Transaction Consultants provides expert level coordination and administration services for clients' current status assessment and due diligence needs and requirements.
Our services have been employed by clients ranging from international conglomerates acquiring operating companies to national pension fund advisors selling $120,000,000 + assets, from lessors of global headquarter facilities to buyers of all types of real estate assets ranging from Class A office facilities to fast food outpads.
Click on the activity you're undertaking to see how Transaction Consultants can help you.
Our clients know from experience when it comes to acquiring real estate, what you don't know can hurt you. Listed below are just a few examples of undisclosed conditions which if not identified would have ended up costing clients two of their most valuable assets - money and time.
Listed below are just a few areas buyers need to know about before any money goes hard. For a complete list of all of the items covered in our comprehensive current assessment studies, contact Transaction Consultants.
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SELLING REAL ESTATE
In the not too distant past, sellers rarely engaged Transaction Consultants to compile any information regarding their property unless it was in response to a buyer's request, such as for a survey or environmental site assessment.
Today, sellers in increasing numbers are engaging Transaction Consultants to assemble comprehensive property information before they take their property to market. Benefits gained by these sellers include greater sale pricing certainty, reduced contract inspection periods and virtual elimination of post-inspection price renegotiations.
Note: We still come across sellers who expressly don't want to know anything about the propert they're selling. The irony is when these sellers turn into buyers and come to us to find out everything about the real estate asset they're looking at buying.
If you're selling a real estate asset, here's a sample list of items you may want to have in your file before you sell. To discuss the complete list, contact Transaction Consultants.
Existing plans
Highest and best use
Concurrency
Survey
Utility confirmations
MEP Studies
Compliance Certificates
Zoning/Land Use
Entitlements
Appraisal
Drainage
ADA
Title Commitment
Income / Expense
Tenant Analysis
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BUYING A DEVELOPMENT SITE
Clients acquiring sites for development have their own set of unique review requirements that must be fulfilled before any money goes hard.
Sample questions that must be answered with factual, technically sound, answers include:
- What can and cannot be developed - by right, by special exception or variance - on the site?
- How much square footage can be developed?
- What is the maximum building envelope that can be constructed?
- What site costs (on and off site) are going to incurred?
- How will stormwater be handled?
- What fire / life safety requirements will be required?
Bottom line, to do it right, clients buying development sites need the right information. To get the right information, clients need to ask the right questions.
Transaction Consultants has significant experience in asking the right questions and procuring the information needed for clients to make informed go or no-go decisions. Our typical pre-development engagement covers all aspects deemed critical to the developability of any given site. Our work product includes 3rd party reports and documentation utilizable throughout the development, permitting and financing cycles.
If you're buying a site to develop, here is a short list of items that need to be taken into consideration before any money goes at risk. To discuss the complete list, contact Transaction Consultants.
Site plan
Environmental studies
Geotech – perc, positive outfall, foundation Survey – boundaries, elevations, encumbrances,encroachments
Plat
Development regulations / parameters
Site plan requirements
Concurrency
Zoning
Entitlements
Appraisal
Flood zone
Stormwater
Ingress / egress
Utilities
Permit requirements
Impact fees
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LEASING SPACE
For years, institutional lessees such as financial institutions and securities brokerage firms required landlords to state for the warrant and represent a host of items such as parking, air conditioning, ceiling heights and code compliance to name a few.
Today, with tenants obligating themselves for 5 or more years at costs exceeding hundreds of thousands, if not millions, of dollars, Transaction Consultants is being engaged by lessees to compile base information so lessees can:
- Independently confirm what they are told they are getting is factually what they are getting.
- Make informed decisions relative to their leasing of space
- To confirm the space under consideration meets their needs.
If you are leasing space or an entire building, here are some sample items clients are asking Transaction Consultants to confirm before they sign the dotted line. To discuss the complete list, contact Transaction Consultants.
Size
Zoning / use
Parking, code, loading
Fire / life safety
Floor loading
Security
ADA
Parking
CAM
HVAC
Lighting
Code compliance
Vertical transportation
Environmental
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DEVELOPING A BUILDING
Transaction Consultants helps clients developing a building hit the ground running. Our hands on commercial development experience, combined with our due diligence perspective, provides clients the knowledge base they need to get from concept to move in.
Here are some sample items that need to be addressed when undertaking the development of a building. To discuss the complete list, contact Transaction Consultants.
See Land Development Above
Feasibility study
Building and site development regulations
Impact fees
Building permit requirements
Utility connection fees
Site conditions
Schematics
Professional team scope
Development schedule
Regulatory requirements
Design
Traffic studies
Site plan
Construction document specs
Fire hydrant, line
Civil engineering
Permits
Plan check
Cost estimates
Financing package
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PROBLEM SOLVING
Every real estate asset has problems. Some more noticeable than others. Some dangerous. Some illegal. For example, 3' trees growing out of roof membrane, while quite beautiful, are noticeable and easily remedied. Overloading of structural beams due to a long term change in use of a facility is not very noticeable but extremely dangerous. Having tenants in occupancy not conforming to use laws is bad as is having a building with a deficient curtain wall.
Transaction Consultants thrives on the challenges of real estate problems. We enjoy digging in, utilizing the right experts, obtaining sound information and coming up with realistic, meaningful solutions for clients.
Here are some problems we've encountered. We're sure you have some to add. If you have a real estate problem, contact Transaction Consultants.
Inspections
Certifications
Entitlements
Taxes
Air quality / building odors
Encumbrances / encroachments
Drainage
Security
Emergency Planning
Building Leaks
Curtain wall
Parking garage
Non conforming use
Code violations
Structural conditions
Mold
Lighting
Construction defects
TRANSACTION REVIEW
In response to client demand for objective, impartial, non-stakeholder sounding board, Transaction Consultants offers Transaction Review Services.
For more information contact Transaction Consultants.
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