Due Diligence Services
SKA Environment delivers trusted due diligence services that give clients the confidence to move forward with property transactions, development projects, and strategic investments. With thousands of completed assessments across the country, our team blends technical expertise with practical insight to uncover environmental and physical risks before they become costly liabilities. We review historical records, regulatory databases, and site conditions with meticulous attention to detail, providing the clear, actionable information needed to make informed decisions and keep projects moving.
Our expertise spans the full spectrum of environmental assessments, including Phase I, II, and III ESAs in accordance with ASTM E1527‑21 standards. We identify recognized environmental conditions, conduct subsurface investigations using advanced sampling techniques, and design tailored remediation strategies for sites requiring cleanup or regulatory closure. Beyond environmental assessments, SKA performs nationwide Property Condition Assessments, offering comprehensive evaluations of building systems, capital expenditure forecasts, and risk management recommendations that support lenders, investors, and developers in maximizing property value and performance.
What sets SKA apart is our ability to go beyond traditional due diligence. We provide wetland delineation studies in compliance with U.S. Army Corps of Engineers guidelines, ADA Accessibility Assessments to help property owners proactively address compliance issues, and zoning reports that clarify land use classifications and regulatory constraints. Our multidisciplinary team works closely with stakeholders at every stage of a transaction, ensuring timely, accurate reporting and practical solutions. At SKA Environment, we don’t just identify risks—we help our clients navigate them with confidence and achieve successful project outcomes.
Phase I Site Assessment
SKA Environment offers comprehensive Phase I Environmental Site Assessments (ESAs) in accordance with ASTM E1527-21 standards. With more than 2,000 ESA reports completed, our consultants have the experience and technical expertise needed to identify recognized environmental conditions (RECs) and evaluate potential environmental liabilities associated with commercial and industrial properties.
The purpose of a Phase I ESA is to assess the environmental condition of a property through a review of historical records, regulatory databases, site reconnaissance, and interviews with key stakeholders. Our ASTM-trained professionals follow a systematic approach to determine if contamination is present or if there is a potential for contamination that could impact the property’s value or future use.
We utilize current aerial photography, historical topographic maps, Sanborn fire insurance maps, and city directories to reconstruct the site’s environmental history. Additionally, we review federal, state, tribal, and local regulatory records to evaluate environmental concerns on-site and in nearby areas. Our detailed site reconnaissance identifies areas of concern such as staining, distressed vegetation, vent pipes, fill ports, and evidence of hazardous material handling.
SKA’s Phase I ESA reports include a thorough findings summary, photographic documentation, and professional recommendations. Our consultants maintain consistent communication throughout the process to ensure timely and transparent reporting. This level of service supports informed decision-making for real estate investors, lenders, and developers.
Phase II Site Assessment
SKA Environment’s Phase II Environmental Site Assessments are designed to investigate RECs identified during the Phase I ESA process. Our seasoned field team applies rigorous scientific methods and adheres to EPA and ASTM E1527-21 standards for sampling and analysis.
The Phase II ESA may involve the collection of soil, groundwater, surface water, and vapor samples for laboratory testing. Depending on site-specific concerns, SKA Environment will tailor the scope of work to include geophysical surveys, soil borings, temporary monitoring wells, and soil gas probes. Our sampling plans are developed to delineate the extent and nature of contamination, if any.
Our environmental scientists and engineers have deep experience navigating regulatory requirements in Texas and nationwide. We maintain accredited relationships with state-certified laboratories to ensure chain-of-custody protocols and quality assurance procedures are strictly followed.
Clients trust us for clear, data-driven reporting that includes analytical results, regulatory comparisons, conceptual site models, and risk assessment insights. The findings from a Phase II ESA are instrumental in developing cleanup strategies, confirming site suitability, or satisfying lending or acquisition requirements.
Phase III ESA / Remediation Brownfields Assessment and Voluntary Cleanup Program (VCP)
When contamination is confirmed, SKA Environment advances to Phase III Environmental Site Assessments and remediation planning. Our Phase III services are grounded in over a decade of remediation project experience and regulatory engagement.
We specialize in helping clients navigate Texas Commission on Environmental Quality (TCEQ) programs such as the Voluntary Cleanup Program (VCP), Innocent Owner/Operator Program (IOP), and Dry Cleaner Remediation Program (DCRP). Our team prepares regulatory submittals, conducts feasibility studies, and implements remedial action plans tailored to the site’s conditions and future use.
SKA’s in-house professionals offer remediation design, pilot testing, system installation, and performance monitoring. Our proven strategies include excavation, soil vapor extraction (SVE), air sparging, bioremediation, chemical oxidation, and risk-based closures.
We work closely with legal counsel, insurance providers, developers, and regulatory officials to streamline site redevelopment efforts. Whether for brownfield revitalization or regulatory closure, SKA Environment provides trusted, technically sound solutions for complex environmental liabilities.
Property Condition Assessment
SKA Environment provides Property Condition Assessments (PCAs) that meet ASTM E1527-21 , guidelines and lender-specific requirements. With over 1,000 PCA reports completed nationwide, we understand how to evaluate real estate assets from a technical, financial, and environmental perspective.
Our PCA process includes visual inspections of building systems, roofing, HVAC, plumbing, electrical, elevators, and the building envelope. We assess parking lots, drainage infrastructure, fire protection systems, and ADA compliance. Each system’s age, observed condition, and remaining useful life are documented.
We also review available construction drawings, prior assessments, maintenance records, and capital improvement plans. Our reports identify immediate repairs, short-term capital needs, and long-term replacements over the evaluation period (typically 12 years). Cost tables are included to support underwriting and asset management decisions.
For portfolios, SKA offers scalable PCA programs with consistent formats, summary dashboards, and web-accessible data platforms. Our multidisciplinary team includes architects, engineers, and environmental professionals who collaborate to provide actionable insights and reduce investment risk.
Wetland Delineation
SKA Environment conducts wetland delineation studies in compliance with U.S. Army Corps of Engineers (USACE) guidelines and the 1987 Wetlands Delineation Manual. Our field team has extensive experience identifying jurisdictional wetlands, waters of the U.S., and other sensitive aquatic resources across diverse site conditions.
We assess hydric soils, hydrophytic vegetation, and wetland hydrology indicators using standardized protocols. Global positioning systems (GPS), GIS mapping, and soil augering tools are used in the field to document data points and boundaries. Our delineation reports include detailed site maps, representative photos, and data forms.
When necessary, we coordinate with federal and state regulatory agencies to obtain jurisdictional determinations and 404/401 permitting. SKA also assists with wetland mitigation planning, monitoring, and construction oversight for developers and infrastructure projects.
Whether during due diligence, permitting, or design phases, our wetland studies help clients avoid costly permitting delays and ensure compliance with environmental regulations.
ADA Assessment
SKA Environment provides Americans with Disabilities Act (ADA) Accessibility Assessments to support commercial real estate transactions and renovations. Our evaluations are based on 2010 ADA Standards for Accessible Design and state/local codes as applicable.
We perform physical inspections of building entrances, parking, ramps, restrooms, signage, elevators, and accessible routes. Measurements are verified with slope gauges and laser devices to ensure compliance with minimum width, clearance, and reach ranges. Non-compliant features are documented with annotated photos.
SKA’s ADA reports include prioritized lists of barriers, recommended modifications, and budget-level cost estimates. This helps property owners proactively address legal risks and align with inclusivity goals. Our consultants stay up to date with evolving regulations and legal interpretations.
ADA assessments are often bundled with PCAs, especially for HUD/FHA loans, to provide a holistic view of property risk. SKA works closely with architects, project managers, and legal counsel to ensure accurate and defensible ADA compliance evaluations.
Zoning Report
SKA Environment offers Zoning Reports tailored for lenders, developers, and attorneys requiring confirmation of land use compliance. Our team conducts thorough reviews of municipal zoning ordinances, site plans, plat maps, and code enforcement records.
Each report provides zoning classifications, permitted uses, dimensional standards, parking requirements, and legal non-conforming use status (if applicable). We highlight any known variances, violations, or pending zoning changes that could affect the subject property.
Our zoning research extends to special overlays, floodplain designations, historic district boundaries, and airport zoning when applicable. We coordinate directly with local planning and zoning offices to validate findings and obtain letters of zoning compliance when needed.
Whether for refinancing, acquisition, or repositioning strategies, SKA’s zoning reports help stakeholders understand regulatory constraints and development potential. With hundreds of successful reports delivered, our clients rely on SKA’s accuracy, responsiveness, and local expertise.
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