Controlled Recognized Environmental Condition (CREC)

June 27, 2013

Controlled Recognized Environmental Condition (CREC) is a proposed new term for the ASTM E1527 standard for Phase I Environmental Site Assessments (ESAs).  The Controlled REC concept was introduced to address contaminated sites that have received risk-based regulatory closure, where no further remediation is required but residual contamination still exists at a site and the property is subject to activity and use limitations or “AULs.”  These sites, where contamination is controlled but could still pose ongoing or future obligations on the owner (such as special precautions during construction or grading activities), have been a source of some confusion to the environmental due diligence industry with regards to how they should be classified.  The Controlled Recognized Environmental Condition or “CREC”, if accepted, would be a distinct classification from Historical Recognized Environmental Condition (HREC) and Recognized Environmental Condition (REC). The environmental professional would be required to list any CRECs identified in the findings and conclusions section of the Phase I Environmental Site Assessment report.

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ASTM E1527-05 Standard – Phase I Environmental Site Assessments

May 22, 2013

The ASTM E1527-05 Standard is the industry standard used for Phase I Environmental Site Assessments. Fully named “ASTM E1527-05 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process,” the Standard outlines the purpose and use of the Phase I ESA as well as the scope of work to be conducted, including: records review (historical and governmental records); site reconnaissance (inspection of the property and adjacent sites); interviews (with owners and occupants and local government officials); evaluation and report preparation.

The ASTM E1527-05 Standard was formed by the American Society for Testing and Materials (now ASTM International), and is designed to meet the EPA’s condition for All Appropriate Inquiry for environmental due diligence. The E1527 Standard for Phase I ESAs has gone through many versions, the latest being finalized in 2005. The standard is reviewed and revised by the ASTM Committee E50 on Environmental Risk Assessment, Risk Management and Corrective Action.


Environmental and Engineering Due Diligence in Denver

April 2, 2013

Since 2010 Partner has completed 749 projects across Colorado with 165 in Denver. The Partner Colorado office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions.

Partner is the national leader in Phase I Environmental Site Assessments by volume. Most reports are performed to meet the standards of ASTM E1527-05. Partner often customizes reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements.

In addition to providing Phase I ESAs, Partner provides Property Condition Assessments and Commercial Building Inspections for a wide variety of clients, including: CMBS lenders, Fannie Mae/Freddie Mac lenders, and equity clients. Most of our reports are performed to meet the standards set within ASTM E2018-08 guidelines.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Colorado Environmental Protection Agency (CEPA). Most of our reports are performed to meet the standards set by ASTM E1903-27(2002).

Colorado has their own Hazardous Waste Act (CHWA) separate from federal laws with independent authority to regulate and enforce cleanup. Partner Denver staff is familiar with CHWA specifications and can navigate Colorado clients through the process if needed.

Partner performs radon testing and consulting services for a variety of commercial and multi-family residential properties. The Partner Denver staff recognizes that many Colorado counties fall within the EPA’s Radon Zone 1 and could potentially have high levels of radon, representing a concern to indoor air quality.

For recent projects and experience that provide insight into our Colorado consulting practice visit http://www.partneresi.com/city/denver.php


Environmental Due Diligence in Seattle

March 28, 2013

When engaging an environmental professional on a property in Washington, be sure they have experience in the state and are familiar with the local geology as well as regulatory agencies. Partner has the experience of over 1,100 projects in Washington since 2010.The Partner Washington office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions.

Partner is the national leader in Phase I Environmental Site Assessments by volume. Most reports are performed to meet the standards of ASTM E1527-05. Partner often customizes reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements and is familiar with the specifications of the Washington Department of Ecology.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Washington Environmental Protection Agency (WEPA). Most of our reports are performed to meet the standards set by ASTM E1903-27(2002) while taking into account the unique geology of Washington, from shallow groundwater to glacial till.

A zoning report is a necessary part of many real property transactions because the current owner is responsible for existing zoning violations. Partner’s Zoning Reports take usage regulations, Seattle and municipality provisions into consideration as well as other regulations, such as the Americans with Disabilities Act.

Some recent projects and experience that provide insight into our Washington consulting practice include:

Partner conducted ongoing Construction Progress Monitoring (CPM) during radon mitigation system installation at a multifamily property in Vancouver, Washington. The property included 39 two-story buildings. The construction progress inspections took place over several months.

Partner conducted Phase I Environmental Site Assessments, Document and Cost Reviews, and Operation and Maintenance Plans for the FDIC across a 42 site portfolio located throughout Washington (Bothell, Edmonds, Everett, Lynnwood, Mukilteo, Olympia, Snohomish and Tumwater).


Phase I ESAs in Riverside County

March 5, 2013

The Partner Corona office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions. Partner Corona staff are familiar with the blend of suburbs and past agricultural use that make Riverside County unique.

Partner is the national leader in Phase I Environmental Site Assessments by volume. Most reports are performed to meet the standards of ASTM E1527-05. Partner often customizes reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements.

Those that do commercial or multifamily transactions in Riverside County truly understand the importance of accurate Probable Maximum Loss Reports (PMLs). Understanding the local geology and correctly reflecting the math in a PML report is most important to those that purchase or lend on commercial or multifamily property in Riverside County.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Riverside County Department of Environmental Health. Most of our reports are performed to meet the standards set by ASTM E1903-27(2002). Partner Corona staff understands the local geology of the Peninsular Ranges, as well as regulatory agencies such as the Santa Ana Regional Water Quality Control Board.

Some recent projects and experience that provide insight into our robust Southern California consulting practice include:

Property Condition Assessments, 45 site portfolio in Southern California

Partner performed Property Condition Assessments on 45 office buildings mostly in Los Angeles, Long Beach, Riverside, and San Bernardino. Our PCAs were done in support of acquisitions and were all completed within two weeks.

Environmental Due Diligence on 330 Gas Stations in Southern California

Partner performed environmental due diligence on 330 gas stations located in the six large Southern California Counties: Los Angeles, Ventura, Orange, San Bernardino, and Riverside. The gas stations had a lot of subsurface data and over 100 open cases. Partner reduced a large amount of data and quantified the portfolio’s environmental liability for our client.

 

For more information on Partner’s Riverside County Practice, visit

http://www.partneresi.com/city/corona.php


Due Diligence in Minnesota

February 21, 2013

The Partner Minneapolis office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions for multiple national clients. Our Minneapolis staff is familiar with the diverse geology of Minnesota, from the Canadian Shield in the North to the Driftless Zone in the Southeast.

Partner is the national leader in Phase I Environmental Site Assessments by volume. Most reports are performed to meet the standards of ASTM E1527-05. Partner often customizes reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements.

Partner provides Property Condition Assessments and Commercial Building Inspections for a wide variety of clients, including CMBS lenders, Fannie Mae/Freddie Mac lenders, and equity clients.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Minnesota Pollution Control Agency (MPCA). Most of our reports are performed to meet the standards set by ASTM E2018-08 guidelines.

Partner has the experience of over 280 projects in Minnesota since 2010. Some recent projects and experience that provide insight into our Minnesota consulting practice include:

Partner completed Property Condition Reports for a 17 site portfolio across Minnesota (Lake Elmo, Mendota and Eagan) and the country.

Nine Phase I Environmental Site Assessments were completed by Partner for a portfolio of industrial warehouses across Minnesota (St. Paul, Savage, and Rogers) and Ohio.

 

For more on recent projects Partner has performed in or near Minneapolis visit http://www.partneresi.com/city/minneapolis.php


Phase I ESA in Dallas

February 19, 2013

An environmental professional who understands the unique attributes of Texas, including up to date UST regulations and oil gas wells Petroleum Storage Tank (PST) regulations, and the particulars that can come with land previously used for cattle ranching, is pertinent to commercial real estate due diligence in Texas. The Partner Dallas office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions

Most of Partner’s reports are performed to meet the standards of ASTM E1527-05. Partner often customizes reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Texas Commission on Environmental Quality (TCEQ). Most of our reports are performed to meet the standards set by ASTM E1903-27(2002). Partner Dallas professionals are familiar with the diverse geology and topography of Texas as well as state programs, such as the Dry Cleaner Remediation Fund (DRRP).

Partner has completed engineering assessments on all types of commercial real estate including office, retail, multi-family, industrial, and hospitality. Some recent projects and experience that provide insight into our Dallas consulting practice include:

Partner completed $56K worth of work, including A Phase I Environmental Site Assessment with a sub-specialist inspection for MEP (Mechanical, Electrical, and Plumbing), and a Property Condition Report for an airport in Addison, Texas.

Partner completed Phase I Environmental Site Assessments for a 175 property portfolio across the country. Fifty-three of those projects were in Texas with 11 of them in Dallas.

For more on recent projects Partner has performed in or near Dallas, visit http://www.partneresi.com/city/dallas.php


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