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Pasadena, California

Partner has a strong presence in Pasadena, California and throughout the Los Angeles County region. The Partner Pasadena team specializes in Institutional-Level Property Condition Assessments (PCAs), Seismic Risk Assessments (SRAs) and Seismic Retrofit Design in support of commercial and multifamily real estate transactions both locally and nationwide for multiple national clients. The Pasadena team is led by Michael Arias and Marc Bourdages, who co-head the Investment Advisory Group, each with over 30 years of experience, and Jay Kumar, who leads the Structural Engineering Group, with over 10 years of experience.

Phase I Environmental Site Assessments

Partner has been serving the needs of the commercial and multifamily real estate industry since before the creation of ASTM standards. Partner is known as an industry leader in Phase I Environmental Site Assessments and often meet ASTM E1527-13 Standards in our reporting. Partner is able to create and meet customized client scopes.

Property Condition Assessments

Pasadena has a wealth of historical properties as well as newly built structures. As such, it is important for anyone dealing with commercial or multifamily properties in the area to gain an understanding of the immediate and future repairs of a property. 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.

Institutional-Level Property Condition Assessments

An Institutional- Level Property Condition Assessment is a specific type of building survey consisting of an evaluation of an asset and the capital expenses that will likely be required to maintain it in the short- and long-term. The standard scope of work includes a walk-through survey of the property to assess the current condition of building systems, components and other property improvements, interviews and the review of documents regarding the age and condition of property improvements. These reports help lenders or buyers understand how the condition of the building and site improvements will impact the asset's financial performance over the life of the loan or other holding period. The scope of work is highly customizable based upon the needs of the client.

Seismic Risk Assessments

While Partner offers Seismic Risk Assessments (SRAs) to every seismic zone in the United States, Pasadena residents, or those that do commercial or multifamily transactions in Pasadena, truly understand the importance of an accurate SRA report. Understanding the local geology and correctly reflecting the math in a SRA report is most important to those that purchase or lend on commercial or multifamily property in Pasadena.


Partner is a coordinator of American Land Title Association (ALTA) Surveys/National Society of Professional Surveyors (NSPS), Boundary Surveys, Topographic Surveys, and Zoning Reports across the United States for use in commercial transactions. We effectively handle and facilitate the coordination of surveyors, title, ordering, process, product and delivery. We manage the entire process of acquiring your survey and can effectively manage single-site or multi-site transactions.

Phase II Environmental Testing

Partner performs Phase II Environmental Testing either in support of a financing decision or to meet the requirements of the City of Los Angeles Board of Public Works. Most of our reports are performed to meet the standards set by ASTM E1903-97(2002).

Asbestos Surveys

Although asbestos has been outlawed for many uses, its presence can still be found in many building materials. Partner is able to inspect and potentially identify suspect areas that may contain asbestos and have those areas tested. If asbestos is found to be present, Partner is able to provide remediation options.

Zoning Services

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, Pasadena  and municipality provisions into consideration as well as other regulations such as the Americans with Disabilities Act (ADA).


4 Reasons Why Phase I Environmental Site Assessments are Different in California:

1) Regional Water Quality Control Boards: In most states the regulations are statewide rules with maybe some variations for cities and counties. In California, the State Water Board grants a lot of power and autonomy to the Regional Water Quality Control Boards. The regional water boards are organized generally by watershed and may split counties. Water boards may have very different regulations. For example, the San Francisco Bay Regional Water Quality Control Board developed Environmental Screening Levels (ESLs) for soil and groundwater contamination, whereas the Los Angeles Regional Water Quality Control Board uses different screening levels including Soil Screening Levels, CHHSLs for soil-gas (see below), and Maximum Contaminant Levels (MCLs) for groundwater.

2) CHHSLs: The California Environmental Protection Agency (EPA) published the California Human Health Screening Levels (CHHSLs) in 2005. The CHHSLs provide the user with a chemical specific look up table for what levels of soil gas or indoor air concentrations represent a threat to human health. CHHSLs are not intended to be regulatory numbers, but are often treated as such. CHHSLs are also famously conservative. You need an environmental consultant doing your Phase I ESA that knows how to interpret soil gas and indoor air data in relation to CHHSLs and this requires a lot of California experience.

3) CUPAs: Certified Unified Program Agencies (CUPAs) have a lot of power in California. CUPAs are city or county agencies that have been more or less deputized to handle certain regulatory functions. An example of a CUPA is the City of Los Angeles Fire Department, which oversees releases from underground storage tanks (USTs), termed leaking USTs or LUSTs. To do proper regulatory due diligence during a Phase I Environmental Site Assessment your environmental professional must understand the California CUPAs.

4) CEQA: The California Environmental Quality Act (CEQA) is California’s equivalent of the National Environmental Protection Act (NEPA). A Phase I Environmental Site Assessment sometimes has to deal with CEQA/NEPA issues like wetlands, endangered species, and/or historical resources as additional scope items.

Southern California Experience

Some recent projects and experience that provide insight into our robust Southern California consulting practice include:

Property Condition Assessment; Residential Tower, Los Angeles, CA

Partner performed a Property Condition Assessment on a 25-story luxury residential tower in downtown Los Angeles just blocks away from LA Live. Partner was retained by an institutional client who purchased the recently-completed tower and an adjacent land asset for future development. The Partner team consisted of roof, façade and elevator specialists. Partner’s sister company, Partner Energy, performed the assessment of the mechanical systems and an energy audit. Partner also assisted with closing-out open building and fire department permit items in order to obtain a certificate of occupancy.

Videos and Webinars:

Los Angeles Seismic Retrofit Update 2018

Location Address and Information: 
911 East Colorado Boulevard
Suite 310
Pasadena, CA 91101
United States
Office Location Type 
Assessor | Engineer | Geologist