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

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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.


Due Diligence in San Diego

January 22, 2013

 

The Partner San Diego staff is familiar with the diverse geographical as well as the geological characteristics that are particular to San Diego. The Partner San Diego office provides Phase I Environmental Site Assessments, Phase II Environmental testing, Property Condition Assessments, and Asbestos Surveys in support of commercial real estate transactions.

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.

While Partner offers Probable Maximum Loss Reports (PMLs) to every seismic zone in the United States, those that do commercial or multifamily transactions in San Diego truly understand the importance of an accurate PML report

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the San Diego Regional Water Quality Control Board. Most of our reports are performed to meet the standards set by ASTM E1903-27(2002).

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, San Diego 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 robust Southern California consulting practice can be found at: http://www.partneresi.com/city/san-diego.php


Environmental and Engineering Due Diligence in Los Angeles

January 17, 2013

Whether your property is located on the coast of Los Angeles or the hills, any environmental due diligence firm engaged for commercial properties in Los Angeles should fully understand the variances of these landscapes. Partner Engineering and Science, Inc. is headquartered in the Los Angeles area. The Partner Los Angeles team is experienced with multiple aspects of the environmental due diligence process, including Phase I Environmental Site Assessments, Phase II Environmental Testing, Property Condition Assessments, Probable Maximum Loss Reports, Asbestos Surveys, and Zoning services.

Los Angeles is rich in properties that are both historical and newly built. As such, it is important for anyone dealing with commercial or multifamily properties to gain an understanding of the immediate and future repairs of a property with a Property Condition Assessment. Partner is able to inspect the building’s systems and provide a table that indicates the immediate and future investments that will be required for the property.

Those that do commercial or multifamily transactions in Los Angeles truly understand the importance of an accurate Probable Maximum Loss (PML) report. A firm’s understanding of the local geology and correctly reflecting the math in a PML report is critical to the accuracy of the report. Partner offers Probable Maximum Loss Reports (PMLs) to every seismic zone in the United States, and our Los Angeles office has extensive experience with local Seismic Damageability Assessments.

Some recent projects and experience that provide insight into our robust Southern California consulting practice can be found at http://www.partneresi.com/city/los-angeles.php


Probable Maximum Loss Reports

December 11, 2012

The United States is divided into four zones depending on seismic hazard risk. Typically, real estate investors, developers, property owners, and lending institutions are all concerned about assets in seismic zones 3 and 4. Obviously, the areas more prone to earthquakes have a higher risk of loss to lending institutions. To assist in the underwriting transaction, Partner performs Seismic Damageability Assessment/Probable Maximum Loss reports.

The Probable Maximum Loss, PML, is the tool used most by real estate investors and lenders to evaluate how buildings will react to a seismic event. A PML evaluates the likely costs incurred from seismic damage to structures on a given site, taking into consideration building types, critical connections, local soil conditions, and local seismic activity. The PML is intended to suggest how the property will be affected by a probable seismic event, not guarantee how the property will perform during seismic occurrence.

PMLS can be calculated for 50 years and/or 500 years and can be expressed as a “Scenario Loss” estimate. The Scenario Upper Loss (SUL) is the scenario loss that has a 10% probability of exceedance due to the specified earthquake scenario as identified in the ASTM E2026-07 Standard Guide for Seismic Risk Assessment of Buildings (the Standard), and the Scenario Expected Loss (SEL) is the expected loss value due to the specified earthquake scenario. Therefore, the SUL represents an upper loss estimate, and the SEL represents an average or expected estimate.


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