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   Property Condition Assessment

   Phase 1 Environmental Assessment

   Vapor Encroachment Screening




Inspection Today ---
Saturday, November 1, 2014
report on your desk next week


Dedicated to quality and value.  Due Diligence services for commercial and industrial properties like yours plus specialty properties such as aerospace, airport properties, gold refineries, forest land and more.  We're proud of our 28 years of service to clients in all 50 United States.  

When it comes to due diligence, one call to 585-738-5080 does it all.

Auction Bidders:  See Enhanced Environmental Records Search & Risk Assessment (below)



Phase I Environmental Assessment


Maximize Value

Our Environmental Professional provides commercial and industrial real estate investors with more than just information on current environmental condition on a property.  Whether you're buying, leasing, developing or lending, detailed and accurate information on the history of the subject property and investigation of environmental defects and deficiencies on the subject property, adjoining property and property as much as a mile away either validates the basis for your offer, or assist your attorney in negotiation or renegotiate of price and and terms to your best advantage.  Our Phase 1 Environmental Assessment reports conform to the highest standards of ASTM E-1527-13 Standard Practice for Environmental  Site Assessments: Phase I Environmental Site Assessment Process and ASTM E-2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions, and meets or exceeds lender requirements including requirements of the United States Small Business Administration (SBA) Standard Operating Procedure (SBA) SOP 50 10 5(E) for qualifying property types.


Minimize Risk

The federal government recognizes the environmental risk that is inherent in every property purchase.  Even if a property has never had an environmentally sensitive use on it, there is a virtual certainty that some property within ¼ mile, ½ mile or farther away has had or will have an environmental incident, and there is a possibility that contamination from that site can travel underground to yours.

A satisfactory Phase 1 Environmental Assessment PLUS Vapor Encroachment Screening report meets or exceeds all requirements for due diligence and qualifies the user for federal environmental liability protections: 

Qualifies user for federal environmental liability protection i.e. innocent landowner or innocent purchaser defense 42 U.S.C. §§ 9607(b)(3) and 42 U.S.C. §§ 9601(35) should it ever become necessary.  

Qualifies user for federal environmental liability protection contiguous property owner liability protection 42 U.S.C. § 96079(q) should it ever become necessary and for Brownfields properties, 

Qualifies user for federal environmental liability protection as a bona fide prospective purchaser for bona fide prospective purchaser liability protection 42 U.S.C. § 9607(r) pursuant to the Small Business Liability Relief and Brownfields Revitalization Act, Pub. L. No. 107-118 (2002), 42 U.S.C. §§ 9601 et. seq.  



Enhanced Environmental Records Search & Risk Assessment


Many properties perceived as being at low risk of contamination may qualify for Enhanced Environmental Records Search & Risk Assessment.  This form of assessment is often called "Preliminary Phase 1" but is sometimes the only assessment certain sites need.  We dramatically improve report outcomes by adding a geology/hydrology investigation to the standard inquiries.  Our proprietary protocol exceeds all industry standards and requirements of Small Business Administration SOP 50 10 5(E) for eligible property types.

This form is often suitable for low price property and property perceived to be at low risk for environmental contamination.

For industrial and commercial property and any property perceived to be at moderate to high risk for contamination generated onsite or on adjoining or nearby sites RSRA is an effective pre-offer screening strategy.  When an offer is subsequently made and full Phase 1 Environmental Assessment is required, the entire RSRA fee is credited to the standard Phase 1 fee.

Auction Property

Knowledge is power.  Enhanced Environmental Records Search & Risk Assessment is an excellent auction pre-bid assessment. RSRA is a discreet and confidential investigation that can be completed without permission or knowledge of seller and results are available in 1 week or less.

1 week or less



Litigation Consultant / Expert Witness

Edward J. Devine, Principal and Senior Consultant is a litigation consultant with over 28 years' experience in architecture, engineering, construction management, building, inspection, property condition assessment and environmental assessment.  

Mr. Devine offers pre-litigation consulting and expert testimony relating to environmental conditions, especially known health hazards, physical deficiencies and deferred maintenance issues.  

Hotlink to our litigation consultant / expert witness page.   



Request a quote at 585.738.5080 or by email






Building Inspection and Property Condition Assessment

We offer standard Commercial Building Inspection and Industrial Building Inspection assessment of structure; building envelope including roof; insulation; electrical, plumbing, mechanical, heating, ventilation, air conditioning; fire safety, life safety and handicapped accessibility issues including elevators, stair towers, places of refuge, etc.   

We also offer the more comprehensive Property Condition Assessment  (PCA) that also includes site features such as walks, drives and parking lots, landscaping, accessory buildings and recreational facilities.  Property Condition Assessment  also includes opinions of probable costs to remedy physical deficiencies including deferred maintenance issues.  Property Condition Assessment  also includes estimated useful life expectancy (EUL) of major components and can include a 5 - 7 year capital reserves table of estimated costs to maintain the property over time.  


We offer Property Condition Assessment  with an estimate of probable cost of repairs and a table of anticipated capital improvement costs for up to 10 years of ownership, and very thorough Commercial Building Inspection and Industrial Building Inspection of the structure and building envelope including roof and sidewalls, doors and windows; interior finishes including floors, walls and ceilings; mechanical, electrical, plumbing, HVAC; fire suppression and life-safety systems.  Our comprehensive inspections also include the property: walks, roads, drive and parking areas and landscaping including storm water runoff and drainage.

In addition to current condition we can estimate remaining useful life expectancy of important components and systems, provide maintenance schedules, recommend upgrades for efficiency and energy cost savings and prepare cost estimates for required near-term and long term repair and replacement.  We provide you with the information that you, your attorney and your lender need to structure a favorable real estate transaction, or develop short-term or long term forecasts for property you currently own or manage.




Vapor Encroachment Assessment  

The new ASTM E 1527-13 Phase 1 Environmental Assessment Standard that went into effect on November 6, 2013 clarifies that a vapor investigation is necessary for you to meet all the standards of All Appropriate Inquiry (AAI) as defined by federal statute 40 C.F.R. § 312.21(C)(1)to qualify to apply for liability protections should it ever be necessary to do so:

  • to qualify user for federal environmental liability protection i.e. innocent landowner or innocent purchaser defense 42 U.S.C. §§ 9607(b)(3) and 42 U.S.C. §§ 9601(35) should it ever become necessary.  

  • to qualify user for federal environmental liability protection contiguous property owner liability protection 42 U.S.C. § 96079(q) should it ever become necessary and for Brownfields properties, 

  • to qualify user for federal environmental liability protection as a bona fide prospective purchaser for bona fide prospective purchaser liability protection 42 U.S.C. § 9607(r) pursuant to the Small Business Liability Relief and Brownfields Revitalization Act, Pub. L. No. 107-118 (2002), 42 U.S.C. §§ 9601 et. seq.

Some form of vapor investigation is necessary to qualify a user for any of the CERCLA environmental liability protections and applications for liability protection have and will be denied for lack of vapor investigation prior to time of purchase.  We offer vapor investigation in conformance with ASTM E-2600-10 Standard for Vapor Encroachment Screening because ASTM E 2600-10 is the only published and recognized screening methodology and can be replicated if necessary in case of legal dispute.

Vapor intrusion is a real business environmental risk.  Over the past several years, there's been a growing body of evidence that chemicals can penetrate building foundations at levels that raise health concerns for the occupants.  There have been increasing numbers of lawsuits involving vapor intrusion issues.  According to an Environmental Bankers Association survey, vapor intrusion issues affect loan approvals for commercial, industrial, institutional real estate-secured lending, commercial lending and multi-unit residential lending, and also trust activities.

Phase I Environmental Assessment without a vapor investigation component does NOT meet the ASTM 1527-13 Standard and does not satisfy the requirements of All Appropriate Inquiry (AAI) to qualify user for federal environmental liability protections.

Contamination can travel as liquid, solid or vapor through soil and groundwater from a contamination source on site or off site within ASTM Standard search distances. This is true even when contamination has been mitigated and only negligible levels of liquid or solid contamination remain. 

Vapor encroachment is known to be a significant hazard and at least 32 states so far are now reopening all closed soil and groundwater contamination "no further action" (NFA) cases and where vapor contamination is found the current owner becomes liable for remediation costs.  Vapor Encroachment Screening is required at time of purchase for every property type.

Did you know that lenders order environmental assessment to protect their interest - not yours.  In most cases, as a third party lenders are exempt from financial liability if contamination is ever discovered on your site but if vapor-related contamination is ever discovered on your site you are protected ONLY if a vapor investigation was completed prior to taking possession of the property.  Phase 1 Environmental Assessment with Vapor Encroachment Screening is inexpensive "insurance" against future financial liability.  




 USA Portfolio Pricing Available 

If you buy, lease, manage multiple properties we offer portfolio pricing.

We provide the convenience of fixed pricing schedules so no need to call for a quote each time - you always have the price in your file for planning and approval purposes.  We do not use junior staff or subcontractors; a principal of our firm will be assigned to you, who will complete all your current and future projects so you can depend on consistent high quality.  In addition, you always have direct access to consultant by cell phone and email; whether in the office or on site your consultant can always take your call.

We're your single source for environmental assessment, vapor encroachment survey, property condition assessment and capital needs analysis. You only need to remember one phone number, 585.738.5080 and at the time of your first order you'll know the price for that project and all future projects to make pre-planning easy.  


Best Value for Just 1 Property or Many

Whether you order 1 or many Phase 1 Environmental Assessment. Property Condition Assessmentt, Commercial Building Inspection or a combination of these, we pledge our best to you. We offer quality and value and prompt service everywhere in the USA.


Request a quote at 585.738.5080 or by email


          Phase 1 Environmental Assessment          Vapor Encroachment Screening          Property Condition Assessment

                                     Commercial Building Inspection          Industrial Building Inspection


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Our Pricing Policy

Cost should never be the only consideration but we know that cost is an important consideration.  We offer the highest quality service at the best possible price.  

Unlike firms that offer a wide range of engineering, architecture and commodity environmental services firms we specialize in Phase 1 Environmental Assessment, Vapor Encroachment Screening, Property Condition Assessment and Environmental Records Search & Risk Assessment and all services are performed by a principal of the firm.  We focus our comprehensive environmental, architectural, engineering, construction and financial experience on the tasks of environmental risk assessment, property condition assessment and cost projections.  From this focus we are able to maximize our efforts, resources and systems, reducing our cost basis and providing you with the finest service at the fairest price.  

Our priorities are quality, speed and price and we deliver on all three.

We understand that protection from environmental liability and your ability to effectively manage building maintenance and repair costs depend on thorough inspection and assessment, and timely completion of the real estate purchase or lease transaction requires prompt service.  We're an employee-owned firm and take pride in our work.  We've been in business since 1985 and will be honored to put our 27 years experience to work for you.

We provide a full suite of services from coast to coast and never charge extra for travel outside our service area because everywhere is in our service area.

We offer portfolio pricing discounts if you have any combination of  Phase 1 Environmental Assessment, Vapor Encroachment Screening, Property Condition Assessment and Environmental Records Search & Risk Assessment projects ordered together.  If you have multiple projects at multiple locations combine them on the same order for the lowest cost to you.


USA Due Diligence Services division of Lifespace Corporation
Edward Devine, Principal - Senior Consultant

Serving you since 1985


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A FEW OF THE CITIES WE SERVE: We serve all U.S. cities and towns including yours and Alexandria Albany Allentown Alliance Akron Amherst Andover Arlington Ashtabula Ashville PROPERTY CONDITION ASSESSMENT Atlanta Annapolis Auburn Auburndale RESIDENTIAL Aurora Babylon Baltimore Batavia Bayonne Bedford Bel Air Bellingham Beloit Belvidere Bernardsville Bethesda Bethlehem Binghamton Brighton Boston Bowie Branchburg Branson Brooklyn Bronx Buffalo Camden Carlstadt Catonsville Celina Charleston Charlotte PHASE 1 ENVIRONMENTAL ASSESSMENT Chattanooga Chelsea Cherry Hill CONSULTANT Chicago Cincinnati Cleveland Columbia Columbus Crystal Lake Cayahoga Falls Dallas Damascus Dansville Danville Dayton DC Metros DeKalb Denver Depew Des Plains Decatur Detroit Dobbs Ferry Dorchester Dover Dublin Dundalk BUILDING INSPECTION East Rockaway Eastlake Edison Elizabeth Elkridge Elgin Elyria Englewood Euclid Fairport Fall River Fort Lauderdale Fire Island Fitchburg Flint Ft. Lauderdale Ft. Myers Ft. Wayne Ft. Worth Framingham Franklin Gahanna Gaithersburg Glen Burnie ENVIRONMENTAL ASSESSMENT Glens Falls Gloucester Gloversville Greensboro PROPERTY CONDITION ASSESSMENT Hackensack Halethorpe Hartford Harrisburg Hickory High Point Hoboken Holyoke Houston Huber Ridge Huron Hurricane Hyannis Indian Head Indianapolis Ithaca Jacksonville COMMERCIAL Jamaica Jamaica Plains Jamestown Jersey City Joliet INDUSTRIAL Kansas City Lafayette Lancaster Leominster Lockbourne MORTGAGE Long Island Lorain Los Angeles Lakewood Lincoln Lindenwold Long Beach Long Island Louisville Lowell Ludlow Macon Madison Manassas Manchester Manhattan Mansfield EXPERT WITNESS Marietta Marlborough Marysville Macedonia Massillon Memphis Mentor BUILDING INSPECTION Mesa Miami Middletown Midland Middle Town Millbury Milwaukee APARTMENTS Minneapolis Mount Airy New Orleans New Rochelle North Royalton Mobile Nashua Nashville Newark New Haven New Orleans Newport New York City Niles Nokesville Oberlin Ocean Beach Orlando Owings Mills Pensacola Painesville Palm Beach Passaic Paterson Perth Amboy RECORDS SEARCH & RISK ASSESSMENT Philadelphia Phoenix Pittsford Pittsburgh Plainfield Plymouth Pontiac Portland, Poughkeepsie Providence Quincy Rahway Readington Revere Rochester Richmond Rockford Rutherford Sacramento St. Henry St. Louis St. Paul St. Petersburg Saratoga Saginaw Seneca Falls Springs PHASE I ENVIRONMENTAL ASSESSMENT St. Lewis Saybrook Scarsdale Skaneateles Springfield Stockbridge Stony Point Strongsville Suffern Sycamore Syracuse San Diego San Francisco San Jose Schenectady Seattle Secaucus Severn Shaker Heights Staten Island Sterling Springfield Stamford Stanford Statten Island Surprise Sun City Syracuse Tampa Tarrytown Taunton LITIGATION CONSULTANT Texarkana Tonawanda Totowa Towson Trenton Troy Tucker Twinsburg Tyson’s Corner Trenton Union City Upper Arlington Utica Victor Vineland Wapakoneta Warwick Washington Waterloo Waukegan Westerville White Plains Wilkes Barre Winston Salem Wilbraham Wilmington Worchester Worthington Yonkers Youngstown.

SERVICES FOR: commercial office industrial warehouse terminal cross-dock facility nursing home long term care assisted living distribution non-profits medical surgical manufacturing plasma collection pharmaceutical medical drug and pharmacy: CVS Rite-Aid hotel apartment: tower garden apartment complex call center residential condominium church temple synagogue religious building gas station automotive sales service drycleaner adaptive re-use marina airport hospitality / restaurant hotel: Holiday Inn Express Fairfield Inn Hampton Inn mall Homewood Suites Marriott refinery mill railroad agriculture ranch forest vacant land for development urgent care rehabilitation charter school refinery land: forest timber rural agriculture vacant for development and all other property types.   






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