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

Partner has a strong presence in Orange County, California. The Partner Irvine 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. Our Irvine staff is familiar with the small but important differences between city requirements in Orange County, such as the processes to obtain country records.
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.
Accessibility & ADA Surveys
Partner can also assist with Accessibility and ADA Surveys via an evaluation of a property’s compliance with applicable federal, state, and local accessibility regulations.
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 Orange 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 Orange County. Videos and Webinars: Los Angeles Seismic Retrofit Update 2018
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. 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 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 Orange County Water District. Most of our reports are performed to meet the standards set by ASTM E1903-97(2002).
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.
Construction Risk Management Services
For construction lenders and equity capital providers, understanding construction budgets and keeping payments in line with progress is critical. Partner is available to help manage and mitigate the inherent risks of construction in commercial real estate with a robust staff of seasoned engineers and construction managers who can provide a wide range of services in support of construction lending and investment.
Owners Representative Services
Partner takes pride in standing by our clients offering such services as being an Owner’s Representative offering technical expertise and project experience to ensure successful project outcomes.

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.

Site Remediation, Orange County, CA
Partner completed a major site remediation project of a portion of Orange County Great Park, formerly the El Toro Marine base.

Property Condition Assessments, 69 site portfolio in Southern California
Partner completed Property Condition Assessments on a portfolio of office, medical and airport buildings in several cities throughout California, mostly located in Los Angeles and Orange Counties (Anaheim, Arcadia, Bellflower, Burbank, Carson, Cerritos, Chatsworth, Covina, Cypress, Del Mar, El Monte, El Segundo, Encino, Gardena, Granada Hills, Hollywood, Inglewood, La Palma, Long Beach, Los Angeles, Monterey, Newport Beach, North Hollywood, Norwalk, Pomona, San Diego, Santa Ana, Sherman Oaks, Thousand Oaks, Torrance, Van Nuys, and Woodland Hills).

Six Site Portfolio Phase I ESA, Property Condition Assessment, Orange County, California
Portfolio due diligence of this size (and much larger) is 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.

Phase I ESAs, Phase II ESAs, PCAs and Probable Maximum Loss Reports (PMLs), CA
Partner completed Phase I Environmental Site Assessments, Phase II Environmental Testing, Property Condition Reports, and Seismic Probable Maximum Loss Reports for a ten-site portfolio of chain hotels and apartment buildings across California, including Orange County (Brea, Lompoc, San Luis Obispo, Santa Ana, Temecula, and Walnut).

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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