Commercial Appraiser
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Curtis D Harris BS CGREA REB
Bachelor of Science in Real Estate CSULA
State Certified General Appraiser
Real Estate Broker
ASTM E-2018 Commercial Real Estate Inspector
HUD 203k Consultant
HUD/FHA Real Estate Appraiser/Reviewer
FannieMae REO ConsultantCTAC LEED Certification
*PIRS/Harris Company and the Science of Real Estate-Partners*630 North Sepulveda Boulevard, Suite 9A, Number 702
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Communicate, in a timely fashion, each appraisal, analysis, and opinion without bias or partiality
Abstain from behavior that is deleterious to our clients, the appraisal profession, and the public
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and
Comply with the requirements of the Uniform Standards of Professional Appraisal Practice and the
Code of Professional Ethics of the National Society of Real Estate Appraisers
IT'S THE LAW- Statement 7: Prohibition Against Discrimination
State agencies should be aware that Title XI and the Agencies' regulations prohibit federally regulated financial institutions from excluding appraisers from consideration for an assignment by virtue of their membership, or lack of membership, in any appraisal organization. Federally regulated financial institutions should review the qualifications of appraisers to ensure that they are qualified for the assignment for which they are being considered. It is unacceptable to assume that an appraiser is qualified solely due to membership in, or designation from, an appraisal organization, or the lack thereof. The Agencies have determined that financial institutions' appraisal policies should not favor appraisers from one or more organizations or exclude individuals based on their lack of such membership. If a State agency learns that a certified or licensed appraiser allegedly has been a victim of such discrimination, the State agency should inform the Agency which has regulatory authority over the involved financial institution. INCLUDING THE APPRAISAL INSTITUTE-MAITax Advice Disclosure: To ensure compliance with requirements imposed by the IRS under Circular 230, we inform you that any U.S. federal tax advice contained in this communication (including any attachments), unless otherwise specifically stated, was not intended or written to be used, and cannot be used, for the purpose of (1) avoiding penalties under the Internal Revenue Code or (2) promoting, marketing or recommending to another party any matters addressed herein.CONFIDENTIALITY/PRIVILEGE NOTICE: This transmission and any attachments are intended solely for the addressee. The information contained in this transmission is confidential in nature and protected from further use or disclosure under U.S. Pub. L. 106-102, 113 U.S. Stat. 1338 (1999), and may be subject to consultant/appraiser-client or other legal privilege. Your use or disclosure of this information for any purpose other than that intended by its transmittal is strictly prohibited and may subject you to fines and/or penalties under federal and state law. If you are not the intended recipient of this transmission, please destroy all copies received and confirm destruction to the sender via return transmittal
From: Commercial Real Estate Inspectors [mailto:[email protected]]
Sent: Thursday, July 31, 2014 11:01 AM
To: [email protected]
Subject: What is a Phase 1 Environmental Study?
What is a Phase 1 Environmental Study?
What exactly are they? Can they be done in place of a regular Real Estate Inspection?
We often get questions about Phase 1’s. I realize there is some confusion about them so I will attempt to clarify the subject.
In its simplest terms a Phase 1 is a site visit and document review of the surrounding area to determine if further investigation is advised from an environmental stand point.
A Phase 1 inspection includes a review of local governmental documents regarding the site to determine what the past usage of the site was as well as extensive document review of the surrounding area. It also entails a very involved and detailed site visit by a qualified professional. In addition there is data base information that is gathered and reviewed of the surrounding vicinity to determine if there is a potential risk from an environmental stand point in the immediate area. Examples of potential risks are a past gas station on or near the site that might have contaminated the ground water or a previous dry cleaner on the site that might have spilled chemicals into the ground. There could have been past dumping on the site or an auto repair that did not handle the oils properly, lead in the paint, asbestos, etc.
The focus of a Phase 1 inspection is environmental and not of the structure or any of the systems of the actual building(s). The structure and systems are the focus of the general visual inspection. They are two separate areas of responsibility and occasionally both are necessary.
Some commercial and industrial real estate transactions require a Phase 1 inspection depending on the amount of the loan, the location and age of the building.
Depending on what is found during the Phase 1 inspection and research, a Phase 2 and/or Phase 3 may be indicated. As you might assume Phase 2 and Phase 3 are the more involved aspects in the environmental field. Phase 2 involves testing of the site such as coring into the earth and taking samples of the soil and testing it to determine what is in the soil. The information during a Phase 2 will determine if the site warrants further investigation and/or needs to be remediated. If remediation is indicated that is Phase 3.
In comparison, a good, thorough general visual inspection discovers and lists out the true condition of the structure(s) and site as well as provides solutions to any issues that arise.
As I have previously stated, a real estate inspection is done by a trained professional inspector who looks at the entire site while paying particular attention to the Plumbing, Electrical, Heating and AC, the Structure and Roofing as well as immediate drainage issues. The inspector should also look for material defects (meaning of significant importance or great consequence to the property) and safety issues. It’s also a good idea from a buyer’s perspective to ask the inspector to estimate the remaining expected useful life of the systems per industry standards.
A good, thorough general visual inspection is the only way to be certain of the exact condition of the property and the costs to cure. These inspections are what you and your broker need in order to make a sound decision.
These two inspections are not interchangeable. If we discover evidence that a Phase 1 environmental study is needed we will certainly include that in our recommendations.
Read more about what a real estate inspection includes.
Call us TODAY and book your next inspection!
I hope this helps.
Bob Pace Certified CREIA InspectorGeneral Contractor #461030
Commercial Real Estate Inspectors800-931-2734 Go to our website at: www.commercialrealestateinspectors.com and see examples of our RISK Assessment®. Get results with the RISK Assessment!Contact us today! 800-931-2734 or e-mail at [email protected]
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