Institutional Services hub
Institutional Due Diligence — Eastern PA, NJ & NYSedora Consulting provides Phase I ESA, Phase II ESA, Property Condition Assessments, and environmental compliance services to national consulting firms and financial institutions. We deliver protocol‑adherent reporting supported by an on‑the‑ground presence throughout Lehigh Valley and Greater Philadelphia, ensuring consistent quality, clear communication, and reliable due‑diligence outcomes.
Phase I Environmental Site Assessment
ASTM E1527-21 compliant assessments for commercial real estate transactions of any scale. Experienced in standard & expedited turnaround, HUD MAP, Fannie Mae, & client-specific protocols.
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Phase II ESA & Environmental Compliance
Subsurface investigation, sampling protocols, & regulatory interface following Phase I recognized environmental conditions (RECs). Environmental compliance audits for ongoing operations.
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Property Condition Assessment (PCA)
ASTM E2018-24 baseline PCAs for debt & equity reporting. Capital needs assessment, deferred maintenance scheduling, & mechanical system evaluation for residential, commercial, & industrial properties.
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Reporting Standards & Protocols
Experienced in HUD Multifamily Accelerated Processing (MAP), Fannie Mae DUS, Freddie Mac, & numerous individual client protocols. We adapt our deliverables to your template requirements.
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Collaborate
Ready to Add a Reliable Eastern PA Resource to Your Team?
We support national firms on a per-project, retainer, or standing subcontractor basis. Protocol onboarding is straightforward — simply send your reporting template, and we’ll confirm full alignment before the first assignment. With Sedora, you gain a dependable Eastern PA presence backed by consistent communication, field professionalism, and timely, protocol adherent delivery.
Turnaround Reliability
Standard Phase I turnaround: 10-15 business days (quick turn upon request). We communicate proactively on schedule.
Reporting Accuracy
Every report reviewed before delivery. Protocol-specific checklists used on every project. Zero-defect delivery expectation.
Local Presence
Field team covers Lehigh Valley, Greater Philadelphia, Berks, Montgomery, Bucks, Chester, Lehigh, Central PA counties, & NY, NYC, DE, NJ, DC & MD
Phase I ESA
Phase I Environmental Site Assessment
A Phase I Environmental Site Assessment is the standard due diligence tool for identifying recognized environmental conditions (RECs) associated with a commercial property before purchase, refinancing, or development. Sedora Consulting prepares Phase I ESAs in strict conformance with ASTM Practice E1527-21 — the current ASTM standard for Phase I assessments and the version required by lenders, government programs, and institutional clients as of 2023.
Federal, state, and local environmental database review. Historical records including aerial photographs, fire insurance maps, city directories, and prior site assessments.
Physical inspection of the subject property and adjoining properties. Observation of current and historical land use indicators. Identification of RECs, controlled RECs (CRECs), and historical RECs (HRECs).
Current and past owners, occupants, and local government officials. Structured to ASTM E1527-21 interview requirements.
Prepared by a qualified Environmental Professional. Includes executive summary, findings, opinion of environmental conditions, and recommendations. Delivered in client-specified format.
Government Program & Client Protocol Experience
Sedora Consulting has extensive experience preparing Phase I ESAs under the specific requirements of government-backed programs and individual institutional client protocols:
- HUD Multifamily Accelerated Processing (MAP) — Phase I requirements for FHA-insured multifamily transactions
- Fannie Mae DUS — Phase I and environmental review requirements for multifamily lending
- Freddie Mac — Seller/Servicer environmental due diligence protocols
- Individual client templates — We have adapted deliverables for numerous national consulting firm formats. Send us your template before the first project.
Phase II ESA
Phase II ESA & Environmental Compliance Audits
When a Phase I ESA identifies recognized environmental conditions (RECs) requiring further investigation, a Phase II Environmental Site Assessment provides the subsurface data needed to understand the nature, extent, and potential liability associated with contamination. Sedora Consulting coordinates Phase II site investigations and environmental compliance audits for all property types across Eastern Pennsylvania.
Phase II Scope of Work
- Soil and groundwater sampling — scope determined by Phase I findings and site conditions
- Sample collection following state and client protocol requirements
- Coordination with certified analytical laboratories
- Regulatory agency notification and interface where required
- Report preparation with findings, data tables, and risk/liability interpretation
- Phase II scope of work defined in consultation with client prior to mobilization
Environmental Compliance Audits
Environmental compliance audits evaluate an operating property's adherence to applicable federal, state, and local environmental regulations. Audits are used by buyers conducting acquisition due diligence, lenders assessing ongoing liability exposure, and property owners seeking to identify compliance gaps before a transaction or regulatory inspection.
PCA
Property Condition Assessment
A Property Condition Assessment (PCA) provides a professional evaluation of a building's physical condition, capital needs, and life safety systems — giving lenders, investors, and asset managers the data needed to understand how a property's physical state will affect its financial performance. Sedora Consulting prepares PCAs to the scope defined by ASTM E2018-24 Standard Guide for Property Condition Assessments.
Assessment Scope
Site & Exterior
Site grading, drainage/stormwater management, paving, hardscape, and landscaping.
Structural Systems
Foundation, framing, and load-bearing elements. Visible structural deficiencies, settlement indicators, and deferred maintenance.
Roofing
Roof covering material, flashing, drainage, age, condition, and estimated remaining service life. All work is non-invasive.
Mechanical | Plumbing | Electrical
HVAC systems, plumbing distribution, electrical service and distribution. Operational testing, age estimates, and maintenance history review.
Life Safety Systems
Fire suppression, fire alarm, emergency egress, and ADA compliance review.
Capital Needs Analysis
Cost estimates for immediate repairs, short-term needs (0–2 years), and replacement reserves over the selected term (typically 10–12 years).
Reporting Types
PCAs prepared for lenders evaluating collateral condition. Structured to lender-specific templates including HUD MAP, Fannie Mae DUS, Freddie Mac, and individual client formats. Includes Immediate Repair table and Replacement Reserve schedule.
PCAs prepared for investors acquiring or managing assets. Focus on capital expenditure planning, deferred maintenance identification, and condition-adjusted valuation support. PCA Equity scope available for portfolio reviews.
Protocols
Reporting Standards & Protocol Experience
National consulting firms and financial institutions rely on Sedora Consulting precisely because we know your protocols — not just the general ASTM standards. Below is a summary of the reporting frameworks we work within. If yours isn't listed, contact us: we have adapted our deliverables to numerous individual client templates.
Protocols
ASTM E1527-21
Current standard practice for Phase I Environmental Site Assessments. Supersedes E1527-13. Required by most lenders and government programs as of 2023.
ASTM E2018
Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. The reference scope for all Sedora PCA work.
HUD Multifamily Accelerated Processing (MAP)
FHA mortgage insurance program for multifamily properties. Specific Phase I requirements for transaction types including purchase, refinance, and new construction.
Fannie Mae DUS
Delegated Underwriting and Servicing program. Phase I and environmental review requirements for multifamily mortgage lending.
Freddie Mac
Seller/Servicer environmental and property condition due diligence requirements for multifamily loan origination.
Individual Client Protocols
We have prepared reports to numerous national consulting firm templates. Protocol onboarding is standard — provide your template and we confirm alignment before the first project.
Coverage
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Lehigh Valley (Primary) |
Lehigh, Northampton |
Allentown, Bethlehem, Easton, Emmaus, Hellertown |
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Greater Philadelphia |
Philadelphia, Montgomery, Bucks, Delaware, Chester |
Philadelphia, King of Prussia, Norristown, Doylestown |
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Berks / Reading Corridor |
Berks |
Reading, Wyomissing, Kutztown |
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Central PA |
Lancaster, York, Lebanon, Dauphin |
Lancaster, York, Harrisburg, Lebanon |
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Carbon / Monroe |
Carbon, Monroe, Pike |
Jim Thorpe, Stroudsburg, Milford |
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Extended / Negotiated |
All PA counties + NJ/DE border markets |
Contact to confirm availability |
Ready to talk about your property?
Whether you're a national firm needing a local partner or an investor evaluating your next acquisition, we respond to all inquiries within one business day.
- Serving Eastern & Central PA
- 484-919-6857
- mjsedora@ptd.net
- Linkedin
