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San Diego, California

Partner has a strong presence in San Diego, California. The Partner San Diego office provides Phase I Environmental Site Assessments, Phase II Environmental testing, ADA Surveys, Property Condition Assessments and Asbestos Surveys in support of commercial real estate transactions. Mark Lambson heads the San Diego office with 15 years of experience managing and performing environmental and engineering consulting projects on a national level.

Phase I Environmental Site Assessments

Partner is the national leader in Phase I Environmental Site Assessments by volume. Most reports are performed to meet the standards of ASTM E1527-13. Partner often customizes reports to meet individual client or agency lenders' (Fannie MaeFreddie Mac) requirements. Partner San Diego staff are familiar with the diverse geographical as well as the geological characteristics that are particular to San Diego.

Property Condition Assessments

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.

Building Engineering

Partner’s Building Engineering services incorporate structural engineering evaluations in the commercial, residential, healthcare, education, historical and light industrial sectors. This includes the structural assessment and investigative work by Partner of a building’s facades and framing as well as remedial design and restoration.

Probable Maximum Loss Reports

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. 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 San Diego.

ALTA Land Title Surveys and Zoning Services

Partner is a coordinator and preparer of ALTA/NSPS Surveys, Boundary Surveys, Topographic Surveys and Zoning Reports across the United States for use in commercial transactions. We effectively handle and facilitate the coordination of land 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. Our extensive network allows us the flexibility to provide a registered professional land surveyor for any site location—nationwide—with competitive pricing. We will coordinate all questions and comments from all transaction parties with the site surveyor and furnish reliable timely surveys all from one point of contact.

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

Phase II Environmental Testing

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 E1903-11.

Asbestos, Lead-Based Paint and other Industrial Hygiene services

As an add-on to a Phase I ESA or Property Condition Report or as a separate service, Partner offers assessments and solutions to address the risks of asbestos, lead paint and mold.  

While conducting a Phase I ESA, Partner is able to complete a visual evaluation of accessible areas for the presence of Asbestos-Containing Materials (ACMs) and Lead-Based Paint (LBP). If desired, or as part of a property due diligence assessment as required by a lender, sampling of suspect ACM and LBP can be conducted to determine if proper abatement should be conducted as part of project renovation and demolition.

Partner offers a variety of Lead-Based Paint services including Inspection, Testing, Risk Assessments and Clearance Inspections.

Moisture and Mold issues can escalate quickly if not addressed promptly. We offer mold testing, assessments and remediation to help owners address and mitigate this concern. 

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 Agency (CUPAs) have a lot of power in California. CUPA 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 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.

Probable Maximum Loss Reports, 33-site portfolio in Southern California

Partner performed a Probable Maximum Loss Reports on 33 multifamily assets in Orange County, mostly in Irvine, California and Newport Beach, California. Partner’s robust Seismic Risk Assessment practice routinely supports Fannie Mae DUS Lenders in assessing seismic risk.

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.

Videos and Webinars:

Los Angeles Seismic Retrofit Update 2018

Location Address and Information: 
11839 Sorrento Valley Road, Suite 906
San Diego, CA 92121
United States
Office Location Type 
Regional Office