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[]
[]
[null,"Report Review Aid for Environmental Reports"]
[null,"Review in conjunction with Best Practices"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"2023-09-20"]
[]
[]
[null,null,"Property name",null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"Loan number"]
[]
[]
[null,null,"Reviewer's name",null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"Date of review"]
[]
[]
[null,"This Report Review Aid is provided by Freddie Mac Multifamily only as guidance for use by our Optigo Lenders while reviewing third party reports.  This guidance is for informational purposes only, and is intended to be used in conjunction with, and not as a replacement for, each Optigo Lender's review of the applicable provisions of the Multifamily Seller/Servicer Guide as it may be updated from time to time.  All provisions of the Guide with respect to such reports remain in full force and effect, unless modified in writing by Freddie Mac."]
[]
[null,"General requirements"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Reliance is provided to Freddie Mac using the standardized reliance language (see end of this guide)"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Confirmation that the environmental assesement followed the requirements set forth in 40 CFR § 312, Subchapter C and ASTM E 1527- 21 for scope issues"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Report was retained by the Optigo Lender (exceptions apply - see Section 61.1(b))"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Inspection date occurred no more than 30 days prior to the report date."]
[null,null,null,null,null,null,null,null,null,null,null,"Report date is within six months prior to the date of delivery of full underwriting package; may require report update if closing is significantly delayed"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"For non-scope issues, properties with less than 100 units, the greater of 5 units or 10% of all units were inspected at a minimum; or for properties with 100 units or more, the greater of 10 or 5% of the units were inspected"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Confirmation on whether property is or is not located in a state with a superlien law in place"]
[]
[]
[]
[null,"Comprehensive Environmental Response, Compensation and Liability Act (\"CERCLA\") Scope Issues"]
[null,"Hazardous Materials"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Site issues related to hazardous material contamination"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"There is no evidence of hazardous material contamination; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants are below applicable government standards, no further action is required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants exceed applicable government standards, so remediation is required with scope of work and cost provided"]
[]
[null,"Storage Tanks"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Above and below ground tanks on site"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"No evidence of tanks; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Tanks observed have no reported history of past leaks, no evidence of leakage and are registered (as required by applicable authorities); underground tanks have a successful tightness test within the past 6 months; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Due to unknown past history, evidence of leaks, and/or a failed tightness test, testing is required and test results reveal contaminants are below applicable regulatory standards, so no further action is required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and test results reveal contaminants exceed applicable regulatory standards, so remediation is required with scope of work and cost provided"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"An abbreviated O&M must be required for any tanks left in place to include tightness testing every 3 years at a minimum"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"O&M is not required for propane tanks"]
[]
[null,"Polychlorinated Biphenyls (PCBs)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Typically in oils associated with electrical transformers, capacitors, and hydraulic elevator equipment"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If suspect equipment is utility owned, ownership must be documented with the local utility via a documented phone call, written statement, or a clear photograph of the ownership label."]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"For property-owned equipment, PCB content in suspect equipment (excluding fluorescent light ballast) must be determined for equipment built prior to July 1979"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"An O&M is only required for equipment built prior to July 1979 when PCB content is greater than levels requiring action under federal or State law AND the consultant recommends that the equipment can remain in place"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"The consultant must comment regarding leakage for any suspect equipment.  Any leakage from suspect equipment must be cleaned up with scope of work and cost provided."]
[]
[]
[null,"Prior Use"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Documents past uses of the subject site to determine if any could be cause for contamination"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"The consultant must identify any prior uses that are potential sources of contamination and provide adequate justification for this use not to be considered a risk for subject; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants are below applicable regulatory standards, so no further action is required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants exceed applicable regulatory standards, so remediation is required with scope of work and cost provided"]
[]
[null,"Neighborhood Hazardous Waste"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Search of databases maintained by governmental agencies regarding sites with environmental contamination"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If there are no hits in the database search radius, then no further action is required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If impacted sites are identified, then the consultant must opine if they represent a potential risk to the subject or justify why they are not a risk; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If an impacted site is identified and noted by the consultant to be a potential risk, then additional investigation must be recommended to define the risk"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants are below applicable regulatory standards, so no further action is required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Additional investigation is conducted and reveal contaminants exceed applicable regulatory standards, so remediation is required with scope of work and cost provided"]
[]
[null,"Non-Scope Issues"]
[null,"Asbestos (ACM)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Friable ACM is of the most concern.  The consultant must conclude:"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"There is no friable ACM (can not be based on construction year); OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Observed suspect friable ACM MUST be tested:"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"The exception is that suspect friable joint compound does not need to be tested"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"The testing protocol requires samples be taken from the greater of 10% of all units, including a minimum of 5 units, but not exceeding 12 units (if only suspect friable ACM is encapsulated, a more limited sampling may be acceptable)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Verified friable ACM with concentrations of 10% or more must be removed; extent of removal and cost must be provided"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"O&M required for any friable material in good condition, tested to be below a 10% concentration, and encapsulated as determined by the environmental consultant, that remain in place"]
[]
[]
[null,"Lead-based paint (LBP)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Flaking or chipping paint or paint dust is of most concern if lead-containing.  Not an issue for properties built in 1978 or later."]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Property was built in in 1978 or later, so a LBP investigation is not required; OR"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"A \"lead free\" certificate has been issued by a qualified environmental professional in accordance with EPA, HUD or State requirements, and the environmental consultant has reviewed all supporting documentation (copy of certificate must be included)"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Property was built before 1978, so the consultant can CHOOSE to test or recommend an O&M plan; condition of suspect surfaces must be noted and any deteriorated surface must be regarded as a Priority Repair, at a minimum"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Testing must be conducted via XRF technology or lab analysis and include:"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"10 common area samples"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"10% of all units, including a minimum of 5 units for properties with 100 units or less (minimum of 3 samples must be taken in each living unit)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"5% of all units, including a minimum of 10 units for properties with more than 100 units (minimum of 3 samples must be taken in each living unit)"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Testing protocol as specified in Guide Section 61.11(b) for exterior, common areas and in units"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If test results reveal all concentrations are less than 0.5% by weight, or below 1.0 mg/cm2 on XRF, no further action is necessary"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If test results reveal concentrations above 1.0 mg/cm2, additional investigation may be necessary, the paint must be remediated, or an O&M must be required based on the consultant's recommendation"]
[]
[]
[null,"Drinking Water Quality"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If water is provided by a municipal source, no further action is required; OR"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If water is provided by on site sources, acceptable test results (as determined by State standard or the Federal Safe Drinking Water Act) must be provided"]
[]
[null,"Mold"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"Consultants must inspect for visual and olfactory evidence of mold in all areas inspected and require cleanup for all non-housekeeping related mold growths"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• "]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If there is evidence (observed or reported) of substantive current or past water intrusion or mold or that the climate, geography or geology are indicative of water intrusion problems, the environmental consultant must:"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Recommend that the source of all current and past water intrusion be identified and corrected."]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Recommend that any observed substantive Mold issues be remediated in accordance with EPA guidelines for cleanup and remediation."]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Make a professional judgement if a Moisture Management Plan (MMP) is required to address potential ongoing water and mold issues."]
[]
[]
[null,"Radon"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Subject to certain exemptions set forth in Section 61.14(a) of the Guide, radon testing must be conducted pursuant to the Multifamily Radon Testing Requirements outlined in Exhibit 11, (Radon Testing and Mitigation Standards), except that for Properties taken under application on or prior to June 30, 2023: "]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"A minimum of 10 percent of ground-contact units at the Property must be subject to the initial round of radon testing, with no fewer than one radon test per each building having ground-contact units, and "]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"-",null,"Follow-up radon testing is only required to occur in each unit that tested at 4.0 pico Curies per liter of air (pCi/L) or greater during the initial round of testing"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"All radon testing must be managed by the environmental consultant, who must be an “Environmental Professional” as that term is defined in 40 CFR § 312.10, and who must ensure compliance with state and local requirements governing radon testing and mitigation"]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"If radon mitigation is required pursuant to Exhibit 11, Radon Testing and Mitigation Standards, or is otherwise recommended by the environmental consultant, the environmental consultant must include in the environmental report a description of what mitigation methods will be used"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"The environmental consultant must review any mitigation contract(s) and comment on the appropriateness of the scope, cost and schedule for the required work"]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"The environmental consultant has reported radon data elements to the designated data collection website and provided reasoning in Form 1103, Section II: Radon if radon data was not reported at time of report delivery"]
[]
[]
[null,"Verify 1103 information"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Ensure recommendations in Section I match narrative"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Form is signed by the consultant"]
[]
[]
[]
[null,"Verify required support documentation"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Adequate photographs to describe general conditions and record all problems"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"All test results"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Notification to local authorities regarding test findings for results that exceed reportable levels."]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Evidence of compliance with applicable regulations"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Resumes for the individual who conducted the on-site inspection and the individual who reviewed the report"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Environmental consultant performing the environmental assessment and preparing the environmental report is qualified as an \"Environmental Professional\" defined in 40 CFR § 312.10 and "]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Has additional expertise in relevant non-scope areas listed in 61.17(a)"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,null,"• ",null,"Firm has no conflict of interest with borrower, Optigo Lender or property buyer/seller"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Database search results"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Contacts are identified"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"O&M program(s) and MMP as required for all properties (may be separate from Phase I)"]
[]
[]
[]
[null,"Escrow for required repairs"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Escrow at a minimum of 125% of costs that are based on contractor bids for the required work"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Consider increased escrow requirements if costs are not verified by a contractor's bid"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"For any significant work affecting life/safety or basic building function, require scope of work and cost confirmation with independent contractor bid"]
[]
[]
[]
[null,"Key O&M plan elements"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Notification: plans to notify tenants and workers regarding hazards of concern"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Surveillance: regular inspections to monitor condition of hazards of concern"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Controls: a program to control activities that could impact hazards of concern"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Work practices: specified procedures to avoid disturbing hazards of concern"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Recordkeeping: document O&M activities, particularly any response to tenants"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Worker protection: actions to protect workers, including OSHA requirements"]
[]
[]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Training: train staff to be aware of locations of hazard and O&M plan"]
[]
[]
[]
[null,"Provide report to appraiser"]
[]
[null,null,null,null,null,null,null,null,null,null,null,"Report provided if there were materials issues noted"]
[]
[]
[]
[null,"Reliance Language"]
[]
[null,"This report is for the use and benefit of, and may be relied upon by"]
[null,null,null,"(a)",null,null,null,"the Seller/Servicer, Freddie Mac and any successors and assigns (“Lender”);"]
[null,null,null,"(b)",null,null,null,"independent auditors, accountants, attorneys and other professionals acting on behalf of Lender;"]
[null,null,null,"(c)",null,null,null,"governmental agencies having regulatory authority over Lender;"]
[null,null,null,"(d)",null,null,null,"designated persons pursuant to an order or legal process of any court or governmental agency;"]
[null,null,null,"(e)",null,null,null,"prospective purchasers of the Mortgage; and"]
[null,null,null,"(f)",null,null,null,"with respect to any debt (or portion thereof) and/or securities secured, directly or indirectly, by the Property which is the subject of this report, the following parties and their respective successors and assigns:"]
[null,null,null,null,null,null,null,"•",null,null,"any placement agent or broker/dealer and any of their respective affiliates, agents and advisors;"]
[null,null,null,null,null,null,null,"•",null,null,"any initial purchaser or subsequent holder of such debt and/or securities;"]
[null,null,null,null,null,null,null,"•",null,null,"any Servicer or other agent acting on behalf of the holders of such debt and/or securities;"]
[null,null,null,null,null,null,null,"•",null,null,"any indenture trustee;"]
[null,null,null,null,null,null,null,"•",null,null,"any rating agency; and"]
[null,null,null,null,null,null,null,"•",null,null,"any institutional provider from time to time of any liquidity facility or credit support for such financings."]
[]
[null,"In addition, this report, or a reference to this report, may be included or quoted in any offering circular, information circular, offering memorandum, registration statement, private placement memorandum, prospectus or sales brochure (in either electronic or hard copy format) in connection with a securitization or transaction involving such debt (or portion thereof) and/or securities."]
[]
[null,{"$f":"\"Review Guide for Environmental Reports (\"&TEXT(DP7,\"mm/yyyy\")&\")\"","v":"Review Guide for Environmental Reports (09/2023)"}]