Title Page

  • Conducted on

  • Prepared by

  • Location



  • 1. Location<br>(a) Address<br>(b) Building Type<br>(c) Type of Construction<br>(d) Building Size<br>(e) Topography<br>(f) Special Conditions/Cost<br>(g) Access/Traffic<br>(h) Environmental Access<br>(i) Parking

  • 2. Exclusions to net acreage

  • 3. Summary of site history, ownership & development (any development agreements)

  • 4. General inspection of the improvements,<br>including the following:<br>(a) Interior and exterior maintenance;<br>(b) Occupied and vacant spaces;<br>(c) Restrooms and public facilities;<br>(d) Restrooms and public facilities and

  • 5. Property Condition Report

  • 6. Obtain cost estimates for deferred maintenance / Determine rehab budget

  • 7. Copies of any ground leases, master leases, joint venture agreements

  • 8. Copies of site plans, leasing brochures, maps and photographs

  • 9. List of all personal property

  • 10. Existing property inspection reports,<br>including:<br>(a) structural systems;<br>(b) mechanical and electrical equipment;<br>(c) fire and life safety systems;<br>(d) roof;<br>(e) curtain wall;<br>(f) parking lot;<br>(g) utility service;<br>(h) deferred maintenance;<br>(i) underground garage;<br>(j) elevators;<br>(k) ADA compliance;

  • 11. Obtain and review warranties on:<br>(a) Roof;<br>(b) HVAC equipment;<br>(c) Fire water pump equipment<br>(d) General contractor warranty;<br>(e) Major subcontractor warranties:<br>i. Electrical;<br>ii. Elevators;<br>iii. Concrete;<br>iv. Windows;<br>v. Flooring/carpet;<br>vi. Landscaping;<br>vii. Parking lot surfaces

  • 12. List of all hazardous materials known to be in use at property.

  • 13. Existing environmental study

  • 14. As-built plans and specs (including mechanical, electrical and structural)

  • 15. Certificate of occupancy & building permits, licenses, approvals and/or exemptions

  • 16. Copies of all insurance policies covering property

  • 17. Contact insurance to arrange for coverage

  • 18. Sales comparable and/or rent comparable study

  • 19. Current market reports and vacancy data


  • 1. Current rent roll

  • 2. Standard form of lease

  • 3. Monthly operating statements for last 2 years

  • 4. Utility bills for last 3 years (electric, water & gas)

  • 5. Obtain and review real property tax bills for last 3 years and most recent tax bill (any increases, special assessments forthcoming)

  • 6. Monthly delinquency report for past 3 years and budgeted for next 2 years

  • 7. Schedule of capital improvements over past 3 years and budgeted for next 2 years

  • 8. Operating and service agreement<br>contracts and lease agreements - Prepare<br>summary of contracts including:<br>(a) Vendor name;<br>(b) Services provided;<br>(c) Term;<br>(d) Charges

  • 9. Property management agreement


  • 1. Tenant Status

  • 2. All tenant lease agreements and amendments

  • 3. Current financial statements for all tenants and lease guarantors

  • 4. Profile and background on each tenant

  • 5. Tenant estoppel certificates

  • 6. Copies of all tenant correspondence for the past 3 years

  • 7. Summary of pending leases and terms


  • 1. Negotiate purchase & sale (price, deposit)

  • 2. Timing (deposit, due diligence, close of escrow)


  • 1. APNs

  • 2. Escrow (title office, escrow number)

  • 3. Preliminary Title Report<br>(a) Liens<br>(b) Assessments<br>(c) Easements<br>(d) Access<br>(e) Environmental<br>(f) CC&Rs<br>(g) Zoning<br>(h) Other

  • 4. Copies of all underlying title and exception documents

  • 5. UCC and judgment lien searches in Seller

  • 6. ALTA as-built survey

  • 7. Copies of subdivision and parcel maps

  • 8. Restrictive covenants, easements and common area agreements

  • 9. Description, ownership and operation of adjacent land uses

  • 10. Flood zone certificate and seismic zone map

  • 11. Obtain PML study

  • 12. Title policy – estimate of cost of title policy


  • 1. Obtain and review Phase I Environmental Site Assessment

  • 2. Soil sampling

  • 3. Groundwater sampling

  • 4. Underground storage tanks

  • 5. Asbestos report

  • 6. Lead paint and radon testing


  • 1. Usefulness of vegetation

  • 2. Evaluate endangered species concerns

  • 3. Natural water on site (usefulness/flood hazard)

  • 4. Erosion potential

  • 5. Subsidence potential

  • 6. Fault zone potential

  • 7. Noise/vibration

  • 8. Toxics/chemicals

  • 9. High winds

  • 10. Incompatibly zoned neighbors


  • 1. Review current and threatened actions against Seller with respect to the Property

  • 2. Review any governmental actions or suits concerning the Property


  • 1. Obtain copy of zoning ordinance applicable to the Property

  • 2. Confirm zoning classification, obtain zoning compliance letter and examine development standards:<br>(a) Density;<br>(b) Site coverage, footprint<br>(c) Public use (open space, roadways, parks, schools);<br>(d) Height, setback requirements;<br>(e) Design criteria;<br>(f) Landscaping requirements;<br>(g) Signage restrictions<br>(h) Sprinkler/Fire life safety requirements;<br>(i) ADA requirements;<br>(j) Parking requirements & restrictions;<br>(k) Traffic mitigation;<br>(l) Exactions;<br>(m) Subdivision compliance;<br>(n) Affordable housing restrictions, if any;<br>(o) Historic/landmark district restrictions, if any

  • 3. Investigate any planned zoning changes

  • 4. Obtain and review copy of any conditional use permit:<br>(a) SIC Codes permitted<br>(b) Examine use permit restrictions<br>(c) Determine transferability of entitlements

  • 5. Obtain and review all other permits, authorizations, licenses and certificates, including:<br>(a) Elevator permits and most recent certification;<br>(b) Fire alarm and life safety system certifications;<br>(c) Business licenses and applications, if any


  • 1. Advice of:<br>a. Sellers/owners<br>b. Local civil/soils engineers<br>c. Planning<br>d. Public Works<br>e. Architects<br>f. Neighbors<br>g. Community outreach groups


  • 1. Political situation of the City<br>(a) City Council<br>(b) Redevelopment Agency<br>(c) Planning Commission

  • 2. Politics of the site

  • 3. Neighborhood politics

  • 4. City/State/Redevelopment Agency Entitlement Process (CEQA, SEQR, City entitlements, Agency entitlements, Approvals)

  • 5. City Fees


  • 1. Water<br>2. Sewer<br>3. Electricity<br>4. Gas<br>5. Telephone



  • Name and Signature

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