A properly developed due diligence program can yield significant cost savings to buyers in terms of liabilities avoided and
cost adjustments to a particular transaction if information from the due diligence investigation is used properly
and in the early stage of the transactional process.

Due Diligence Inspection & Assessment

• Qualifications 
• Standards 
• Protocols

Inspection Today --- Wednesday, March 10, 2010 report on your desk next week

STANDARDS

ASTM International writes all the standards for environmental assessment and property condition assessment.  These standards are generally accepted industry standards and are recognized by the United States Environmental Protection Agency (EPA). The relevant standards are:

1. ASTM E-1527-05 Standard for Environmental Assessment (Phase 1) for form and content

2. ASTM E-1527-05 Standard for Environmental Assessment for assessor qualifications

3. ASTM E-2600-08 Standard for Vapor Intrusion Assessment (VIA)

4. ASTM E-1528-06 Standard for Environmental Site Assessment (ESA)

5. ASTM E-2018-08 Standard for Property Condition Assessment (PCA)

In conjunction with the United States Environmental Protection Agency (EPA), ASTM International has revised its standard to conform to the new EPA Final Rule. In addition to providing the Innocent Landowner Defense the Final Rule provides for two new protections, the Contiguous Property Owner Defense and the Bona Fide Prospective Purchaser defense.  The new All Appropriate Inquiry Final Rule requires new protocols not previously required by the ASTM standard, including interviewing previous owners of the property; conducting a visual inspection of adjoining properties; and reviewing local government records, institutional and engineering controls, and environmental cleanup liens.

In some cases, Vapor Intrusion Assessment (VIA) also may be required to qualify the Buyer for any of the CERCLA protections and in conjunction with the United States Environmental Protection Agency (EPA), ASTM International has issued the ASTM E-2600-08 standard for Vapor Intrusion Assessment.   

Lifespace Corporation Environmental Assessment meets or exceeds all EPA requirements and  ASTM standards.  Lifespace Corporation Property Condition Assessment (building inspection) meets or exceeds all ASTM and industry standards.

         NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM  

The United States Census Bureau has developed and maintains the North American Industry Classification System (NAICS).  This system classifies property by use according to the level of environmental sensitivity and is used by OSHA and other regulatory agencies, and is a critical tool that we use to customize your Environmental Assessment.

Based on the NAICS code presently and formerly associated with your property and adjoining and nearby properties we can focus our investigation on the unique circumstances, conditions and risks inherent in each property type.  By identifying the current and former NAICS code of your property and adjoining and nearby properties prior to our site reconnaissance we can develop an efficient strategy for acquiring specialized information unique to the site and addressing any data gap with the required intensity based on present and former property type and use.

By this methodology we are able to plan effectively and maximize our efforts where needed.  By working efficiently we produce the highest quality product at the lowest possible cost to us and pass on those savings to you.  Providers that use a "one size fits all" approach to environmental assessment or uniformly apply additional steps to every property of a given type sacrifice quality results for cost.  We thoroughly understand and use NAICS code and related information to add investigative steps when necessary but also to know if, when and what steps are required to achieve the best results in the least amount of time.  We don't rush environmental Assessment; we spend every bit of time necessary and pass time savings on to you.     

PROTOCOLS

Phase 1 Environmental Assessment

Lifespace Corporation Phase 1 Environmental Assessment Protocol includes All Appropriate Inquiry (AAI) and Environmental Lien Search and greatly exceeds the ASTM standard by including Vapor Intrusion Assessment (VIA) in every Phase 1 Assessment.  Each Assessment is designed to conform to NAICS classification and is further customized according to each specific property and location.

Lifespace Corporation Phase 1 Environmental Assessment is completed according to the most stringent standards and will absolutely qualify you for 42 U.S.C. § 9607(q) contiguous property owner liability protection and the innocent landowner defense under the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et. seq. (CERCLA). 

Building & Property Inspection

Lifespace Corporation maintains specific baseline protocols for each commercial, industrial, residential building type and customizes each according to NAICS property codes.  Each protocol addresses the unique features of various properties.  For instance, quality and condition of furniture is important for hotel inspections but not apartment and condominium inspections.  Heating and air conditioning requirements for offices and warehouses are different and certain types of storage facilities have special and critical heating and cooling needs.  A building used as a call center needs sufficient electrical power and data connections to each work station.  Schools, and other institutions have increased requirements for accessibility and life safety.  Medical facilities often need backup power generation.

Lifespace Corporation Property Condition Report includes information you need both at the time of purchase or lease and during your term of ownership.  For each item or system inspected it is the inspector’s intention to do the following:

• Establish suitability for use 
• Report on the need for repair or replacement 
• Recommend upgrades and improvements including energy use issues 
• Establish remaining serviceable life expectancy 
• Suggest inspection and maintenance routines for your use during ownership/occupancy of the building.  

Property Condition Assessment

Lifespace Corporation Property Condition Assessment (PCA) includes a comprehensive inspection of all types of commercial and industrial buildings and estimate of probable costs for necessary maintenance, repair or replacemnt:

• Structure – concrete, steel and wood components
• Building envelope – roof and sidewalls including windows and doors
• Interior finishes – floors, walls and ceilings
• Heating, ventilation and air conditioning
• Electrical system and components
• Plumbing system and fixtures
• Fire Suppression and life safety systems
• Accessibility issues

• Landscaping including walks, drives, parking areas and planted areas
• Storm water drainage 

Lifespace Corporation Property Condition Report includes information you need both at the time of purchase or lease and during your term of ownership.  For each item or system inspected it is the inspector’s intention to do the following:

• Establish suitability for use 
• Report on the need for repair or replacement 
• Recommend upgrades and improvements including energy use issues 
• Establish remaining serviceable life expectancy 
• Suggest inspection and maintenance routines for your use during ownership/occupancy of the building.  

QUALIFICATIONS

Our proprietary Phase 1 Environmental Assessment protocol assigns a qualified Environmental Professional (EP) to complete every aspect of your Assessment.  We do not use junior staff or subcontractors.  Our EP meets the requirements of buyers, sellers, investors, banks and other lenders, United States Housing and Urban Development (HUD), United State Federal Housing Administration (FHA) and the United States Small Business Administration (SBA) according to the new SBA Standard Operating Procedure SOP 50-10(5).     

Edward J. Devine, CEI, EP
Environmental Professional
Loss Control Engineer
Senior inspector

Mr. Devine holds university degrees in architecture and engineering, post-university environmental management and building inspection training and continuing education plus 23 Years continuous inspection and assessment experience and is fully qualified under 

• ASTM E-1527-05 

• 40 C.F.R. § 312.10(b) 

Current and past education, employment and other credentials include:

M.A. degree.  Roger Williams University School of Engineering.  B.S.  Roger Williams University School of Engineering A.E.T.  Envirowaste Institute  two year post-university Environmental Management Program.  ASTM E-2600-08 Vapor Intrusion assessment training.  Small Business Administration (SBA) SOP 50-10(5) training.  Building Officials & Code Administrators (BOCA) International Building Code Training., Building Officials & Code Administrators (BOCA); United States Department of housing & Urban Development (HUD) Special Mortgage Training - Construction Approvals.  

Environmental Assessment Association Certified Environmental Inspector (CEI).  Environmental Assessment Association Certified Environmental Specialist (CES).  Foundation of Real Estate Appraisers Commercial Real Estate Inspector (CREI) qualified for commercial and residential inspections.  Center for Environmental Research & Technology Train the Trainer Certificate.

International Conference of Building Officials (ICBO) Professional Member.  Construction Specifications Institute Professional Member; American Institute of Architects Associate Member.  

1985 - present:  Carini Engineering, PC; Senior Designer, Consultant.  USA Due Diligence Inspection and Assessment Div.;  Engineering Inspection, Commercial, Industrial, Residential Building and Property Inspection, Property Condition Assessment; Phase 1 Environmental Assessment, Phase I Environmental Audit, Environmental Site Assessment (ESA). 

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