PHASE I ENVIRONMENTAL ASSESSMENT
A Phase I Environmental Site Assessment (ESA) has become a common requirement of most commercial and industrial real estate transactions, including purchases, sales and refinancing. A typical scope-of-work for a Phase I ESA is dictated by the ASTM E1527-00 guidance document. However, the ASTM guidance document outlines several non-scope issues including but not limited to asbestos, lead-based paint, radon, floodplain, mold, and wetlands. Although ASTM recommends these issues be addressed only at the request of a client, TBG feels that most or all of these issues are important to the proper preparation of an ESA and therefore, includes them as a part of the ESA report at no additional fee.
PROPERTY CONDITION REPORTS
TBG's unique staff possesses experience, training, and registration/certification to conduct a Property Condition Report/Assessment (BCR/PCA) separately or in conjunction with the Phase I Environmental Site Assessment (ESA). This provides the client with the expedient and efficient means to economically assess a particular structure/building or facility using one staff member. A PCA involves visual observations of the overall structure/building envelope.
Each PCA addresses the following:
- Site topography and drainage
- Paving/parking areas
- Landscaping/irrigation
- Lighting/security
- Structural components (i.e. settlement, cracks, etc.)
- Exterior finishes
- Interior finishes
- Roofing (assumes safe accessibility)
- Mechanical (HVAC), electrical, and plumbing systems
- Fire and life safety systems (excludes physical testing of fire sprinkler system)
- ADA compliance (limited checklist scope)
The report for a property will address components reviewed, include supporting photographs, and provide a conclusion, including recommendations and a probable costs of construction to correct any observed or reported deficiencies.
The opinion of probable costs of construction is typically formatted to address immediate, shortterm, and long-term repair or replacement issues. These costs are beneficial in budgeting for initial acquisition as well as providing awareness of deferred maintenance items. Depending upon a building's age, historic significance, or concerns identified within the PCA, a more in-depth engineering/architectural evaluation may be warranted of some components.
PHASE II ENVIRONMENTAL ASSESSMENT
A Phase II Environmental Site Assessment Phase II ESA) scope-of-work is dictated by the recognized environmental conditions outlined in the Phase I ESA report. Therefore, the work scope can greatly vary and is unique to each property. TBG is experienced in various Phase II ESA work scopes which can include but not limited to surface and sub-surface investigations including sampling and analysis of varying materials such as soil, groundwater, and air quality. The Phase II ESA provides specific evidence about the degree of environmental risk associated with a particular site.
ENVIRONMENTAL TRASACTION SCREENING REPORT
TBG will conduct a Environmental Transaction Screening Report (TSR) when a modified brief version of a Phase I ESA is requested and applicable to a site. A scope-of-work for a TSRis dictated by the ASTM E1528.00 guidance document. Tasks include a review of reasonably ascertainable regulatory records, a review of previous TSRs and/or Phase I ESAs, a visual site assessment of the subject property and adjacent land use, and a thorough owner/occupant questionnaire regarding the prior activities on the site property. Upon the completion of theTSR, TBG will determine whether further investigations are necessary. If further investigations are recommended, a Phase I ESA or Phase II ESA may be necessary to evaluate any environmental conditions identified in the TSR.
DAMAGE ASSESSMENT AND DETAILED COST ESTIMATION
TBG has provided services to both property owners and insurance adjusters in assessing structure/building damage as well as assessment of the damage cause(s). In addition, TBG prepares detailed opinions of probable costs of construction to repair or replace impacted structure/building components. These costs are beneficial when comparing to estimates that maybe provided by insurance representatives and/or contractors.
DEMOLITION COORDINATION
TBG has performed coordination for numerous demolition projects ranging from single-family houses to large campus medical centers. TBG services include initial observations of the subject property to determine the proper work sequence, performance of a thorough asbestos survey which includes destructive sampling and analysis of suspect materials, assessment of lead-paint issues that may be dictated by the local regulatory agencies, preparation of an asbestos and/or lead-based paint abatement specification, assistance with the bidding of the demolition project to contractors, on-site daily demolition activity representation, air and worker personnel monitoring, and project closure.
ENVIRONMENTAL COMPLIANCE REVIEW
TBG offers an Environmental Compliance Review service, which is an evaluation of facility/tenant environmental related best management practices and procedures. It is particularly useful for a facility owner or property manager to ensure that the facility activities or an existing tenant are not creating potential environmental liability. A Compliance Review is also beneficial in crating a .base-line. of property conditions at the beginning of a tenant lease. The "base-line" data can then be re-reviewed at the end of the lease.
ASBESTOS COTAINING MATERIALS & LEAD BASED PAINT SAMPLING
TBG will perform, as an additional or separate service, sampling and analysis of suspect asbestos-containing material (ACM) and/or lead-based paint (LBP).
MOLD INVESTIGATION
TBG will perform, as an additional or separate service, assessment for the presence of mold and the potential affect to air quality within a structure.
RADON INVESTIGATION
TBG will perform, as additional or separate service, radon studies, as necessary, based upon an area.s potential for an elevated radon level. TBG utilizes both short-term and long-term detection devices that are sent by chain-of-custody protocol to a certified laboratory for analysis.
ELECTRO-MAGNETIC FIELD INVESTIGATION
Though not widely regulated, some TBG clientele are concerned about electro-magnetic field (EMFs) impact of a property. TBG utilizes specialized equipment to determine both indoor and outdoor EMF levels which can be used to assess whether an existing or adverse condition is evident.
OTHER SERVICES PROVIDED
- ADA (American with Disabilities Act) Surveys
- AST/UST Evaluation/Removal Coordination
- Contamination Remediation Consultation
- Site Feasibility Studies