Environmental Site Assessments:
Environmental Site Assessments, often called "Phase I" studies, are now mandatory for almost any transaction involving commercial real estate. They review past and present usage of a site and its vicinity for the likelihood of an enforced environmental cleanup. Owners who arrange for such "due diligence" prior to purchase may avoid responsibility for cleanups of spills, leaks, etc. which occurred under previous ownership.
Reasons for performing Phase I Studies:
A typical Phase I Site Assessment includes the following elements:
In some instances, information gathered during the Phase I Assessment process indicates a need for further investigation (e.g., the presence of an underground tank, areas of stained soil, or adverse historical site usage). In such instances, "Phase II" investigation may be recommended.
A Phase II investigation typically includes the following elements:
A typical assessment may involve the submittal of work plans and reports to local enforcement agencies (Health Department, Regional Water Quality Control Board, Fire Department, etc.) depending on the site's location.
MBCE can assess the extent of such contamination in soil and groundwater. Our technical experience in geology and engineering have enabled us to work with regulatory agencies and achieve site closures for many clients.
Asbestos Surveys and Consulting:
Asbestos has a long history of use in "high quality" building components, famed for strength and fire-resistance. Since the 1970s, however, its capacity to cause disease in humans has been recognized. Despite this, asbestos-containing building materials (ACBMs) have continued to be used, and some are still being installed legally today.
Problems facing owners:
At MBCE, experience with building construction materials and methods combines with federal and state certifications to provide quality services to building owners, architects, remodelers, lenders and others. Emphasis is on minimizing liabilities by identifying ACBMs and helping clients deal with asbestos issues cost-effectively.
Services provided by MBCE:
Lead - Lead compounds have a long tradition of use as pigments and as rust-preventing compounds in paint; lead is also used in solder and many other products. If lead from these materials is ingested as paint chips or dust, or if detectable concentrations of lead are found in drinking water, they could represent a serious health hazard, especially for children. Recent decisions from the federal Department of Housing and Urban Development (HUD) concern lead in public housing and limit the availability of loans for residential properties with lead paint. Special aspects of lead include its long-term accumulation in the body, the difficulty in managing or removing it from buildings, and disposal of lead-containing waste.
Radon - Radon is a gas resulting from the decay of naturally occurring minerals. It migrates to the surface through cracks in rock, etc., and is present to some degree in many buildings. Elevated levels of radon are said to be positively linked to the incidence of lung cancer. Liabilities to this threat may be reduced by identifying areas of high radon concentration. This allows for appropriate design prior to development or for retrofitting of existing designs. Design modifications include improvements to ventilation and/or better sealing where building surfaces meets the soil.
In-house and adjuct staff of MBCE have had considerable experience with both lead and radon assessment, as well as a unique familiarity with related architectural aspects of buildings. Civil engineering and mechanical engineering registrations augment environmental registrations and many years of experience with the construction industry to provide a full range of relevant consulting services, from Assessment Surveys to Abatement Designs and Management Plans.
Underground Storage Tank Studies:
Underground fuel storage tanks are a major issue in Environmental Site Assessments. Investigation, characterization, remediation, and monitoring of underground contamination can be a significant burden to property owners.
Most underground contamination of soil and groundwater comes from large fuel tanks associated with gasoline stations and transportation facilities. Even if tanks are regularly tested, leakage up to 0.05 gallons per hour is considered to "pass" typical leakage testing. However, even at this small leakage rate, releases may occur as great as 300 gallons within a year.
MBCE can assess the extent of such contamination in soil and groundwater (see Environmental Site Assessment). Our technical experience in geology and engineering have enabled us to work with regulatory agencies and achieve site closures for many clients.
Structural Condition Inspections:
Many lenders require the specific service of assessing the condition of structural aspects of site buildings, building systems and other on-site improvements. With degrees and registrations in both mechanical and civil engineering, MBCE staff perform structural condition inspections commonly required in commercial real estate transactions.
A typical, limited structural condition inspection includes site evaluation by a registered professional (e.g., a Registered Civil Engineer of Registered Mechanical Engineer). The report includes an abstract summarizing results, a narrative (typically eight to ten pages) describing General Comments, Site Structural Descriptions, Interior Features, ADA Compliance, Mechanical Systems, Plumbing and Electrical Systems, and (if/as appropriate) Fire and Safety Systems. A schedule of elements of the site in need of immediate repair is included, along with cost estimates for repair/replacement. Photographs and maps further document the effort.
Seismic Risk Evaluation for Structures:
Many lenders require the specific service of assessing the Probable Maximum Loss (PML) for site buildings. This considers the type of structure at the site, the site's geology and its proximity to faults. Using published guidelines and judgement, these studies predict a relative likelihood of seismic damage. The PML is expressed in terms of a percentage of the total replacement cost of the site buildings.
Percolation Testing and Septic System Design
The focus of Mr. Boogay's graduate degree was sanitary engineering. MBCE has performed percolation tests and septic system designs for over fifteen years, with clients across much of San Diego and adjoining counties. Many of these cases involved special conditions, where soil types, setbacks and lot layouts made the field installation extremely difficult. Mr. Boogay has gone through San Diego County's percolation design seminar and is on the County's list as a qualified Registered Engineer for such work.
Expert Witness Services and Case Reviews:
Mr. Boogay has performed successfully as an expert witness. His experience, education, and certifications uniquely support him in many varieties of courtroom presentation (see Marc Boogay's Resume).
Forensic studies include acquisition of data for assistance with dispute resolution or in support of litigation. MBCE has experienced researchers and research tools to shed light on any of the engineering inspection or environmental assessment subject areas we address.
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