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.


Due Diligence in New Jersey

March 19, 2013

The Partner New Jersey offices are located in Red Bank and Ramsey. Both provide Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions. Our New Jersey staff recognizes the unique challenges of environmental due diligence in New Jersey, including each town’s Freedom of Information Act (FOIA) process called Open Public Records Act (OPRA) in New Jersey, and how this can impact record requests.

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 performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the New Jersey Department of Environmental Protection (NJDEP). Most of our reports are performed to meet the standards set by ASTM E1903-27(2002). Partner staff in Red Bank and Ramsey understand the long history of heavy industrial development that has led to numerous Superfund/ NPL sites in New Jersey.

Partner is also experienced regarding the Site Remediation Reform Act (SRRA) requiring the NJDEP to phase in implementation of the use of Licensed Site Remediation Professionals (LSRPs)who have the responsibility for oversight of environmental investigation and cleanup.

 

Since 2010 Partner has completed 789 jobs in New Jersey, 504 of which were Phase I Environmental Site Assessments. Some recent projects and experience that provide insight into our New Jersey consulting practice include:

Partner completed a Property Condition Assessment (PCA) on Newport Tower, a high-rise office tower in New Jersey. The PCA included a lengthy building inspection of the 36-story, 1.1 million square foot high-rise.

Partner completed a Phase I Environmental Site Assessment and Phase II Environmental Testing, as well as subspecialist inspections, of four former waste service sites in New Jersey. Partner also completed the subsequent remedial action preparation, remediation and RAO report preparation. Some of the remedial processes Partner implemented were in situ chemical oxidation injections, monitoring and vacuuming of wells, and free product recovery.

 

For more information about Partner’s New Jersey practice, visit http://www.partneresi.com/city/ramsey.php


Environmental and Engineering Due Diligence in Chicago

March 14, 2013

Partner staff understand how Chicago’s industrial past and many building booms represent an uncommon risk in real estate investments. The Partner Illinois office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Reports, and Asbestos Surveys in support of commercial real estate transactions.

Most of our Phase II Environmental reports are performed to meet the standards set by ASTM E1903-27(2002) and consider the unusual and sometimes difficult geology of Chicago.

Partner performs Clean Construction Demolition Debris (CCDD) Testing per State of Illinois requirements to certify that soils from construction or demolition projects are not contaminated and can be accepted by a clean fill site, or landfill. Our CCDD testing services include: historical site review, site visit and sampling; laboratory analysis; and forms submittal with certification by a Professional Engineer (P.E.).

Partner has completed 929 projects throughout Illinois since 2010, including 571 Phase I Environmental Site Assessments and 302 projects specifically in Chicago. Some recent projects and experience that provide insight into our Chicago consulting practice include:

Partner performed Phase I Environmental Site Assessments and Phase II Environmental Testing for a 45 site portfolio of automotive repair locations spanning across Illinois (Aurora, Chicago, Gauges Lake, Glenview, La Grange, Matteson, Merrillville, Naperville, Oak Lawn, Orlando Park, Palatine, Rockdale and Schaumberg), Colorado and Indiana.

Partner performed a $25k Phase I Environmental Site Assessment and Property Condition Report, including sub-specialist inspections for Roofing, Curtain Wall, and MEP (Mechanical Electrical and Plumbing), on the 52 story Wabash building in Chicago. The Wabash building (formerly known as the IBM building) was designed by renowned modern architect Ludwig Mies van der Rohe and was added to the National Register of Historic Places in 2010.


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 Orlando and across Florida

February 28, 2013

The Partner Orlando team understands Florida’s unique geology and hydrogeology, such as karst topography. The Orlando Partner team provides Phase I Environmental Site Assessments (ESAs), Phase II Environmental testing, Property Condition Reports, Asbestos Surveys, and Lead Testing in support of local and nationwide commercial and multi-family real estate transactions.

Partner provides both local and nationwide Property Condition Assessments. Partner architects, engineers, and commercial building inspectors inspect the subject property in order to gain an understanding of the condition of the building.

Partner performs Phase II Environmental Testing either in support of a financing decision, property transaction or to meet agency requirements of the Florida Department of Environmental Protection (FDEP). Typically our reports are performed to meet the standards set by ASTM E1903 – 11.

Partner’s Zoning Reports take into consideration usage regulations, Miami and other municipality provisions as well as other regulations, such as the Americans with Disabilities Act.

For more information on Partner’s Orlando practice visit http://www.partneresi.com/city/orlando.php


Phase I Environmental Site Assessments in Boston

February 26, 2013

Due to Massachusetts’ diverse geology ranging from urban infills to problematic geological conditions, engineering and site characterization can be a difficult task. Partner’s Bostonians  understand the complex local history and geology, and are able to apply it to properly assess environmental and engineering concerns.

The Boston Partner team provides Phase I Environmental Site Assessments (ESAs), Phase II Environmental testing, Property Condition Reports, Asbestos Surveys, Lead Testing, and Seismic Assessments in support of local and nationwide commercial and multi-family real estate transactions.

Partner performs Phase II Environmental Testing either in support of a financing decision, property transaction or to meet the requirements of the Massachusetts Department of Environmental Protection (MassDEP) agency. Typically our reports are performed to meet the standards set by ASTM E1903 – 11.

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.

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

Partner has completed engineering assessments on all types of commercial real estate including office, retail, multifamily, industrial, and hospitality. Some recent Massachusetts projects and experience can be found at http://www.partneresi.com/city/boston.php.


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