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.

Advertisements

Phase I ESAs in Baltimore

April 10, 2013

The Partner Maryland office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions. The Partner Baltimore staff is familiar with the widely variable geology across the state of Maryland, from the Atlantic Continental Shelf Province to Appalachian Plateaus. Partner also understands the concerns unique to Maryland, such as historical industrial areas and high radon areas.

Partner often customizes Phase I Environmental Site Assessment reports to meet individual client or agency lender’s (Fannie MaeFreddie Mac) requirements and understands the multiple county and municipal regulatory bodies throughout Maryland.

While conducting a Phase I ESA, Partner does a visual evaluation of accessible areas for the presence of Asbestos Containing Materials (ACMs). Should it become evident that Asbestos Containing Materials may be present, Partner can perform sampling and testing to evaluate if Asbestos Containing Material is in fact present.

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

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

• Partner performed Phase I Environmental Site Assessments for a portfolio of 36 gas stations throughout Maryland (Beltsville, Bladensburg, Bowie, Capitol Heights, Clinton, College Park, District Heights, Fort Washington, Greenbelt, Hyattsville, Landover, Lanham, Laurel, Temple Hills, Riverdale, Suitland and Upper Marlboro).

• A Health Technology center located in Baltimore, MD requested Partner conduct a Phase I Environmental Site Assessment and Property Inspections, including subspecialist inspections of MEP (Mechanical Electrical and Plumbing), roofing, elevator and structure, as well as provides a Property Condition Report.

 

For more information on Partner’s Baltimore practice, visit http://www.partneresi.com/city/baltimore.php


Phase I Environmental Site Assessments in Atlanta

March 21, 2013

During commercial real estate transactions in Georgia, it is important to engage environmental professionals who are familiar with the unique mixture of agricultural and forestland areas combined with metropolitan areas and suburban communities found throughout the state. The Partner Atlanta office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys with the necessary understanding of local law and geology.

While conducting a Phase I ESA, Partner does a visual evaluation of accessible areas for the presence of Asbestos Containing Materials (ACMs). If it becomes evident that Asbestos Containing Materials may be present, Partner can perform sampling and testing to evaluate if Asbestos Containing Material is in fact present.

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the Georgia Department of Natural Resources, Environmental Protection Division. Most of our reports are performed to meet the standards set by ASTM E1903-27(2002). Partner Atlanta staff understand the geological variations in Georgia, from the Appalachian Plateau to Coastal Plains, as well as state regulatory programs such as the Georgia UST Trust Fund.

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, Atlanta and municipality provisions into consideration as well as other regulations; such as the Americans with Disabilities Act.

Since 2010 Partner has completed nearly 1,500 jobs in Georgia, 905 of which were Phase I Environmental Site Assessments. Some recent projects and experience that provide insight into our Georgia consulting practice include:

Partner performed storm water erosion inspections for a 69 site portfolio of vacant land across Georgia (Adairsville, Alpharetta, Aragon, Atlanta, Braselton, Clayton, Covington, Cumming, Dawsonville, Decatur, Douglasville, Fairburn, Forsyth, Flowery, Gainesville, Griffin, Hogansville, Jasper, Palmetto, Rome, Savannah, St. Simons).

Partner conducted Phase I Environmental Site Assessments, Property Condition Reports, Moisture and Mold Inspections meeting Housing and Urban Development (HUD) specifications for 680 apartments throughout a two building complex in Marietta, GA.

 

For more information on Partner’s Atlanta, Georgia practice, visit http://www.partneresi.com/city/atlanta.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


ALTA Land Title Surveys

December 7, 2012

An ALTA Survey, commonly required during real estate transactions or development, is a detailed map of a property displaying all current upgrades, utilities, boundaries, and significant observations within the insured estate. ALTA Surveys are governed by a set of professional standards as updated in the “2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS” and adopted by the American Land Title Association and National Society of Professional Surveyors.

The survey details the surveyor’s findings regarding the property boundaries and how it relates to the title. The Survey delineates or makes note of all easements (rights to use a property without owning it) and exceptions cited within the title commitment (the document describing the rights being conveyed in real property during a property transaction). The survey can also outline zoning and flood zone restrictions or areas indicating possible future uses of the property. Furthermore, the survey can also reveal specific facts about the property relating to topography, parking configurations, wetlands, etc. The components of the ALTA survey are a boundary survey, title survey, topographic survey, and a location survey.

Boundary Surveys– A boundary survey determines the property lines of a parcel of land described in a deed or reference on a legal record plat. A boundary survey is recommended before buying, subdividing, improving or building on land. Surveying the parcel before these activities ensures that the expense and frustration of defending a lawsuit, moving a building, or resolving a boundary dispute can be avoided.

Topographic Surveys– Are surveys that determine and represent on a map the contour, physical features, and other physical representations of any portion of the parcel being surveyed.

Zoning Reports– Most real property transactions require a Zoning Report along with the battery of other essential services (Phase I ESAProperty Condition Assessment, ALTA Survey, etc.). Our Zoning Reports are completed by an in-house lawyer, within 3 weeks and at very competitive rates.


Records Search and Risk Assessment

January 10, 2009

Records Search and Risk Assessment is a limited environmental due diligence product that was created by the Federal Small Business Administration as a tool to inexpensively evaluate real estate as potential collateral for an SBA Loan.  The SBA published SOP 50-10 and specified a phased base approach to environmental due diligence.  The Records Review and Risk Assessment (RSRA) figures prominently in the SBA prescribed due diligences requirements.  The RSRA is less expensive than a Phase I Environmental Site Assessment and intended for low risk properties. 

The RSRA requires an environmental database and a few historical sources.  This product does not require a site visit by an environmental professional.  

A detailed description of the new (2007) SOP 50-10 Standards and how the Records Search and Risk Assessment fits into the new standard is provided in an Article by Joe Derhake with Partner Engineering and Science published in the Scotsmen Guide titled, “New Due Diligence Needed for SBA Loans.


%d bloggers like this: