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On -Call Right -of -Way Specialty Services (AS) Right of Way program Management Services D. Review Title Reports and identify Pertinent information Title reports are legal documents prepared by Title companies any time there's a transaction of real property between two parties. It is especially important for the City to request the reports for all right -of -way acquisitions since the City's policy is to acquire properties that have "clean title ". Any liens or encumbrances on the title of the property will be identified by the Title Company at the time the report is prepared. The report is typically guaranteed by the Title Company for a period of 30 to 45 days. If title report is older than that, usually an update is needed to ensure there have not been any changes to the title. Title reports will also show the unpaid taxes, mortgages, and if there are any other debts that put a burden on the title. Sometimes, other documents are recorded which are referenced in the title report, APA will assist the City in reviewing and interpreting all elements of title reports. E. Review and Comment on Real Estate Appraisals Appraisal reports are the backbone of the real estate transactions. Public agencies are required to prepare appraisal reports done by qualified appraisers licensed in the state of California and prepared under Uniform Standards of Professional Appraisal Practice (USPAP). In addition federal funded projects require additional review and sometimes a second appraisal report. They must be prepared under the Uniform Act as well. APA will review appraisal reports prepared by the licensed appraisers for accuracy and conformance to the project goals and requirements. Reports will be reviewed against field conditions and if it meets the environmental reports and in conformance with site assessments for phase I. F, Review and Comment on improvements Pertaining to Realty, FF &E Appraisals In addition to Real Estate appraisals, the improvements that are within a property must be appraised as it is required to be included in the offer package to the potential buyers. These improvements are called furniture, fixture, and equipment or FFE. These are referred to any improvements that are attached to the property and cannot be moved. Appraisers who are experts to appraise the FFE are often not the ones that appraise the Real Property. Although a separate report is prepared by the HE appraiser, it is important to coordinate the Real Estate appraisal with FFE to make sure there's no duplication and all the items are accounted for. APA will review and comment on the completeness of the report and also coordination with the Real Estate appraisal report. G. Review and Comment on Loss of Goodwill Appraisals Some real Estate acquisitions require the acquisition of businesses as well if the business cannot operate after the project is completed. These usually happens when full take of the property will remove all the parking or will impact the building in a such a way that business no longer be viable. In these instances, an appraisal of the value of the business is required to determine if there are damages to the business owner and the extent of it. These expert appraisers will review the business financials of several years to determine the existing value and then prepare the value after the project and prepare reports for the valuation. APA will review the report and provide comments to the City as to the accuracy and completeness of the report. APA will also analyze any other viable alternatives to a complete loss of business when suggested by the appraiser. FL Review and Comment on Environmental Studies; Lead and Asbestos All projects require preparation of an environmental study and report. All projects in California require CEQA and federally funded project require NEPA in addition to CEQA. Property acquisition and right -of -way is a critical element of an environmental report. In federally funded projects, sometimes the number of acquisitions will affect the level of the environmental report prepared and the amount of public review required. APA will review and Page 110