scope set forth in this section. Section 10
as observed during the field observer’s walk-through survey.
and Appendix X1 of this guide identify, for informational
This definition specifically excludes deficiencies that may be
purposes, certain physical conditions that may exist on the
remedied with routine maintenance, miscellaneous minor re-
subject property, and certain activities or procedures (not an all
pairs, normal operating maintenance, etc., and excludes de
inclusive list) that are beyond the scope of this guide but may
minimis conditions that generally do not present material
warrant consideration by parties to a commercial real estate
physical deficiencies of the subject property.
transaction.
1.1.2 Walk-Through Survey—This guide outlines proce-
1.4 Organization of This Guide—This guide consists of
dures for conducting a walk-through survey to identify the
several sections, an Annex and an Appendix. Section 1 is the
subject property’s material physical deficiencies, and recom-
Scope. Section 2 Terminology, contains definitions of terms
mends various systems, components, and equipment that
both unique to this guide and not unique to this guide, and
should be observed by the field observer and reported in the
acronyms. Section 3 sets out the Significance and Use of this
property condition report (PCR).
guide, and Section 4 describes the User’s Responsibilities.
1.1.3 Document Reviews and Interviews—The scope of this
Sections 5 through 10 provide guidelines for the main body of
guide includes document reviews, research, and interviews to
the PCA, including the scope of the Walk-Through Survey,
augment the walk-through survey so as to assist the consult-
preparation of the Opinions of Probable Costs to Remedy
ant’s understanding of the subject property and identification of
Physical Deficiencies, and preparation of the PCR. Section 11
physical deficiencies.
provides additional information regarding out of scope consid-
1.1.4 Property Condition Report—The work product result-
erations (see 1.3). The Annex provides requirements relating to
ing from completing a PCA in accordance with this guide is a
specific asset types, and where applicable, such requirements
PCR. The PCR incorporates the information obtained during
are to be considered as if integral to this guide. The Appendix
the Walk-Through Survey, the Document Review and Inter-
provides the user with additional PCA scope considerations,
views sections of this guide, and includes opinions of probable
whereby a user may increase this guide’s baseline scope of due
costs for suggested remedies of the physical deficiencies
diligence to be exercised by the consultant.
identified.
1.5 Multiple Buildings—Should the s
...

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3.1 Use—This guide is intended for use on a voluntary basis by parties who desire to obtain a baseline PCA of commercial real estate. This guide also recognizes that there are varying levels of property condition assessment and due diligence that can be exercised that are both more and less comprehensive than this guide, and that may be appropriate to meet the objectives of the user. Users should consider their requirements, the purpose that the PCA is to serve, and their risk tolerance level before selecting the consultant and the level of due diligence to be exercised by the consultant. The user should also review or establish the qualifications, or both, of the proposed field observer and PCR reviewer prior to engagement. A PCR should identify any deviations or exceptions to this guide. Furthermore, no implication is intended that use of this guide be required in order to have conducted a property condition assessment in a commercially prudent and reasonable manner. Nevertheless, this guide is intended to reflect a reasonable approach for the preparation of a baseline PCA.  
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1.1 Purpose—The purpose of this guide is to define good commercial practice in the United States of America for conducting a baseline property condition assessment  (PCA) of the improvements located on a parcel of commercial real estate by performing a walk-through survey and conducting research as outlined within this guide.  
1.1.1 Physical Deficiencies—In defining good commercial and customary practice for conducting a baseline PCA, the goal is to identify and communicate physical deficiencies to a user. The term physical deficiencies includes the presence of conspicuous defects and material deferred maintenance of a subject property's material systems, components, or equipment as observed during completion of the PCA. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not present material physical deficiencies of the subject property.  
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1.1.4 Property Condition Report—The work product resulting from completing a PCA in accordance with this guide is a Property Condition Report (PCR). The PCR incorporates the information obtained during the Walk-Through Survey, the Document Review and Interviews sections of this guide, and includes Opinions of Costs for suggested remedies of the physica...

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5.1 This test method is intended for use with other standards that address the collection and preparation of samples (airborne particulate, dusts by wipe and micro-vacuuming, dried paint chips, and soils) that are obtained during the assessment or mitigation of lead hazards from buildings and related structures.  
5.2 Laboratories analyzing samples obtained during the assessment or mitigation of lead hazards from buildings and related structures shall conform to Practice E1583, or shall be recognized for lead analysis as promulgated by authorities having jurisdiction, or both.  
Note 2: In the United States of America, laboratories performing analysis of samples collected during lead-based paint activities are required to be accredited to ISO/IEC 17025 and to other requirements promulgated by the Environmental Protection Agency (EPA).  
5.3 This test method may also be used to analyze similar samples from other environments such as toxic characteristic extracts of waste sampled using Guide E1908, and soil and sludge as prepared for analysis using U.S. EPA SW-846 Test Method 1311.
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1.2 The sensitivity, detection limit, and optimum working concentration for lead (Pb) are given in Table 1.  
1.3 The values stated in SI units are to be regarded as standard. No other values of measurement are included in this standard.  
1.3.1 Exception—The SI and inch-pound units shown for wipe and micro-vacuuming sampling data are to be individually regarded as standard for wipe and micro-vacuuming sampling data (14.4.2 and 14.4.3).  
1.4 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use.  
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ASTM D7440-23(Practice)
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SIGNIFICANCE AND USE
6.1 A primary use intended for this practice is for qualifying ASTM International Standards as Standard Test Methods. In the past, a “Precision and Bias” report has been required. However, recently a statement of uncertainty has become an acceptable alternative to Guide D3670. Inclusion of such a statement with a method description simplifies comparison of ASTM Test Methods to analogous ISO and Committee for European Normalization (CEN) standards, now required to have uncertainty statements.  
6.2 Standardizing the characterization of sampling/analytical method performance is expected to be useful in other applications as well. For example, performance details are a necessity for justifying compliance decisions based on experimental air quality assessments (7). Documented uncertainty can form a basis for specific criteria defining acceptable sampling/analytical method performance.  
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5.1 Guidance is provided on designing model evaluation performance procedures and on the difficulties that arise in statistical evaluation of model performance caused by the stochastic nature of dispersion in the atmosphere. It is recognized there are examples in the literature where, knowingly or unknowingly, models were evaluated on their ability to describe something which they were never intended to characterize. This guide is attempting to heighten awareness, and thereby, to reduce the number of “unknowing” comparisons. A goal of this guide is to stimulate development and testing of evaluation procedures that accommodate the effects of natural variability. A technique is illustrated to provide information from which subsequent evaluation and standardization can be derived.
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1.1 This guide provides techniques that are useful for the comparison of modeled air concentrations with observed field data. Such comparisons provide a means for assessing a model's performance, for example, bias and precision or uncertainty, relative to other candidate models. Methodologies for such comparisons are yet evolving; hence, modifications will occur in the statistical tests and procedures and data analysis as work progresses in this area. Until the interested parties agree upon standard testing protocols, differences in approach will occur. This guide describes a framework, or philosophical context, within which one determines whether a model's performance is significantly different from other candidate models. It is suggested that the first step should be to determine which model's estimates are closest on average to the observations, and the second step would then test whether the differences seen in the performance of the other models are significantly different from the model chosen in the first step. An example procedure is provided in Appendix X1 to illustrate an existing approach for a particular evaluation goal. This example is not intended to inhibit alternative approaches or techniques that will produce equivalent or superior results. As discussed in Section 6, statistical evaluation of model performance is viewed as part of a larger process that collectively is referred to as model evaluation.  
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5.1 Air permits from regulatory agencies often require measurements of opacity from stationary air pollution point sources in the outdoor ambient environment. Opacity has been visually measured by certified smoke readers in accordance with USEPA (USEPA Method 9). DCOT is also a method to determine plume opacity in the outdoor ambient environment.  
5.2 The concept of DCOT was based on previous method development using Digital Still Cameras and field testing of those methods.7,8 The purpose of this standard is to set a minimum level of performance for products that use DCOT to determine plume opacity in ambient environments.
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1.5 This standard describes the procedures to certify the DCOT, hardware, software, and method to determine the opacity of the plumes.  
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1.3 This practice presumes that the user has a fundamental understanding of field investigative techniques related to the scientific process, and sampling plan development and implementation. It is important to establish the related hypothesis to be tested and the supporting analytical methodology needed in order to identify the sampling media to be used and the laboratory conditions for analysis.  
1.4 This practice does not address the development of a formal hypothesis or the establishment of appropriate and defensible investigation and sampling objectives. It is presumed the investigator has the experience and knowledge base to address these issues.  
1.5 This practice does not provide the user sufficient information to allow for interpretation of the analytical results from sample collection. It is the user's responsibility to seek or obtain the information and knowledge necessary to interpret the sample results reported by the laboratory.  
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5.1 This practice is recommended for use in measuring the concentration of VOCs in ambient, indoor, and workplace atmospheres. It may also be used for measuring emissions from materials in small or full scale environmental chambers for material emission testing or human exposure assessment.  
5.2 Such measurements in ambient air are of importance because of the known role of VOCs as ozone precursors, and in some cases (for example, benzene), as toxic pollutants in their own right.  
5.3 Such measurements in indoor air are of importance because of the association of VOCs with air quality problems in indoor environments, particularly in relation to sick building syndrome and emissions from building materials. Many volatile organic compounds have the potential to contribute to air quality problems in indoor environments and in some cases toxic VOCs may be present at such elevated concentrations in home or workplace atmospheres as to prompt serious concerns over human exposure and adverse health effects (5).  
5.4 Such measurements in workplace air are of importance because of the known toxic effects of many such compounds.
Note 1: While workplace air monitoring has traditionally been carried out using disposable sorbent tubes, typically packed with charcoal and extracted using chemical desorption (solvent extraction) prior to GC analysis – for example following NIOSH and OSHA reference methods – routine thermal desorption (TD) technology was originally developed specifically for this application area. TD overcomes the inherent analyte dilution limitation of solvent extraction improving method detection limits by 2 or 3 orders of magnitude and making methods easier to automate. Relevant international standard methods include ISO 16017-1 and ISO 16017-2. For a detailed history of the development of analytical thermal desorption and a comparison with solvent extraction methods see Ref (6).  
5.5 In order to protect the environment as a whole and human health in part...
SCOPE
1.1 This practice is intended to assist in the selection of sorbents and procedures for the sampling and analysis of ambient (1),2 indoor (2), and workplace (3, 4) atmospheres for a variety of common volatile organic compounds (VOCs). It may also be used for measuring emissions from materials in small or full scale environmental chambers or for human exposure assessment.  
1.2 This practice is based on the sorption of VOCs from air onto selected sorbents or combinations of sorbents. Sampled air is either drawn through a tube containing one or a series of sorbents (pumped sampling) or allowed to diffuse, under controlled conditions, onto the sorbent surface at the sampling end of the tube (diffusive or passive sampling). The sorbed VOCs are subsequently recovered by thermal desorption and analyzed by capillary gas chromatography.  
1.3 This practice applies to three basic types of samplers that are compatible with thermal desorption: (1) pumped sorbent tubes containing one or more sorbents; (2) axial passive (diffusive) samplers (typically of the same physical dimensions as standard pumped sorbent tubes and containing only one sorbent); and (3) radial passive (diffusive) samplers.  
1.4 This practice recommends a number of sorbents that can be packed in sorbent tubes for use in the sampling of vapor-phase organic chemicals; including volatile and semi-volatile organic compounds which, generally speaking, boil in the range 0 °C to 400 °C (v.p. 15 kPa to 0.01 kPa at 25 °C).  
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5.7 Lead hazard assessment reports describe lead hazards identified at the time the assessment was performed. The locations, types, or severities of lead hazards can change over time as a result of property improvement or deterioration, significant changes in property use, or other factors.
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SCOPE
1.1 This guide covers how to conduct, document, and report findings of a lead hazard assessment of dwellings and of other child-occupied facilities.  
1.2 Procedures for assessment of personal items, such as toys, dishes, and hobby materials that may contribute to elevated lead levels in blood are not included in this guide.  
1.3 Procedures for random sampling of units within dwellings having multiple units are not included.  
1.4 This guide contains notes, which are explanatory, and are not part of the mandatory requirements of this guide.  
1.5 The values stated in SI units are to be regarded as the standard.  
1.5.1 Exception—The inch-pound and SI units shown for wipe sampling data are to be individually regarded as standard for wipe sampling data.  
1.6 Methods described in this guide may not meet or be allowed by requirements or regulations established by local authorities having jurisdiction. It is the responsibility of the user of this standard to comply with all such requirements and regulations.  
1.7 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use.  
1.8 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.

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ASTM
ASTM D8406-22(Practice)
Standard Practice for Performance Evaluation of Ambient Outdoor Air Quality Sensors and Sensor-based Instruments for Portable and Fixed-point Measurement

SIGNIFICANCE AND USE
5.1 This practice establishes standardized tests for the performance evaluation of sensor-based continuous instruments for ambient air quality measurements. Public and private air monitoring interests have manifested themselves as a driving force for the deployment of air quality sensors and instruments to quantify air pollutant concentrations in communities, around schools, around industrial facilities, and elsewhere. Users of air quality sensors require information on the performance and limitations of these devices so that informed decisions regarding their suitability for various purposes can be determined. This practice describes both laboratory and field tests that provide information on candidate instrument repeatability, sensitivity, linearity, cross-interferences, drift and comparability with more costly instruments typically used by entities such as government agencies. The air quality sensors are first evaluated in a laboratory chamber by comparing their response to a reference instrument and challenging the gas sensors with interferents. The sensors are then deployed outdoors for field testing at two sites with different climates against reference air quality instruments. This practice is intended to be referenced in standards and codes that establish minimum performance quality for sensor-based ambient outdoor air monitoring.  
5.2 This practice is intended for air quality sensors that measure one or more of the criteria pollutants in ambient air (ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, PM10 and PM2.5) that can be operated in outdoor environments and can log a concentration reading. It is not intended for devices or transducers that require additional enclosures for deployment outdoors or post-processing to convert their output signal into a pollutant concentration reading.  
5.3 It is anticipated that the main users of this practice will be manufacturers, developers, and distributors of outdoor air quality sensors, air quality agenc...
SCOPE
1.1 This practice establishes standardized tests for the performance evaluation of sensor-based continuous instruments for ambient outdoor air quality measurements. It describes both laboratory and field tests that provide information on candidate sensor repeatability, sensitivity, linearity, cross-interferences, drift, and comparability against reference instruments.  
1.2 This practice does not apply to sensors or instruments that remotely measure atmospheric pollutants using open path, lidar, or imaging technology.  
1.3 The evaluation procedures contained in this practice are for sensors that alone or in combination measure outdoor criteria pollutants in ambient air: particulate matter (PM2.5 and PM10), sulfur dioxide (SO2), ozone (O3), carbon monoxide (CO), or nitrogen dioxide (NO2) at concentrations that are relevant to public health.  
1.4 Testing is to be performed by a competent entity able to demonstrate that it operates in conformity with internationally accepted test laboratory quality standards such as ISO/IEC 17025.  
1.5 Units—The values stated in SI units are to be regarded as standard. No other units of measurement are included in this standard.  
1.6 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use.  
1.7 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.

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ASTM
ASTM D1914-95(2022)(Practice)
Standard Practice for Conversion Units and Factors Relating to Sampling and Analysis of Atmospheres

SIGNIFICANCE AND USE
3.1 ASTM requires the use of SI units in all its publications and their use in reporting atmospheric measurement data. However, there are historic data and even data currently reported that are based on a variety of units of measurement. This practice tabulates factors that are necessary to convert such data to SI and other units of measurement.  
3.2 IEEE/ASTM SI-10 does not list all the conversion factors commonly used in air pollution and meteorological fields. This practice supplements IEEE/ASTM SI-10.  
3.3 The values reported here were obtained from a number of standard publications. They were adjusted to five figures and organized in a rational order. All values reflect the latest information from the 16th General Conference on Weights and Measurements held in 1979.  
3.4 The factors in Table 1 are provided to change units of measurement from one system to related units in other systems, as well as to smaller or larger units in the same system.  
3.5 Values of units in the left column may be converted to values of units in the right column merely by multiplying by the conversion factor provided in the center column.  (A) For specific applications and exceptions, see Terminology D1356.
SCOPE
1.1 This practice provides units and factors useful for members of the air pollution and meteorological communities.  
1.2 This practice is used together with IEEE/ASTM SI-10, which discusses SI units and contains selected conversion factors for inter-relation of SI units and some commonly used non-metric units.  
1.3 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.

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