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On -Call Riaht of Way Specialty Services for the RPP No.: 15-044 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, CivilSource will assist the City in reviewing and interpreting all elements of title reports. Review and Comment on meal Estate 4nnratsals 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. CivilSource 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. 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 FFE 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. CivilSource will review and comment on the completeness of the report and also coordination with the Real Estate appraisal report. Review and Comment on Loss of Goodwill ARpralsals 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 such a way that business is 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. CivilSource will review the report and provide comments to the City as to the accuracy and completeness of the report. CivilSource will also analyze any other viable alternatives to a complete loss of business when suggested by the appraiser. Revlevr and Comrraent Qt s Envlrosanaej2tal 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. CivilSource will review and advise the City as to this issue and will propose alternatives. In addition to the CEQA & NEPA, property acquisitions require an environmental site assessment of the property to identify any potential hazardous materials on-site that will affect the property value. CivilSource will review and comment on the site assessments for properties require appraisal reports and will advise the City if further assessments are required. Federal projects require a Phase II in addition to Phase I. f - _. - I , A