How long does an ALTA survey or Phase 1 ESA take?

Standard turnaround for a Phase 1 ESA is 2-3 weeks; for an ALTA survey, 2-3 weeks for fieldwork plus 1-2 weeks for the final plat. Rush turnarounds (typically 5-7 business days or faster) are available from most providers at a 30-50% premium. Confirm timeline expectations with Partner Engineering and Science during the quote process.

What documents should I have ready when requesting a quote?

For an ALTA survey: a copy of the title commitment (Schedule B is needed for the surveyor to plot exception items), the legal description, prior surveys if available, and your lender's required Table A items list. For a Phase 1 ESA: the property address, parcel ID, current and historical use information, lender-required scope, and any prior environmental reports.

What if the assessment identifies an issue?

For Phase 1 ESAs, identifying a Recognized Environmental Condition (REC) typically triggers a recommendation for Phase 2 ESA sampling, which costs $5,000-$25,000+ depending on scope. For ALTA surveys, identifying an encroachment, easement issue, or boundary discrepancy typically opens negotiation with the seller or title company. The 2026 ALTA/NSPS standards' new Table A Item 20 (encroachment summary table) makes these findings clearer and easier to act on.

How do I verify a provider is licensed?

Cross-check the provider's state license number with the appropriate state regulatory body. For land surveyors, this is the state's Board of Professional Land Surveyors. For environmental consultants, most states do not require a specific Phase 1 ESA license but the consultant should have a relevant credential (P.G., P.E., or CIH) and the firm should be on lender pre-approved lists where applicable.

Partner Engineering & Science: ALTA & Phase 1 ESA

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About Partner Engineering and Science

Partner Engineering and Science (legal name Partner Engineering and Science, Inc., headquartered in Torrance, California) is a leading provider of engineering, environmental, construction, energy, and valuation consulting for the commercial real estate industry. Joe Derhake, PE, the firm’s founder, serves as CEO. Partner is ranked #109 on ENR’s Top 500 Design Firms (2026) — a recent climb up the list. The company helps clients manage risk, make smart investments, optimize asset performance, and execute real estate investment strategies. Partner offers a full spectrum of services through a global team of multidisciplinary experts including credentialed architects, engineers, and specialists who can assess single buildings, properties, or entire portfolios. The company’s SiteLynx Technology platform provides a user-friendly report ordering, delivery, and analysis dashboard for managing due diligence and asset management reports.

Company History

Partner Engineering and Science was founded in 2007 by CEO Joe Derhake in his garage in Los Angeles. The company grew rapidly through key acquisitions: LandAmerica asset acquisition in 2009 (retaining key employees and operational systems), Continental Surveying acquisition in 2011 (expanding ALTA survey capabilities nationally), and Birdsall Services Group acquisition in 2013 (a nearly 100-year-old engineering firm, creating dual East Coast headquarters). Partner co-founded the National Engineering and Environmental Due Diligence Association (NEEDDA) in 2013 and the Construction Lenders Risk Management (CLRM) association the same year. The company first ranked on ENR’s Top 200 Environmental Firms list in 2013. In 2012, Partner moved into LEED-certified corporate offices in Los Angeles. Partner Energy was founded in 2009 to expand sustainability consulting capabilities. The company surpassed 100 employees in 2010.

Services Offered

How Partner Delivers ALTA Surveys vs. Phase 1 ESAs (important distinction)

Partner’s two flagship CRE due-diligence services operate under different delivery models:

Phase 1 Environmental Site Assessment — performed in-house. Partner’s own Environmental Professionals (EPs) — including National Technical Director of Environmental Site Assessments Nicole TK Moore (REPA), East Coast Technical Director Stanley Rutkowski, and Technical Director Steven Luzkow — author Phase 1 ESA reports directly. The firm publicly states it has performed Phase 1 ESAs on “hundreds of thousands of properties” and is involved in “1 in 5 CRE transactions nationwide.”
ALTA/NSPS Land Title Survey — coordination, not direct fieldwork. Partner’s ALTA practice is structured around survey coordination via a network of vetted, licensed surveyors. Partner’s internal ALTA team — including Robin Rednose-Lewis (Director of ALTA Services), Nina Wheat (Project Director, Survey Coordination), and licensed surveyors Michael Solitro, PS and Anthony Crowley, PLS — manages scope, vendor selection, Table A discussions, timeline tracking, and final review. Actual ALTA fieldwork is typically performed by Partner’s licensed subcontractor network.

For CRE buyers, the practical implication: with Partner you get a single point of contact, consistent reporting across multi-state portfolios, and SiteLynx tracking — but the ALTA survey itself is being performed by a vetted local surveyor under Partner’s coordination, not by Partner’s own staff. This is the standard “national coordinator” model. Many larger CRE firms (especially national lenders) prefer this model for portfolio consistency. Buyers who want a direct relationship with the licensed surveyor doing the work may prefer a regional firm.

Pricing: Contact for quote.

Pricing Details

1,400+ employees, global coverage. Services: ALTA/NSPS surveys (coordinated), Phase I/II ESA (in-house), PCA, building science, energy/sustainability consulting, zoning reports, flood elevation certificates.

Service Area

Partner Engineering and Science operates nationwide with dual headquarters in Los Angeles, California and the East Coast (established through the 2013 Birdsall Services Group acquisition). The company provides services across all 50 states through its global team of multidisciplinary experts, with a family of companies that expands its service capabilities.

Partner Engineering and Science provides nationwide coverage across all 50 states.

Full Service Lines

Beyond ALTA and Phase 1 ESA, Partner’s CRE due-diligence stack covers most lender requirements under one engagement:

Property Condition Assessments (PCA) — physical condition and capital needs forecast
Phase II ESAs — soil, groundwater, and soil-vapor sampling
Building Science — moisture, envelope, indoor air quality
Zoning Reports — used in title-policy zoning endorsements and lender packages
Flood Elevation Certificates — FEMA flood zone documentation
Energy / Sustainability Consulting — through Partner Energy (founded 2009); LEED, ENERGY STAR, green-loan qualification
Construction Risk Management — through the CLRM practice they co-founded
Seismic Risk Assessments (PML, SEL, SUL) — required for many West Coast and CMBS deals
HUD/FHA project capital needs assessments — used in 223(f) and 221(d)(4) packages

The bundled scope is particularly useful for CMBS and agency deals where the same firm producing the ALTA, Phase 1 ESA, PCA, and zoning report simplifies lender review and reduces sign-off cycles.

Technology Platform

Partner’s SiteLynx technology platform handles report ordering, delivery, and analysis — useful for institutional clients managing dozens or hundreds of properties. Clients can track due-diligence progress across a portfolio, pull historical reports, and standardize delivery formats.

Best For

Multi-state institutional portfolios — SiteLynx platform + consistent national delivery
Combined ALTA + Phase 1 ESA + PCA + zoning bundles — single engagement, single coordinator
CMBS and agency deals (Fannie/Freddie/HUD) — comprehensive scope matching lender package requirements
Seismic-required West Coast deals — in-house PML/SEL/SUL practice
LEED, ENERGY STAR, or green-loan deals — Partner Energy specialty
Construction-stage risk management — through their CLRM founding leadership

Request a Quote

Contact Partner Engineering and Science directly:

Call: (800) 419-4923
Visit: partneresi.com

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