Author: John-Luna

USEPA RELEASES FOR PUBLIC COMMENT

PROPOSED MAXIMUM CONTAMINANT LEVELS

FOR PER- AND POLYFLUOROALKYL SUBSTANCES

On March 14, 2023, the United States Environmental Protection Agency (USEPA), released for public comment a proposed National Primary Drinking Water Regulation (NPDWR) proposing maximum contaminant levels (i.e., enforceable levels) for several per- and polyfluoroalkyl substances (PFAS). The USEPA is also proposing non-enforceable maximum contaminant level goals (i.e., the maximum level of a contaminant in drinking water where there is no known or anticipated negative health effects) for the same PFAS. The USEPA anticipates finalizing the proposed NPDWR by the end of 2023.

PFAS are synthetic organofluorine chemical compounds that have been in use since the 1940s. PFAS are known to persist in the environment and are commonly described as persistent organic pollutants, also known as “forever chemicals.” According to the USEPA, there are more than 10,000 PFAS chemicals. PFAS have numerous economic uses including stain repellants, polishes, paints, coatings, food packaging, cosmetics, and infant and children’s products. PFAS have known toxicity affects to humans such as hypercholesterolemia, uncreative colitis, thyroid cancer, testicular cancer, kidney cancer, and pregnancy-induced hypertension and preeclampsia.

Federal governmental agencies (i.e., USEPA, Food and Drug Administration, etc.) and state governmental agencies are promulgating regulations for the control and phase out of PFAS. There are an estimated 26,000 PFAS-contaminated sites across the US and scientists have estimated that at least six million Americans have PFAS-contaminated drinking water above the existing safe limits recommended by the USEPA. On December 27, 2021, the USEPA published a regulation requiring drinking water utilities to conduct monitoring for 29 PFAS compounds.

The most likely source of PFAS at a property would be the drinking water. PCA can assist owners, lessees, and prospective purchasers in evaluating the drinking water source for their Subject Property. Moreover, PCA can conduct sampling of private potable water systems to determine the presence of PFAS in the drinking water and whether there are exceedances NPDWR.

PCA is committed to keeping its clients informed of the most up-to-date regulations and standards in connection with the assessment of commercial real estate and real property. If you have any questions regarding the potential occurrence of PFAS in the drinking water at your Subject Property, then please contact us.

Contact: Dania Phillips, Executive Vice President

D: (626) 685-9560 ext. 202 or email: dphillips@pcallc.com

Property Condition Assessments, LLC to Participate in the 2025 APA National Planning Conference

[Denver, CO – March 29-April 1] – Property Condition Assessments, LLC (PCA), a national leader in architectural and engineering consulting, is proud to announce its participation in the 2025 American Planning Association (APA) National Planning Conference (NPC25), taking place April 13-16 in Minneapolis, MN.

As a trusted partner in real estate due diligence and facility condition assessments, PCA brings over 27 years of expertise in helping clients make informed investment and planning decisions. The firm provides comprehensive facility and asset evaluations, assisting planners, developers, and municipalities in optimizing their real estate portfolios, infrastructure planning, and sustainability strategies.

NPC25 is the premier event for urban and regional planners, bringing together industry leaders, policymakers, and professionals to discuss the latest trends, innovations, and challenges in planning and development. PCA’s experts will be available to discuss best practices in facility condition assessments, capital planning, and risk mitigation strategies for public and private sector projects.

Join us at NPC25 to explore how PCA’s data-driven insights and industry-leading assessments can help shape the future of sustainable, resilient, and efficient built environments.

For more details about the conference, visit APA National Planning Conference. To learn more about PCA’s services, visit www.pcallc.com.

Property Condition Assessments, LLC (PCA), is pleased to announce that Karen Vogal will continue to serve as Binary Group, Inc’s, Chief Revenue Officer, leading the company’s strategic growth initiatives and ensuring continued innovation and success in the government sector.

As a serial entrepreneur and corporate executive with 30 years of experience, Ms. Vogel has successfully launched and led numerous start-up ventures, corporate divisions, solutions, and events. She has also spearheaded marketing, sales, and partner channel efforts for global corporations, technology companies, and marketing agencies, consistently driving exceptional revenue growth and enterprise objectives. Her expertise spans government, technology, asset management, data analytics, financial services, healthcare, and manufacturing.

Karen specializes in market repositioning, business differentiation, revenue expansion, capability development, and sales acceleration, helping organizations capture new opportunities and drive sustained business growth.

Since joining Binary Group, Inc. in 2012, Karen has transformed the company from a traditional IT and program management government contractor into a premier solution provider in asset management, ERP/business systems, and analytics. As Chief Revenue Officer, she leads business development, capture, strategic partnerships, and marketing, playing a pivotal role in expanding Binary’s services to include real property and critical asset management systems, facility condition assessments, and other government solutions. Her leadership has strengthened Binary’s relationships with key federal organizations and secured prime teaming positions on large IDIQ contracts with leading architecture and engineering firms.

Karen’s career includes leadership roles at Citicorp, Reed Elsevier, and multiple technology firms. She has also managed key accounts for two marketing agencies, including an Ogilvy agency. She played a critical role in the launch and eventual acquisition of b-there.com, a $40M venture-backed SaaS event management platform. At Visual Mining, a data visualization software provider, she successfully reversed declining sales, achieving 50% customer revenue growth, improving retention, and expanding into the federal sector, securing the company’s first contract with the FAA for its analytics dashboard solution.

Recognized multiple times for her outstanding achievements, Karen holds a B.S. in Marketing from Arizona State University. She is also a Certified Event Management Professional (CEM) and a Certified Dog Trainer (CDT).

California Senate Bill 721 – Exterior Elevated Elements (Balconies and Decks) Inspection Requirements

As the deadline for California Senate Bill 721 (SB 721) balcony inspections draws nearer, educating yourself on the necessary inspections and requirements will assist in your decision-making process and compliance with SB 721 requirements.

About the bill:

California Senate Bill 721 was enacted in 2018 for the purpose of mandating inspection of exterior elevated elements and associated waterproofing elements, including, and primarily related to decks and balconies for buildings with three or more multifamily dwelling units. Inspections are required to be carried out by a licensed architect, licensed civil or structural engineer, building contractor holding specific licenses, or an individual certified as a building inspector or building official. If the inspection reveals conditions that pose an immediate hazard to the safety of the occupants, the inspection report is required to be delivered to the owner of the building within 15 days. Emergency repairs shall be undertaken with notice given to the local enforcement agency.

The timeline:

California mandates that the initial round of inspections be completed by January 1, 2026, and subsequently every six years. Some cities, such as Berkeley, have their own codes, like the Exterior Elevated Elements (E3) Inspection Program, with specific timelines and requirements.

The approaching deadline is less than one year out. Given the risks associated with balconies, delaying inspections can exacerbate issues and strain resources. In light of the increasing focus on balcony safety, resources for evaluating and addressing issues may become more constrained.

What properties and components are required to comply?

• Multifamily residential buildings consisting of three or more dwelling units.
• Elevated exterior walking surfaces that are exposed to weather; and/or
• Exceed 6′ above ground level; and/or
• Are supported by wood or wood-based products.

Some notes on what to expect:

• Savvy buyers should request an SB 721 report for purchases (for qualifying properties).
• The timeframe for inspections varies, ranging from two to six weeks, depending on factors such as balcony soffit material, access requirements, and contractor availability.
• Upon completion of a balcony assessment, a repair timeline may be initiated as a result of identified deficiencies. This involves 120 days to obtain a permit for non-emergency repairs, followed by an additional 120 days for the repairs. The Senate bill outlines specific timelines for more significant items requiring permits and architectural or structural design. For life-safety concerns, immediate notification to the city is mandatory, with 120 days granted for emergency repairs. In Berkeley and San Francisco, additional ordinances may be more stringent or cover different types of structures. PCA has experience working on projects that comply with both Berkeley’s E3 and SB 721 to meet state and local requirements.
• Temporary inconvenience to tenants during the investigation is a likely scenario. Comprehensive inspections may require access to dwelling units above and below the specific balcony, ensuring a thorough assessment.
• For balconies with concealed undersides, especially those covered with stucco or wood paneling, opening the balcony soffit is crucial. Moisture could be causing hidden deterioration of the framing, requiring a contractor to cut into the finish to gain access.
• Retaining “budget” or inexperienced consultants may expose an owner to unexpected liabilities. A thorough assessment, including openings in the soffit to assess critical framing members, is essential to fulfill the intent of the Senate bill. PCA maintains relationships with preferred contractors, who are on standby for this type of work.
• Upon completion of a balcony inspection, owners should retain a copy of the certification letter for at least two inspection cycles. Local jurisdictions (excluding Berkeley and San Francisco) currently do not request or file these letters; however, this practice may change.

Effective communication and collaboration among owners, property managers, maintenance staff, and qualified professionals throughout the inspection process is the key to accommodating tenants and managing expectations. PCA performs balcony inspections and has assessed countless balconies displaying issues that require extensive repairs, modifications for code compliance, even rebuilding. In some instances, deterioration is significant enough to strongly advise owners or property managers to restrict access, limit use, or implement temporary support until the balcony issues are effectively addressed. Based on this experience, you can rest assured that PCA has the appropriate background and experience to assist clients in navigating the complex inspection and repair process.

As January 1, 2026, approaches, execution of timely inspections will ensure compliance, offering peace of mind and safety. For more information or inquiries concerning PCA’s balcony inspection program, please contact Dania Phillips, Executive Vice President, at dphillips@pcallc.com.

Property Condition Assessments, LLC Acquires Binary Group, Inc. to Expand Government Sector Services

May 31, 2024 – Property Condition Assessments (PCA), a leading national architectural and engineering consulting firm with over 27 years of industry expertise, is pleased to announce the acquisition of Binary Group, Inc., an award-winning, woman-owned business recognized for its transformational work in the federal government sector.

This strategic move marks a significant expansion of PCA’s due diligence and consulting services into the government sector, a long-anticipated step in the company’s growth. “This acquisition strengthens our ability to support federal agencies with robust facility and asset management solutions, leveraging both PCA’s deep expertise in building sciences and Binary’s innovative methodologies,” said Dania Phillips, Vice President of PCA. “We are excited to combine our strengths to bring even greater value to our clients.”

Founded in 1997, PCA provides facility condition assessments, system evaluations, and specialized engineering and environmental services across all commercial and service facility types. Each year, PCA assesses over 150 million square feet of commercial properties, delivering critical insights for real estate investors and property managers.

The acquisition will see Binary Group expand under Ms. Phillips’ leadership, who will serve as majority owner and President. With her extensive sales and management tenure at PCA and the specialized capabilities of Binary’s team, this merger reflects PCA’s ongoing commitment to providing clients with cutting-edge resources and a highly skilled team of engineers and architects.

Founded in 1996, Binary Group has been a trusted partner to federal government agencies, including the Department of Defense, intelligence community, health organizations, and civilian agencies. Binary specializes in asset management, ERP/business systems, CIO advisory, and data analytics/business intelligence. Its proprietary Outcome Driven Enterprise Approach™ (ODEA™) ensures agile planning and service delivery, accelerating time to value and mission success.

Karen Vogel, Binary Chief Revenue Officer, will continue to head marketing and sales. For the past 12 years, Ms. Vogel has successfully led Binary Group through its evolution from an IT and program management contractor to a premier solutions provider in real property and critical asset management systems. She has played a pivotal role in expanding Binary’s service offerings and fostering strong relationships with key government organizations.

PCA’s investment in Binary Group is rooted in a shared commitment to delivering high-impact results through efficient, accurate, and mission-driven solutions. By combining PCA’s industry-leading architectural and engineering expertise with Binary’s data-driven methodologies, the two companies will continue to drive innovation and operational excellence for both commercial and government sector clients.

For more information about Binary Group, Inc., visit https://binarygroup.com/.