fl exible scope of services customized for every situation

Integrated Property Analysis

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Due Diligence Consulting

� Physical Needs Assessments

� Seismic Analysis & PML

� Construction Cost Analysis

� Environmental Site Assessment, Phase I, II, III

Architecture & Construction Services

� Architecture: Design & Consulting

� Construction Management & Consulting

� Renovation Planning & Management

� Construction Progress Monitoring

Synergy

IPA is a unique consulting fi rm that combines up to the minute technical expertise with a volume of construction problem solving knowledge rooted in our property evaluation experience.

Our day to day architectural and project management practice provides the hard nosed technical knowledge required to be effective problem solvers. Our due diligence provides answers, not more questions.

Our technical due diligence practice provides our experts with exposure to a vast array of property types, construction techniques and problems. Our design and consulting work incorporates this great body of knowledge.

Consider: a typical construction project takes over one year of involvement from any project team member. A typical due diligence assignment is complete in weeks. Simply put, we see more, we know more and we do more than our competition.

Let us show you the power of synergy.

2061 Business Center DriveSuite 104Irvine, CA 92612

T 949. 756. 8282F 949. 756. 8280

1005 A StreetSuite 408San Rafael CA 94901

T 415.457.6035F 415.457.6036

callipa@msn.com

Mike Atallah is a pioneer in the fi eld of lender’s construction due diligence. He was Vice President and Manager of Construction Services at Bank of america for fi ve years, preceded by nearly two decades of comparable responsibilities at Wells Fargo and Union Bank. While successfully establishing these three in-house consulting groups, he devised and deployed many of the standard practices used within the industry today. Mr. Atallah has a proven record of success in the provision of technical support to lenders, developers and contractors. Mr. Atallah has a Bachelor of Science in Engineering Degree and advanced business studies credentials.

MIKE ATALLAH, President

Charles Pick has over fi fteen years of experience that ranges from provision of architectural services and project management to early work in the due diligence industry. He has participated in the formation and formalization of that industry while analyzing over fi ve hundred properties. In conjunction with the due diligence work, he has designed and consulted on many construction projects with a specialty in multi-family construction. Unlike many in the industry, he is also an active real estate investor who keeps a close eye on the bottom line. Mr. Pick has a Masters in Architecture and is a licensed architect in California and Oregon.

CHARLES PICK, Architect; Vice President

Mr. Robinson joined the IPA team in 1999. He is also a principal with Tuan and Robinson Structural Engineers, Inc. He has designed a variety of new buildings and retrofi ts. He was a project manager on Boarding Area A of the new International Terminal at San Francisco International Airport (SFO). Mr Robinson has been involved with the development of building codes, particulary the International Residential Code (IRC), as the SEAOC representative of the IRC Development Committee. Mr. Robinson has a Masters in Architecture, Bachelor of Science in Engineering and is a licensed Civil and Structural Engineer in California.

ALAN ROBINSON, Structural Engineer; Project Manager

Darlene Pickens is an experienced environmental risk assessor. She managed a large practice as the assessment industry evolved in the early 1990’s and supervised the preparation of thousands of assessments. Ms. Pickens has conducted training programs and worked with lenders to establish standards and practices. She has EPA/AHERA, Hazmat, Asbestos Consultant and OSHA certifi cations as well as a Bachelor of Arts.

DARLENE A. PICKENS, Registered Environmental Assessor; Project Manager

People

Technical Expertise, Real Estate Experience

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� Assemble project teams.

� Analyze budgets and prepare scope of work.

� Prepare complete construction documentation.

� Obtain entitlements and permits.

� Solicit and negotiate contracts.

� Compare and analyze bid proposals.

� Estimate construction costs.

� Monitor construction progress and cost control.

� Prepare and monitor construction schedules.

� Prepare and monitor payment certifi cates.

� Provide full control of change orders,

� Evaluate construction quality

Project Management

Small project or large: IPA will handle all functions needed for the turn-key planning and execution of a construction project. Be it a renovation, remedial repair program, retrofi t or upgrade, IPA can assemble a team to perform all or part of a project from scope of work formation to execution of the construction contract, all the while providing a focus on value.

Our base of experience provides the foundation for a successful project and is available on a total project or consulting basis.

Delivering Quality Projects: On Time, On Budget

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� Project defi nition and scooping.

� Feasibility analysis, both technical and economic.

� Jurisdictional analysis, feasibility.

� Schematic design and presentation

� Rendering and CAD animation.

� Design development and detailing.

� Construction documentation

� Permitting and bidding.

� Construction phase supervision.

� Contract administration.

Architecture & Engineering

Architecture is design. Design is more than making a pretty picture. Design is the process of problem solving and creation of opportunity. Whether it is a new building or a renovation of an older property, we take advantage of every positive feature of the property and add value. Meanwhile, on by one, we eliminate the negatives.

At IPA, we believe that the design of a single waterproofi ng detail equals the importance of the design for a new building. Art can be found in the application of the correct technology to solve a problem and in the creation of a grand new facade.

Beauty in the Details

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� All due diligence assignments are performed by licensed professionals or individuals with engineering degrees and extensive construction or real estate analysis related experience.

� Client contacts with knowledge and authority to provide instantaneous response.

� IPA can provide standardized or customized reports, depending upon client requirements.

� IPA offers quality services at competitive fees by minimizing project direct and overhead expenses.

� IPA has the capacity and fl exibility to meet quick response deadlines. Ask us, you may be surprised.

� IPA carries and maintains General Liability and Professional Liability Insurance coverage.

Adding Value in Due Diligence

IPA will provide the informed technical basis for sound lending and investment decisions. IPA fully understands the critical requirement to provide accurate, timely and cost effective information in support of these decisions.

IPA clients benefi t from our real world project experience and our vast base of knowledge derived from analyzing so many properties. Some competitive advantages:

Common Sense Approach, Smooth Transactions

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� Complete visual inspection

� Description of site and building systems.

� Immediate needs assessment.

� Replacement reserve analysis.

� Code compliance issues.

� Life Safety issues.

� Identifi cation of non-compliant ADA issues.

� Zoning compliance analysis.

� Preliminary cost estimates of any required repairs.

Physical Needs Assessments

Determination of a property’s physical condition is a crucial component of the a acquisition or funding process. IPA will identify areas in need of immediate repairs and items which are likely to require replacement. This information is provided within the context of an informative report that also describes the property and provides a view to it’s potential. Reports are provided in any format: Fannie Mae, Freddie Mac, Conduit, HUD or customized to your exact requirements.

We Build, We Know

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� Conduct Phase I and Phase II investigations in accordance with ASTM Standards.

� Remedial action of ground water and soil.

� Regulatory liaison and regulatory compliance review.

� Asbestos pre-demolition surveys including sampling and testing in accordance with AQMD requirements.

� Lead-Based-Paint risk assessments including sampling and testing in accordance with HUD guidelines.

� Lead-Based-Paint comprehensive surveys utilizing both paint chip and XRF technology.

Environmental Site Assessments

IPA offers three levels of environmental site assessments and follow-up. Phase I Assessments provide a qualitative and thorough review of the property based on readily available information and fi eld observations. If warranted, Phase I will include sample collection and testing of asbestos, lead and radon.

If there is an indication of potential contamination on the property, a Phase II Environmental Assessment may be recommended to determine the extent, location, type and potential migration of the hazardous material identifi ed.

Phase III work consists of planning for remediation, removal, encapsulation, and monitoring or management of the contaminants at the site.

Problem Solving Based on Experience

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� Verify level of completion for progress payments.

� Verify progress per schedule.

� Verify or inventory stored material, on or off site.

� Verify the builder’s compliance with contract.

� Verify suffi ciency of funds for project completion.

� Review change orders, evaluate functional and cost impact.

� Evaluate problems related to quality of material or workmanship, project management and safety measures at construction site.

� Review quality control measures and local regulatory compliance.

Construction Progress Monitoring

IPA performs construction site visits to review payment requests and provide professional assessment of the construction operation. We assess the conditions that impact the performance, progress, quality, cost and management of the project.

Your Eyes and Ears in the Field

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� Provide independent cost estimates of project.

� Verify adequacy of project budgets.

� Quantify the project scope of work.

� Prepare construction schedule.

� Verify adequacy of proposed schedule of values.

� Analysis of the disbursement plan.

� Verify suffi ciency of plans and specifi cations.

� Review construction contracts and change orders.

� Verify necessary permits and entitlements.

� Review soils and environmental reports to identify unusual conditions and evaluate impact on construction cost.

Construction Cost Analysis

IPA provides full service, third party cost estimating for large projects and small. We analyze a project as a whole including team credentials, experience, local factors and regulatory environment. IPA reports make excellent presentations to lending institutions during the underwriting process. The reports provide in-depth evaluation of different factors that would impact the construction cost of the project.

We Quantify the Project Variables for Clear Decision Making

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� Evaluation of Structure.

� Code Compliance Inspections.

� Provide Probable Maximum Loss (PML) analysis.

� Retrofi t Feasibility Planning.

� Retrofi t Design and Project Management.

Seismic Consulting, Retrofi ts & PML’s

IPA staff can provide real knowledge about the structural features and capacity of any building. We provide solid consulting that allows clear decision making. We isolate cost effective areas of structural improvement if possible. We identify opportunities to reduce insurance premiums with strategic voluntary retrofi ts.

IPA also provides Probable Maximum Loss (PML) analysis within our lender’s due-diligence practice in order to evaluate seismic risk. Evaluations are made by fi eld personnel as to structural integrity and ability of the buildings to withstand seismic shock. Then property locations are compared to known fault areas using specialized software for the calculation of Probable Maximum Loss or PML.

Occupant Safety and Asset Preservation

Lenders, Capital Resources:� Fannie Mae� Freddie Mac� ARCS Commercial Mortgage Co.� Wells Fargo Bank� Union Bank of California� Bank of America/Nations Bank� Bank United/Washington Mutual Bank� Northmarq Capital� GMAC - Affordable Housing Division� GMAC Commercial Mortgage � Key Bank� City National Bank

Market Rate Developers/Managers:� Woodmont Real Estate Services� Essex Property Trust� Pacifi c Property Company� AF Evans Property Management Co� AF Evans Development � Legacy

Affordable Housing Developers:� Housing Solutions Co.� Mid Peninsula Housing Coalition � Citizens Housing Corp.� Housing Capital Company� Western America Property

Partial Client List

IPA’s client base is a diverse group of real estate industry leaders in lending, management, property development, affordable housing and consulting. They depend on us for problem solving and reliable expertise.

Quality Clients, Quality Work

2061 Business Center DriveSuite 104Irvine, CA 92612

T 949. 756. 8282F 949. 756. 8280

1005 A StreetSuite 408San Rafael CA 94901

T 415.457.6035F 415.457.6036

callipa@msn.com

©2003 Integrated Property Analysis, Inc.