Construction Progress Monitoring
Get the facts you need to take the worry out of loan-making decisions, from experienced construction professionals you can trust. As part of their trusted team, our clients turn to ATD to evaluate plans, costs, and approvals before they commit to a construction loan and enlist our services throughout the construction process to ensure that all phases of the project are funded properly and documented accordingly. Lending institutions rarely have employees with the expertise needed to evaluate multiple stages of site construction and ensure that projects are being completed as detailed in the plans and specifications, which is why many have come to trust ATD. ATD’s staff has the experience to provide lending institutions with the critical facts needed about property and building conditions, both before the loan approval and throughout each phase of construction. At the request of our clients, ATD conducts site inspections and reviews requisitions to ensure that construction loan funds are only dispersed when the work is satisfactorily completed throughout the construction process. Our reports provide a detailed written report, complete with photographs, depicting the progress that has been made and the trade activity on the site. We often create unique ongoing construction loan monitoring systems to address individual needs and we are available to readily assist loan officers in analyzing problem construction loans and establishing effective solutions. ATD can also assist inexperienced construction borrowers in preparing their initial requisitions in Excel or AIA formats, and we take care to clearly communicate with borrowers and help maintain a healthy relationship between all parties.
Environmental Transaction Screens
Environmental Transaction Screen (ETS) Reports provide an economic but meaningful environmental due diligence alternative for smaller residential and commercial office properties located in less dense, suburban, or rural areas and are appropriate for real estate transactions that involve smaller loans for which the lender or borrower is unable to bear the cost of a Phase I Environmental Site Assessment (ESA). ETS reports include the same site inspection process as a Phase 1 ESA, along with an analysis of the historical Sanborn Map coverage, Aerial Photos, City Directory listings and a review of the appropriate environmental regulatory agency databases. As with a Phase I ESA, all ETS reports will include comprehensive photographs from ATD’s site inspection, conclude whether or not potential environmental concerns have been identified at the subject or neighboring properties and, if warranted, include recommendations for further investigation. In order to avoid to appearance of a conflict of interest, ATD does not provide Phase II or environmental sampling services; however, ATD will provide their client and/or borrower clear guidance throughout any scenario which involves the investigation or remediation of identified environmental concerns. ATD is also familiar with dozens of qualified firms who provide Phase II/environmental sampling services and is able to suggest referrals upon request.
Phase 1 Environmental Assessments
With competitive pricing and turnaround time, ATD provides comprehensive Phase I Environmental Site Assessment (ESA) to satisfy our client’s environmental due diligence requirements and identify potential or existing environmental contamination liabilities. Our Phase I ESA’s provide clear conclusions and definitive recommendations for further investigation if recognized environmental conditions (RECs) or additional environmental concerns are identified. A Phase I ESA is generally considered the first step in the process of environmental due diligence and the actual sampling of soil, air, groundwater and/or building materials is typically not conducted during a Phase I ESA. Standards for performing a Phase I ESA have been promulgated by the US EPA and are conducted in accordance with the current ASTM Standard E1527-21. Phase I ESAs include: an in-person site inspection; interview(s) with available property representation; submission of OPRA/FOIL requests with the appropriate municipal/regulatory agencies; an analysis of the historical Sanborn Map coverage, Aerial Photos and City Directory listings; and a review of the appropriate environmental regulatory agency databases. A variety of actions can cause a Phase I ESA to be performed, the most common being: •Purchase of real property by a person or entity not previously on the title. •Contemplation by a new lender to provide a loan on the subject real estate. •Partnership buyout or principal redistribution of ownership. •Application to a public agency for change of use or other discretionary land use permit. •Existing property owner’s desire to understand toxic history of the property. •Compulsion by a regulatory agency who suspects toxic conditions on the site. •Divestiture of properties All Phase I ESAs will include comprehensive photographs from ATD’s site inspection, conclude whether or not potential environmental concerns have been identified at the subject or neighboring properties and, if warranted, include recommendations for further investigation. ATD will provide the client and/or borrower clear guidance throughout any scenario which involves the investigation or remediation of identified environmental concerns. ATD is also familiar with dozens of qualified firms who provide Phase II/environmental sampling services and is able to suggest referrals upon request.
Plan and Cost Reviews
ATD’s Plan & Cost Reviews provide our clients with expert analysis of new construction projects before loan commitments are made. Throughout the years, we have saved our clients substantial funds on countless occasions by alerting them to conditions that might have gone undetected had it not been for our thorough review of the proposed plans and costs.
P&C Review reports provide a description of the scope of the project, which includes but is not limited to:
• In-depth review of all plans to insure they contain
• Analysis of hard costs to determine adequacy
• Review any missing costs
• Review of all other related documents:
> Municipal site plan approvals
> DEP approvals
Property Condition Assessments
Before moving ahead on any loan approval, many of ATD’s clients require information associated with the condition of the existing structure(s) and site improvements. Our professional staff / engineer(s) will provide the details you need to make sound business decisions by performing a comprehensive evaluation of the condition of the structures and improvements, which includes but is not limited to: > Assessing its structural integrity > Checking the condition of mechanical systems > Inspecting the roofing > Determining status of deferred maintenance > Examining the site grounds and paving PCA reports include a complete written description of the subject property improvements/associated condition, as well as digital photographs and estimated costs for any immediate repairs and/or deferred maintenance. For smaller residential or mixed-use buildings where the cost and detail of a full PCA report may not be justified, ATD offers a Short-Form PCA report, which provides a snapshot of the property’s condition and identifies any areas of immediate repairs and/or deferred maintenance.
Peer Review Services
In the event that you or your client have a recently completed PCA or environmental due diligence report for a property that requires current due diligence or oversight by ATD, we offer Peer Review services. Peer Reviews include a complete review and written summary of the subject property report(s), as well as a definitive conclusion and, if warranted, ATD’s recommendations for further investigation and/or remediation. When appropriate, a Peer Review provides a cost-effective and time-efficient alternative to producing new environmental or PCA report(s) for the subject property.