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due diligence

''The process of inquiring into the environmental characteristics of a parcel of commercial real estate or other conditions, usually in connection with a commercial real estate transaction.  The degree and kind of due diligence vary for different properties and differing purposes.'' - ASTM E 1527-13 Standard

Environmental due diligence practices are necessary for assessing your property.  Here at ProTec, we deliver accurate detailed reports.  We are focused on keeping you connected throughout the process by answering your questions and providing project updates as our findings come in.  Our due diligence practices protect your investment and we work with you to determine the action that best meets your needs.


phase I Environmental Assessment

ProTec's Phase I Environmental Assessments (ESAs) practice is the core of our work.  Our Phase I ESAs help secure your investment by examining possible Recognized Environmental Conditions and providing you with a clearly written and comprehensive report.  Your report will consist of:

  • Historical Review - ProTec obtains historical information from a variety of sources and reviews past land use which may impact the property

  • Local Records Review - ProTec researches city, county, state and federal records to identify past and present uses of the property and adjacent areas

  • Regulatory Review - ProTec reviews Federal and State regulatory database records to determine if there have been any releases or significant hazardous material use on the property or adjacent areas

  • Interviews - ProTec meets with property owners, site managers and government officials to determine past and present operations of the property

  • Site Reconnaissance - ProTec examines the property for possible environmental liabilities that may have resulted from the on-site operations and/or building systems as well as land use in the surrounding area

ProTec Phase I Environmental Assessments are compliant with the current ASTM E 1527-13 Standard, United States Small Business Administration Standard Operating Procedure 5010-5 (K) and the United States Comprehensive Environmental RLIS All Appropriate Inquiry Rule CFR 422.

phase II Environmental Assessment

When a Recognized Environmental Condition (REC) is discovered, a Phase II Subsurface Investigation may be recommended.  Our experienced staff determines appropriate investigation methods of a known environmental concern and/or if an identified REC poses a real liability to your property.  ProTec performs Phase II's services for:

  • Soil and Ground Water Investigations

  • Hazardous Vapor Investigation

  • Periodic Ground Water Monitoring

  • Soil Excavation and Disposal

  • Above and/or Underground Storage Tank Removals

Environmental Transaction Screen

An Environmental Transaction Screen (ETS) is a limited due diligence report used for evaluating environmental liabilities at properties that are small cap loans or considered to be lower risk.  A ProTec ETS consists of:

  • Site Reconaissance

  • ETS Historical Review

  • Regulatory Review

  • ASTM ETS Questionairre

Unlike a Phase I ESA, the Environmental Transaction Screen does not meet the requirements of the EPA’s All Appropriate Inquiry and will not offer the user protection from CERCLA liability.

ProTec's Environmental Transaction Screens are compliant with the most current ASTM E1528-14 Standard. 

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records search with Risk assessment

A Records Search with Risk Assessment is a cost-effective, limited environmental due diligence method to weigh the possibility of environmental contamination of a property.  If the site is not concluded as "low risk", further environmental practices may be required.  Typically, a Records Search with Risk Assessment is used as an environemntal due diligence starting point with the Small Business Administration (SBA) 7A and 504 Loan Programs.

  • A review of federal, state and local regulatory agencies and regulatory databases

  • A review of historical use records pertaining to the property and adjoining properties An assessment by an Environmental Professional as to whether the Property is either “high risk” or “low risk” for contamination

  • A ProTec risk assessment may exceed the SBA SOP 50-10 5 scope of services in that additional historical sources or questionnaires may be used, and ProTec may conduct a cursory Site visit of the property

ProTec Records Search with Risk Assessments are completed in compliance with the most current Small Business Administration Standard Operating Procedure 5010 (K) Standard.

client provided QUESTIONNAIRE

ProTec will complete a Client Provided Questionnaire to assist businesses that perform in-house environmental due diligence practices.  

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Third party review

A ProTec Third Party Review clarifies and confirms report findings and checks for compliance with ASTM/SBA/AAI standards.  When a Third Party Review is requested, our knowledgeable and trustworthy staff act as an independent party to ensure the accuracy and completeness of a report.  ProTec provides Third Party Reviews for many types of reports, such as:

  • Phase I Environmental Site Assessments
  • Environmental Transaction Screens
  • Storage Tank Removals

Property Condition Assessment

Property Condition Assessment (PCA) accurately describes a structure's status in regard to function, structure and regulatory compliance.  In addition, a ProTec PCA identifies immediate needs which represent a potential life safety hazard, such as uninspected fire suppression systems and items of significant disrepair.  ProTec develops a report that details aspects of the building that require improvements, so the user can plan for major capital expenditures.  A ProTec's PCA report encompasses:

  • Building Envelope and Exterior Finishes
  • Foundation
  • Superstructure
  • Electrical Systems
  • Plumbing Systems
  • Heating and Cooling Systems
  • Common and Support Area Finishes
  • Landscape Features
  • Hardscape Features
  • Ancillary Structures and Site Amenities
  • Life Safety
  • ADA Compliance

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Additional Services

  • Asbestos Building Surveys
  • Radon Testing
  • Construction Progress Monitoring
  • Lead-Based Paint Surveys
  • Material Management, Storage and Disposal Assessments

due diligence services to protect your investment

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