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Partner Engineering and Science, Inc.
Partner Engineering and Science, Inc.
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Corona, California

Partner has a strong presence in Riverside County, California. The Partner Corona 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.


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 E1527-21. Partner often customizes reports to meet individual client or agency lender's (Fannie Mae, Freddie Mac) requirements. Partner Riverside staff are familiar with the blend of suburbs and past agricultural use that make Riverside County unique.
Property Condition Assessment Reports
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.
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 Riverside County, 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 a commercial or multifamily property in Riverside County.
Partner is a coordinator of American Land Title Association (ALTA) Surveys/American Congress on Surveying and Mapping (ACSM), 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 Riverside County Department of Environmental Health. Most of our reports are performed to meet the standards set by ASTM E1903-11. Partner Riverside staff understand the local geology of the Peninsular Ranges, as well as regulatory agencies such as the Santa Ana Regional Water Quality Control Board.
Asbestos Survey
While conducting a Phase I ESA, Partner does a visual evaluation of accessible areas for the presence of Asbestos-Containing Materials (ACMs). Should it become evident that Asbestos-Containing Materials may be present, Partner can perform sampling and testing to evaluate if Asbestos-Containing Material is in fact present.
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, Riverside, and municipality provisions into consideration as well as other regulations such as the Americans with Disabilities Act.

Digging Deeper

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:

Phase I & II Environmental Site Assessments, Tank Removal, Soil Remediation, Long Beach, CA
Partner performed a complex multi-disciplinary Property Condition Assessment in support of an acquisition of a 14-story office in downtown Los Angeles. Partner assisted the client in fully understanding the asset and negotiating appropriate allowance for some serious deferred maintenance conditions.

Phase I Environmental Site Assessments, Asbestos Survey, Restaurant Development, Riverside, CA
Partner has a national master service agreement with one of the country’s largest quick-server restaurant organizations. Partner was engaged to do a rush Phase I Environmental Site Assessment (ESA). The Phase I ESA included an asbestos survey on a building scheduled to be demolished.

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.

Six-Site Portfolio Phase I ESA, Property Condition Assessment, Orange County, California
Portfolio due diligence of this size (and much larger) are routine for Partner. Partner completed six Phase I Environmental Site Assessments and Property Condition Assessments in support of a multi-family portfolio in Orange County, California. The assets were being refinanced by Freddie Mac lenders.

Probable Maximum Loss Reports, 33-site portfolio in Southern California
Partner performed Probable Maximum Loss Reports on 33 multi-family 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.

PNAs and PMLs for a 16-Site Portfolio, Los Angeles and Orange County, CA
Partner completed a 16 site portfolio of physical Needs Assessments (PNA) and Probable Maximum Loss (PML) reports on multifamily properties throughout the Los Angeles metro area. Property locations included: Inglewood, Garden Grove, Gardena, El Cajon, Hawthorne, Harbor City, and Anaheim.

Probable Maximum Loss Reports (PMLs), CA
Partner completed 16 Probable Maximum Loss Reports (PMLs) done for a portfolio on a variety of property types including: hotel, self-storage, multi-family, office, medical office, mixed-use, mobile home park, and retail. Locations were throughout California.

Equity Phase I ESAs, PCAs, and PMLs for a 24-Site Portfolio in California
Partner completed a 24 site portfolio of equity-level Phase I Environmental Site Assessments, Property Condition Assessments, and Probable Maximum Loss Reports on office properties throughout California. Properties were located in San Diego, Ontario, Lake Forest, Walnut, Tustin, Glendale, and Woodland.

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