Aboveground storage tank (AST)
A tank located above ground, with associated piping and containment that may be relevant to environmental due diligence.
Construction & real estate due diligenceNational Reach. Local Insight.
Request a proposal In the field. In the documents. On the record.KOW reference library
The terms behind the transaction.
From the first budget review to the next capital plan: clear definitions, practical examples, and the distinctions that matter in a project report.
Field reference
320 terms. Real project context.
General educational guidance—not a substitute for the contract, governing standard, lender requirements, or a project-specific assessment.
Accessibility plan review
A review of design documents against the accessibility criteria included in an agreed scope. It identifies coordination issues and potential barriers before they are built.
Accessibility scoping
The provisions determining which spaces, elements, and quantities must meet specified accessibility requirements.
Accessible route
A connected route meeting the applicable accessibility requirements between the spaces and elements it serves. Compliance depends on the complete route, not just an isolated ramp or doorway.
Activity and use limitation (AUL)
A restriction or limitation associated with property use or activity that helps manage environmental risk.
Adaptive reuse
Conversion of an existing building to a new use while retaining some or much of its existing structure.
Addendum
A formal supplement or revision to bidding or procurement documents, typically issued before the contract is executed.
Advance rate
The percentage of an eligible cost or value that a financing arrangement allows to be funded.
AIA G702
A payment-application and certification form commonly used to summarize a contractor’s current request for payment. It presents contract adjustments, earned amounts, retainage, prior payments, and the balance requested.
AIA G703
The continuation sheet commonly paired with an AIA G702. It shows the schedule of values, work completed, stored materials, and remaining balance by line item.
Air barrier
A connected system of materials and joints controlling unintended airflow through the building enclosure.
All Appropriate Inquiries (AAI)
The federal environmental inquiry process relevant to certain CERCLA liability protections when acquiring property. A qualifying assessment is one part of a larger set of requirements.
Allowance
An amount included in a contract or budget for a defined scope whose final selection, quantity, or cost has not yet been established. It is tied to an identified item rather than general uncertainty.
Alteration (accessibility)
A change to an existing building or facility that may trigger accessibility requirements under the governing rules. Its treatment depends on the nature and scope of the work.
Alternate bid
A separately priced addition, deduction, or substitution to the base scope offered during bidding.
Architect field report (AFR)
An architect’s written record of a site visit, observations, and items requiring follow-up under the agreed construction-phase services.
Architect’s supplemental instructions (ASI)
Written architectural clarifications or instructions for minor changes that do not adjust the contract sum or contract time under the applicable contract procedure.
As-complete value
A valuation premise describing a property with specified construction or improvements assumed complete.
Asbestos-containing material (ACM)
Material containing asbestos as defined by the applicable regulatory or analytical framework. Appearance alone does not reliably establish whether a material contains asbestos.
ASHRAE 211 — Commercial energy audits
A standard addressing procedures and reporting for commercial building energy audits, including differing levels of analysis.
ASHRAE 62.1 — Ventilation and indoor air quality
A standard addressing ventilation and related measures for acceptable indoor air quality in buildings within its scope.
ASHRAE 90.1 — Energy standard
An energy-efficiency standard widely used as a basis or compliance path for commercial building energy requirements.
Assessment limitations
The boundaries and constraints affecting an assessment, including agreed exclusions, inaccessible areas, missing records, and the nature of the methods used.
ASTM E1105 — Field water-penetration testing
An ASTM test method for evaluating water penetration of installed windows, skylights, doors, and curtain walls under specified pressure conditions.
ASTM E1527 — Phase I ESA
An ASTM practice for Phase I environmental site assessments of commercial real estate, focused on identifying recognized environmental conditions.
ASTM E1528 — Transaction screen
An ASTM practice describing a limited environmental due-diligence transaction-screen process.
ASTM E1903 — Phase II ESA
An ASTM practice providing a framework for Phase II environmental site assessment, including investigation of potential contamination.
ASTM E2018
An ASTM guide describing a baseline process for assessing commercial property condition. The assignment’s agreed scope and the applicable edition should be identified in the engagement and report.
ASTM E2026 — Seismic risk assessment
An ASTM guide addressing seismic risk assessment of buildings.
ASTM E2247 — Forestland and rural Phase I
An ASTM practice addressing Phase I environmental site assessment of forestland or rural property.
ASTM E2557 — Earthquake loss evaluation
An ASTM practice for probable maximum loss evaluations used in earthquake due diligence.
ASTM E2600 — Vapor encroachment screening
An ASTM guide for screening vapor encroachment concerns at property involved in a real estate transaction.
ASTM E2813 — Enclosure commissioning
An ASTM practice addressing the commissioning process for building enclosures.
ASTM E2947 — Enclosure commissioning guide
An ASTM guide supporting the building enclosure commissioning process.
ASTM E3429 — Property resilience assessment
An ASTM guide addressing property resilience assessments in relation to natural hazards.
ASTM International
A standards-development organization whose publications include test methods, practices, guides, specifications, and terminology used across construction and real estate due diligence.
Attic stock
Spare materials retained or furnished for future maintenance and replacement, often matching the installed products.
Authority having jurisdiction (AHJ)
The organization or official responsible for enforcing a particular code, standard, permit, or approval requirement. More than one authority may be involved in a project.
Baseline schedule
The agreed reference schedule against which later progress and forecasts are compared.
Basis of design (BOD)
Documentation explaining the design approach, criteria, and assumptions used to meet project requirements.
Bearing capacity
The ability of soil or rock to support an applied foundation load under defined engineering criteria.
Beneficial occupancy
Use of all or part of a facility before every construction obligation has been completed.
Bid leveling
Comparing proposals on a consistent scope and pricing basis to identify differences, exclusions, and assumptions.
Bridge loan
Interim financing used while an asset or transaction moves toward a later financing or operating condition.
Brownfield
Property whose redevelopment or reuse may be complicated by actual or potential contamination, with specific definitions used by different programs.
Building automation system (BAS)
A system that monitors or controls building equipment through sensors, controllers, communications, and operating logic.
Building commissioning
A quality-focused process for documenting and verifying that building systems meet the owner’s requirements within the defined project scope. It connects requirements, design, installation, testing, and operations.
Building electrification
Replacing or reducing fuel-based building uses with electrically powered systems. Feasibility depends on the existing building, utility service, equipment, operating needs, and implementation plan.
Building envelope
The assemblies separating a building’s interior from the exterior environment, including roofs, walls, windows, doors, and their interfaces. Performance depends on how these parts work together.
Building information modeling (BIM)
A process using coordinated digital building information to support design, construction, and potentially facility operations.
Building permit
Authorization from the applicable authority to perform specified building work, subject to its conditions and approved documents.
Building systems
The interconnected structural, enclosure, mechanical, electrical, plumbing, fire-protection, and other assemblies that allow a property to function. Their condition and interfaces shape renewal needs.
Business environmental risk (BER)
An environmental concern that can affect a business or transaction even when it is outside a particular assessment’s defined core scope.
Capital expenditure
Spending for a significant asset improvement, renewal, or replacement, as distinguished for planning purposes from routine operating maintenance. Accounting and tax treatment require separate professional judgment.
Capital needs assessment (CNA)
An assessment of physical conditions and anticipated repair or replacement needs over a defined planning period.
Capital stack
The layers of debt and equity funding a real estate investment, with different payment priorities, economics, and rights.
Carrying costs
Costs incurred to hold and support a property or project over time, such as interest, insurance, taxes, and certain operating expenses.
Certificate of occupancy
A document issued by the authority having jurisdiction concerning a building’s approved occupancy or use. The name, requirements, and treatment of temporary certificates vary by jurisdiction.
Chain of custody
Documentation tracking sample identification, handling, and transfer from collection through laboratory receipt and analysis.
Change of occupancy
A change in a building’s use or occupancy classification that may trigger additional requirements under the applicable code.
Change order
A documented modification to the construction contract that adjusts scope, price, time, or another agreed term. Approval status is essential to understanding its effect on the project.
Clear floor space
Unobstructed space provided for a person using a mobility device to approach and use an element. Its size, position, and permitted overlap depend on the applicable standard and use.
Clear width
The unobstructed usable width of a passage or opening measured under the applicable criteria.
Closeout documents
Records delivered at the end of an assignment to document the work and support its operation, maintenance, or contractual acceptance.
Coefficient of performance (COP)
The ratio of useful heating or cooling output to the energy input for a stated operating condition.
Committed cost
Cost associated with an executed subcontract, purchase order, or other binding project commitment, including applicable approved adjustments.
Completion guaranty
A contractual undertaking by a guarantor concerning completion of a project, with obligations and remedies defined in its terms.
Conceptual site model (CSM)
An organized description of how contamination may originate, move through a site, and reach people or environmental receptors.
Condensation
The change of water vapor to liquid water when local temperature and moisture conditions permit it.
Conditions precedent to funding
Requirements that must be satisfied before an advance or other contractual obligation becomes due.
Constructability review
Evaluation of whether the proposed design can be built effectively given sequencing, access, coordination, methods, and site constraints.
Construction change directive
A contract mechanism directing a change before all adjustments to price or time have been agreed, where the contract provides for it.
Construction contingency
A budget allowance reserved for defined uncertainties or unforeseen construction costs. Its intended use and approval process depend on the project’s financing and contract documents.
Construction documents
The drawings, specifications, and other documents defining the construction requirements for an assignment.
Construction loan agreement
The agreement setting the terms under which a lender commits and advances funds for construction.
Construction management at risk (CMAR)
A delivery approach in which the construction manager provides preconstruction services and assumes construction responsibilities under the agreement, often with a guaranteed maximum price.
Construction progress report (CPR)
A dated report documenting construction status and review of a funding request within the consultant’s scope.
Construction warranty
A contractual or product-specific undertaking concerning the quality or performance of work, with defined obligations and limitations.
Contaminant plume
A distribution of contamination in an environmental medium, such as groundwater, extending from one or more sources.
Contaminants of concern (COCs)
Substances selected for evaluation because site history, prior findings, or the investigation’s objectives indicate they may be relevant. The list depends on the property and question being investigated.
Contract administration
Management of the notices, records, reviews, and decisions needed to administer a construction agreement.
Contract sum
The agreed compensation for the contracted work, as adjusted under the governing agreement.
Contract time
The period or completion requirements established by the construction agreement, including properly authorized adjustments.
Controlled recognized environmental condition (CREC)
An ASTM Phase I ESA classification concerning a qualifying release that has been addressed with contamination allowed to remain subject to required controls or restrictions.
Cost to complete
An estimate of the remaining cost to finish a project as of a stated date. It should explain the scope, commitments, assumptions, and unresolved exposures included in the estimate.
Cost-plus contract
A pricing arrangement reimbursing defined costs of the work plus an agreed fee, with or without a maximum price.
Critical path
The sequence of linked schedule activities that determines the earliest forecast completion of a project under the schedule’s assumptions. A delay on that sequence can delay completion unless the plan changes.
Cross slope
The slope measured perpendicular to the direction of travel. It is distinct from the running slope along the route.
Curtain wall
An exterior wall system that does not carry the building’s floor or roof gravity loads, typically supported by the structural frame.
Daily construction report
A dated site record of work activities, workforce, conditions, deliveries, and notable events during a reporting day.
De minimis condition
An environmental condition evaluated as minor under the applicable assessment framework rather than automatically classified as a REC. The classification requires professional judgment and supporting context.
Debt yield
Defined annual property income, commonly NOI, divided by the loan amount. It expresses income relative to debt without directly using an interest rate or amortization schedule.
Debt-service coverage ratio (DSCR)
A ratio comparing defined property income with required debt service over a stated period. It is used to evaluate the income available to support loan payments.
Deferred maintenance
Repair or replacement work that has been postponed. Its significance depends on the affected component, the consequence of further delay, and the property’s operating needs.
Demand response
Adjustment of electricity use in response to grid conditions, pricing, or a program signal.
Demobilization
Removal of temporary construction resources and restoration of affected areas as site operations wind down.
Design-bid-build (DBB)
Project delivery separating the owner’s design contract from its construction contract, with construction pricing typically sought after development of the bidding documents.
Design-build
Project delivery in which the owner contracts with one entity for both design and construction of the agreed scope.
Desktop environmental review
A limited review of agreed environmental records and information, generally without site reconnaissance unless separately included. The scope is tailored to the decision being supported.
Detection limit
A method-dependent level associated with the ability to distinguish an analyte from background or analytical noise.
Dewatering
Removal or control of water to permit excavation or other construction work.
Direct costs
Costs assigned directly to a particular project or work activity, such as trade labor, materials, and equipment.
Document review
Examination of supplied or obtained records against a defined technical purpose.
Drainage plane
A layer or surface within an enclosure assembly that directs water toward an intended outlet.
Draw request
A request to release project funds under a construction loan or other funding arrangement. The package typically combines a requested amount with documentation of eligible costs and progress.
Easement
A defined right to use or control a specified aspect of another party’s property, governed by its creating documents and applicable law.
Embodied carbon
Greenhouse-gas emissions associated with materials and construction across the life-cycle stages included in an assessment.
Encroachment
A physical feature extending into another property or an area subject to a boundary, easement, or other restriction.
Energy audit
An evaluation of building energy use and opportunities to improve performance within a defined level of analysis.
Energy benchmarking
Measuring building energy use consistently and comparing performance over time or against an appropriate reference. Reliable property and utility data are the foundation.
Energy conservation measure (ECM)
A proposed operational or physical change intended to reduce energy use. Evaluation should connect the measure to its cost, expected savings, implementation requirements, and operating consequences.
Energy use intensity (EUI)
Energy consumption expressed per unit of building area over a stated period. It allows energy use to be discussed alongside building size.
Engineering control (environmental)
A physical measure designed to contain contamination or reduce exposure, such as a cap or a vapor-control system.
Environmental lien
A claim against property associated with environmental response or cleanup costs. Its existence and effect depend on the relevant records and legal framework.
Environmental professional (EP)
A person meeting the qualification requirements for the environmental inquiry being performed. For AAI, the federal rule defines the applicable qualification routes.
Environmental Transaction Screen
A defined environmental screening process that may combine records, a questionnaire, interviews, and site observations. It is a different scope from a Phase I ESA.
Equity contribution
Capital contributed to the project by its owners or investment partners rather than advanced as construction-loan proceeds. Its amount, timing, and acceptable evidence are governed by the investment and financing arrangements.
Equity-first funding
A funding sequence requiring specified equity to be contributed before loan proceeds are advanced.
Estimated final cost
A forecast of the total cost when a defined scope is complete, combining cost incurred to date with the estimated remaining cost.
Expected useful life (EUL)
The typical service period anticipated for a type of building component under stated conditions. It provides a starting point for capital planning rather than a fixed replacement deadline.
Exposure pathway
The route by which a contaminant can move from a source to a person or other receptor.
Facility condition index (FCI)
A ratio comparing defined facility deficiency costs with a stated replacement value, used as one indicator of asset condition.
Fast-track construction
Overlapping design, procurement, and construction so some work starts before all project design is complete.
Final completion
The point at which the remaining contractual completion obligations have been satisfied under the agreement.
Final payment
The payment intended to settle the remaining contract balance after the applicable payment conditions have been satisfied.
Fire-resistance rating
A measure of an assembly’s fire performance established through an applicable test or approved design method.
Firestopping
Materials and assemblies used to maintain required fire-resistance performance at penetrations or joints in rated construction.
Flashing
Material arranged at joints, penetrations, and transitions to collect or direct water away from vulnerable construction.
Floor area ratio (FAR)
The relationship between floor area counted under a zoning rule and the relevant lot area.
Front-loading
Assigning a disproportionate share of contract value to work billed early in a project. The resulting payments can run ahead of the value of work actually in place.
Functional performance testing
Documented testing of a system’s operation against defined requirements and sequences. It evaluates behavior under specified conditions, not merely whether equipment turns on.
Funding shortfall
A gap between the funds available for a defined project obligation and the amount expected to be needed to satisfy it. The comparison requires a consistent scope and date.
Furniture, fixtures, and equipment (FF&E)
A project budget or procurement grouping for furnishing and equipping a facility, with boundaries defined for that project.
Gantt chart
A bar-chart presentation of activities against a timeline, showing their planned or actual duration and timing.
General conditions costs
Project-level construction management and support costs, such as site supervision, temporary facilities, safety provisions, and site administration. The contract should distinguish these costs from the contractor’s fee.
Geotechnical report
A report describing subsurface exploration, engineering interpretation, and recommendations for a specified site and proposed work.
Gross building area (GBA)
A measure of a building’s total floor area under a specified measurement convention.
Groundwater
Water present in saturated subsurface soil or rock.
Guaranteed maximum price (GMP)
A contract pricing arrangement establishing a maximum payable amount for defined work, subject to the agreement’s adjustments and exclusions.
Hard costs
Direct costs of physical construction, such as labor, materials, installed equipment, and site improvements. The precise boundary depends on the project’s budget conventions.
Heat pump
Equipment that transfers heat between sources and spaces rather than producing all useful heat through combustion or electrical resistance.
Historical recognized environmental condition (HREC)
An ASTM Phase I ESA classification for a qualifying past release that has been addressed to the relevant unrestricted-use criteria, as evaluated under the applicable practice.
Immediate repairs
Deficiencies identified for prompt attention under the assessment’s scope or applicable lender/program requirements. Classification depends on the nature of the condition and the reporting framework.
Indirect costs
Costs supporting work that are allocated rather than traced exclusively to a single production activity.
Initial site visit (ISV)
An early observation establishing documented site or project conditions at the beginning of an assignment.
Institutional control
An administrative or legal measure limiting land or resource use to help manage exposure to residual contamination.
Insurable replacement value (IRV)
An estimate of the cost to replace the property improvements considered in a stated insurance scope. It is distinct from market value, land value, and outstanding loan balance.
Integrated Physical Needs Assessment (IPNA)
An assessment combining building condition and capital needs with energy, water, and performance considerations under the applicable program requirements.
Integrated project delivery (IPD)
A collaborative delivery approach aligning key participants early, with responsibilities and any shared commercial incentives established by agreement.
Intended user
A party identified as an authorized user of a report for its stated purpose and under the engagement’s terms.
Interest reserve
A budgeted amount intended to cover loan interest during a defined period, often while a project is under construction and not generating sufficient income.
Knee and toe clearance
Unobstructed space beneath certain elements that permits an accessible approach where required.
Lead risk assessment
An evaluation of lead hazards, potentially involving paint, dust, or soil, under the applicable assessment requirements.
Lead-based paint inspection
An examination intended to identify the presence and location of lead-based paint using the applicable procedures.
Lease-up
The period or process of bringing a property’s available space into occupancy under leases.
Legal nonconforming use
A use that may lawfully continue despite not meeting current zoning requirements, subject to jurisdiction-specific rules and evidence.
Lien waiver
A document through which a party waives specified rights to assert a construction lien, often in connection with payment. The effect depends on its language and applicable law.
Life-cycle cost analysis (LCCA)
Comparison of alternatives using costs over a defined period, rather than initial purchase or construction cost alone.
Liquidated damages
A contractually stated amount or method for calculating damages for a specified breach, often delayed completion, subject to applicable law.
Load path
The connected sequence of structural elements carrying forces through a building to its foundations and supporting ground.
Load-bearing wall
A wall that carries structural loads in addition to its own weight, transferring them to supporting elements below.
Loan in balance
A financing concept comparing remaining available funding with the amount required to complete the project under the loan’s defined test.
Loan-to-cost ratio (LTC)
The loan amount divided by the project cost recognized for the financing. It measures leverage against cost rather than against appraised value.
Loan-to-value ratio (LTV)
The loan amount expressed as a percentage of the property value used for underwriting. The valuation may describe the property as it exists, upon completion, or at stabilization.
Local Law 1 of 2004: Residential lead-paint hazard prevention
Establishes NYC’s residential lead-based paint hazard prevention framework, including owner responsibilities for covered housing.
Local Law 102 of 2025: Natural-gas detector deadline amendments
Amends the timing framework for required natural-gas detectors in NYC buildings.
Local Law 11 of 1998: Façade inspections and FISP
Establishes expanded exterior-wall inspection requirements associated with NYC’s Façade Inspection and Safety Program for buildings greater than six stories.
Local Law 126 of 2021: Construction codes, parapets, and parking structures
A broad NYC construction-code update that also established requirements associated with parapet observations and periodic parking-structure condition assessments.
Local Law 126 of 2024: Basement and cellar conversion pilot
Establishes a NYC pilot framework for converting certain existing basement or cellar apartments into habitable dwelling units.
Local Law 127 of 2024: Ancillary dwelling unit construction
Adds NYC building and fire-code provisions concerning ancillary dwelling units.
Local Law 128 of 2024: Electrical Code update
Updates NYC’s electrical-code framework and includes amendments related to electric vehicle supply equipment.
Local Law 142 of 2025: Gas inspection and plumbing amendments
Changes NYC provisions concerning gas-piping inspection scope, ordinary plumbing work, emergency work, and plumbing licensing administration.
Local Law 146 of 2021: Temporary construction equipment safeguards
Addresses final inspections for temporary construction equipment permits and prohibits stand-off brackets under the amended NYC provisions.
Local Law 147 of 2021: Major-building site safety coverage
Changes the major-building definition used to determine certain NYC construction site safety supervision requirements.
Local Law 148 of 2021: Cold-formed steel construction safety
Amends NYC construction safety provisions concerning cold-formed steel construction.
Local Law 149 of 2021: Construction superintendent requirements
Amends NYC requirements concerning construction superintendents, including limitations on concurrent primary assignments.
Local Law 152 of 2016: Periodic gas-piping inspections
Establishes periodic inspections of covered NYC building gas-piping systems, subject to the applicable exclusions, filing requirements, and inspection schedule.
Local Law 154 of 2021: New-building electrification
Restricts onsite combustion of higher-emitting fuels in covered NYC new-building applications through phased requirements and specified exceptions.
Local Law 196 of 2017: Construction site safety training
Establishes site safety training requirements for workers and supervisors at covered NYC construction sites.
Local Law 26 of 2004: Fire and life-safety upgrades
Introduced NYC fire and life-safety changes, including sprinkler and egress-related provisions affecting certain existing office buildings.
Local Law 31 of 2020: XRF lead-paint testing
Introduced X-ray fluorescence testing requirements for covered NYC residential properties within the City’s lead-paint framework.
Local Law 33 of 2018: Building energy efficiency grades
Requires covered NYC buildings to display energy efficiency scores and grades derived from annual benchmarking information.
Local Law 33 of 2026: NYC Existing Building Code enactment
Enacts a dedicated NYC Existing Building Code addressing work such as repairs, alterations, additions, and changes of occupancy in existing buildings.
Local Law 42 of 2026: Existing Building Code coordination
Coordinates other NYC construction-code provisions with the new Existing Building Code and addresses electrical and elevator inspection provisions.
Local Law 49 of 2025: Façade inspection interval changes
Amends the statutory framework for exterior-wall inspection intervals and requires a DOB study of façade inspection timing.
Local Law 50 of 2025: Sidewalk-shed lighting
Changes NYC requirements for lighting beneath sidewalk sheds.
Local Law 51 of 2025: Timely façade repair penalties
Adds enforcement provisions addressing failure to complete required façade repairs within the applicable timeframes.
Local Law 55 of 2018: Indoor allergen hazards: mold and pests
Requires owners of covered NYC housing to address indoor allergen hazards, including mold and pests, and the underlying conditions that support them.
Local Law 70 of 2024: Parking-structure violation penalties
Increases penalties associated with certain DOB violations at parking structures.
Local Law 71 of 2024: Parking-structure inspection frequency
Amends the parking-structure assessment framework introduced by Local Law 126 of 2021, including inspection frequency and follow-up for certain condition classifications.
Local Law 77 of 2015: Cooling-tower registration and maintenance
Creates NYC requirements for cooling-tower registration, inspection, testing, cleaning, disinfection, and annual certification.
Local Law 78 of 2017: Construction incident reporting
Establishes construction injury and fatality reporting requirements associated with NYC’s construction safety oversight.
Local Law 84 of 2009 (NYC benchmarking)
New York City’s annual energy and water benchmarking requirement for applicable buildings. The current covered-building requirements and reporting instructions determine the owner’s obligations.
Local Law 87 of 2009 (NYC audits and RCx)
New York City’s periodic energy-audit and retro-commissioning requirement for applicable buildings. The current rules establish covered properties, filing cycles, and required documentation.
Local Law 88 of 2009: Lighting upgrades and electrical submetering
Requires lighting upgrades and electrical submetering for covered NYC buildings and spaces, as amended by subsequent legislation.
Local Law 92 of 2019: Sustainable roofing amendments
Works with Local Law 94 of 2019 to establish NYC sustainable-roof requirements involving solar photovoltaic systems, green roofs, or a combination.
Local Law 94 of 2019: Sustainable roofing zones
Establishes sustainable roofing zone provisions for covered new construction and roof work, read together with Local Law 92 of 2019.
Local Law 97 of 2019 (NYC building emissions)
New York City’s building-emissions requirements for applicable properties. Compliance planning connects the property’s reporting obligations with its energy use, systems, and capital plan.
Long-lead item
Material or equipment requiring substantial time for design, approvals, manufacture, delivery, or installation. Its procurement can influence the project’s completion date.
Look-ahead schedule
A near-term work plan translating the overall schedule into activities and constraints for the coming weeks.
Lump-sum contract
A contract with an agreed price for a defined scope of work, subject to authorized adjustments.
Maneuvering clearance
Space needed to approach, open, and pass through a door or other element as defined by the applicable accessibility requirements.
MasterFormat
CSI and CSC’s classification system for organizing construction specifications and related information by work results.
Means of egress
The system of travel components providing a route from an occupied area toward a safe exit destination under the applicable code.
Measurement and verification (M&V)
A structured process for evaluating performance or savings against a defined baseline and method.
Mechanical, electrical, and plumbing (MEP)
The building systems associated with environmental conditioning, electrical distribution, and water supply and drainage.
Milestone schedule
A schedule highlighting significant project events or completion points rather than every detailed work activity.
Mobilization
The work and resources needed to establish construction operations, such as moving equipment, setting up temporary facilities, and preparing site logistics.
Multiple prime contracts
An arrangement in which the owner contracts directly with more than one contractor for different portions of the work.
Net operating income (NOI)
Property operating income after the operating expenses included in a stated calculation, generally before debt service and income taxes.
Nonconforming work
Work that does not meet an applicable contract requirement, approved detail, or specified criterion.
Notice of award
Notification that a bidder or proposer has been selected for a contract.
Notice to proceed (NTP)
A notice authorizing commencement of a defined scope of work under the applicable agreement.
Operable parts
The portions of an element that a person uses to activate, adjust, open, or control it.
Operational carbon
Greenhouse-gas emissions associated with operating a building, including energy use under a stated accounting boundary.
Operations and maintenance plan
A property-specific document describing how identified materials, systems, or conditions will be managed during ongoing use. An environmental O&M plan sets out relevant controls, responsibilities, records, and response procedures.
Opinion of probable cost
A professional estimate of likely cost for a defined repair or scope based on the information available and stated assumptions.
Overhead and profit (O&P)
An allowance or markup for business overhead and profit, calculated as specified in a proposal or contract.
Owner-architect-contractor meeting (OAC)
A coordination meeting among the owner, architect, contractor, and invited participants to review project issues and progress.
Owner-direct work
Project work or procurement contracted directly by the owner outside the general contractor’s agreement. It may still be essential to completing and operating the project.
Owner’s project requirements (OPR)
A documented statement of the owner’s objectives and functional expectations used to guide design and commissioning.
Pari passu funding
A construction funding arrangement in which specified capital sources contribute alongside one another in agreed proportions.
Payment application
A contractor’s request for payment supported by a statement of work performed, materials, and other amounts claimed under the contract.
Payment bond
A surety bond addressing payment obligations to specified parties furnishing labor or materials, subject to the bond and applicable law.
Peak demand
The highest rate of energy use over a defined measurement interval or billing period, commonly expressed as electrical power.
Pending change order
A proposed or unresolved change whose price, time effect, or authorization is not yet finalized.
Percent complete
An expression of progress against a defined scope or value basis at a stated date.
Performance bond
A surety bond addressing specified contractor performance obligations under its terms.
Phase II environmental site assessment
A targeted investigation that may include sampling and laboratory analysis to evaluate suspected environmental impacts. The investigation design follows the questions raised by the available evidence.
Phased construction
Delivery of work in defined stages, with separate scopes, sequences, or turnover milestones.
Physical deficiency
A condition affecting a building component or system that warrants repair, replacement, or further evaluation within the assessment scope.
Plan and cost review
A pre-construction review of project information and budget to identify scope, cost, coordination, and completion considerations for the intended user.
Ponding water
Water that remains accumulated on a surface rather than draining as intended.
Preferred equity
An ownership investment with negotiated preferences, often concerning distributions or return of capital, ahead of common equity.
Prime contract
An agreement directly between the owner and a contractor for specified project work.
Probable maximum loss (PML)
A term used in property-risk discussions for an estimated loss under a defined hazard scenario. In seismic reports, the precise metric and modeling assumptions must be stated.
Procurement log
A record tracking the ordering, fabrication, delivery, and related milestones for project materials and equipment.
Project budget
The planned funding allocation for a defined development or project, including the cost categories selected by the owner or financing parties.
Property resilience assessment
An evaluation of how a property is exposed and potentially vulnerable to defined hazards and how it may maintain or recover function.
Protruding object
An object extending into a circulation path in a way that may require limits or protection under accessibility criteria.
Punch list
A record of incomplete, deficient, or corrective work identified near project completion. Items normally require assignment, correction, and follow-up verification.
Purchase order
A document used to order defined goods or services with specified commercial terms.
Quality assurance (QA)
Planned procedures for establishing confidence that quality requirements and quality-control processes are being followed.
Quality control (QC)
Checks and corrective actions used to determine whether materials and work meet the specified requirements.
Quantity takeoff
Measurement of work quantities from project information for estimating, procurement, or cost review.
R-value
A measure of resistance to heat flow through a material or assembly under stated conditions.
Ramp landing
A relatively level area associated with a ramp run that supports stopping, maneuvering, or changing direction.
Reach range
The vertical and horizontal extent within which an operable element must be located for accessible use under the applicable criteria.
Recognized environmental condition (REC)
A classification under the applicable ASTM Phase I ESA practice for certain conditions involving the presence, likely presence, or material threat of release of hazardous substances or petroleum products.
Record drawings
Drawings documenting the completed work based on the information and verification process specified for their preparation.
Recovery schedule
A proposed plan for regaining lost time or meeting a required milestone after delay.
Reliance letter
A document addressing whether a specified party may rely on a report, subject to its stated terms and the underlying engagement.
Remaining useful life (RUL)
An estimate of how long an existing component may continue to perform before major repair or replacement. It considers observed condition and relevant operating history, not age alone.
Remediation
Actions taken to address contamination or reduce associated risks under a defined cleanup approach.
Replacement reserves
Funds planned or held for future replacement of building systems and components. A reserve schedule connects anticipated work with timing and estimated cost.
Report addendum
A supplemental document that clarifies or updates a defined portion of an existing report.
Reporting limit
The laboratory threshold used to report quantified analytical results under a stated method and reporting convention.
Representative observations
Observation of selected similar units, components, or areas to inform an assessment of a larger group.
Request for information (RFI)
A documented request to clarify an uncertainty or conflict in project information.
Retainage
A portion of earned payment withheld under the construction contract until specified release conditions are met. The applicable percentage and release process come from the contract and governing requirements.
Retro-commissioning (RCx)
A commissioning process applied to an existing building to investigate and improve how its systems operate. It focuses on actual operation and the owner’s current requirements.
Roof membrane
The water-resisting layer in a roofing assembly, with performance dependent on the complete installed system.
Running slope
The slope measured in the direction of travel along a route or ramp.
Sampling plan
A defined approach to collecting samples that addresses an investigation’s questions, locations, media, methods, and quality requirements.
Schedule float
The scheduling flexibility available to an activity before a specified milestone or project completion is affected, depending on the float measure used.
Schedule logic
The dependencies connecting activities in a project schedule, including predecessor and successor relationships.
Schedule of values
A breakdown of the construction contract amount into work items used to organize progress billing. Each line has an assigned value against which completed work and stored materials are reported.
Scope gap
Work necessary to deliver the intended project that is missing, unclear, or inconsistently allocated among contracts, drawings, specifications, and budgets.
Scope of work (SOW)
The work, deliverables, boundaries, and responsibilities assigned under a project agreement.
Seismic risk assessment
An evaluation of potential building performance and loss under specified earthquake assumptions. The scope may consider the structure, site conditions, and the earthquake scenario used in the analysis.
Senior debt
Debt with priority over specified junior capital under the applicable loan, security, and intercreditor arrangements.
Sequence of operations
A written description of how equipment and controls are intended to respond under different operating conditions.
Setback
A required separation between specified development features and a property line or other reference under the applicable land-use rules.
Settlement
Downward movement of a foundation or supporting ground. Differential settlement means different portions move by different amounts.
Shop drawings
Detailed drawings prepared to explain fabrication, assembly, or installation of a particular portion of the work.
Significant data gap
Missing information that materially affects the environmental professional’s ability to identify relevant environmental conditions under the assessment framework.
Site energy
Energy consumed at a property as measured at its delivery boundary, commonly using utility bills and on-site fuel records.
Soft costs
Project costs outside direct physical construction, commonly including design, legal, financing, permitting, insurance, and consulting expenses. Budget definitions should be stated explicitly.
Soil gas
Gas occupying pore spaces in soil, which can be sampled to evaluate certain subsurface conditions.
Solar heat gain coefficient (SHGC)
The fraction of incident solar energy admitted through a window or glazed assembly as heat.
Source energy
An energy measure that includes energy used upstream to produce and deliver the energy consumed at a building.
Sources and uses
A financing summary matching the capital expected to fund a project with the expenditures that capital is intended to cover.
Special inspections
Code-required inspections or tests of specified work by qualified parties under the applicable jurisdiction’s rules.
Specialist investigation
A focused technical review used when a general assessment identifies a condition requiring deeper analysis, testing, or discipline-specific expertise. Its scope should address a defined question.
Specifications
Written requirements describing materials, performance, execution, and other criteria for the work.
Stabilization
A defined stage at which a property is considered to have reached a sustainable operating level, often measured by occupancy and income criteria.
Stored materials
Project materials purchased but not yet permanently installed. They may be stored on site or at another location, subject to the project’s payment and financing conditions.
Stormwater pollution prevention plan (SWPPP)
A site-specific plan describing how construction stormwater pollution will be prevented and managed under the applicable permit.
Structural assessment
A focused evaluation of structural conditions or performance for a defined purpose.
Subcontract
An agreement under which a contractor engages another party to perform an identified portion of its work.
Submittal
Product data, shop drawings, samples, or other information submitted for review under the construction documents.
Subordinate debt
Debt whose payment or enforcement rights rank behind another obligation under the governing arrangements.
Substantial completion
A contract-defined stage at which the work is sufficiently complete for its intended use or occupancy, subject to the governing contract and required certifications. It is not necessarily final completion.
Substitution
A proposed replacement for a specified product, system, or method.
Supplementary conditions
Project-specific provisions that add to or modify the general conditions of a construction contract.
System startup
Initial activation and checkout of installed equipment or systems before regular operation.
Takeout financing
Financing intended to replace an earlier loan, commonly permanent financing replacing a construction or bridge loan.
Tenant improvements (TI)
Work adapting leased space for a tenant’s use, ranging from finishes to substantial building-system changes.
Thermal bridge
A location where heat flows more readily through an assembly because of a conductive material or a break in insulation continuity.
Time and materials (T&M)
A payment arrangement based on documented labor time, materials, and other agreed charges rather than solely a fixed total.
TR-8 energy-code progress inspection
A New York City filing and sign-off framework for required energy-code progress inspections. Applicable inspection categories and responsibilities depend on the approved project filing.
Transmittal
A record identifying documents, samples, or other items sent from one project participant to another.
Turning space
Clear space allowing a wheelchair user to change direction under the applicable accessibility criteria.
U-factor
A measure of heat transfer through a material or assembly; lower values indicate less heat transfer for the same basis.
Underground storage tank (UST)
A tank system located wholly or partly below ground, often used to store petroleum or other substances. Regulatory definitions determine which systems are covered.
Undisbursed loan proceeds
The portion of a loan commitment that has not yet been advanced.
Unit-price contract
A contract pricing work by an agreed rate per measured unit rather than solely by one fixed total.
Useful-life assumptions
The life-cycle inputs used to forecast when building components may need repair or replacement. They link a current condition assessment to an anticipated capital schedule.
Value engineering
Evaluation of alternatives intended to improve value while maintaining required functions and performance.
Vapor encroachment condition (VEC)
A condition involving the presence or likely presence of contaminant vapors in the subsurface of a property due to a release from contaminated soil or groundwater.
Vapor intrusion
Movement of vapors from a subsurface source into an overlying or nearby building.
Vapor retarder
A material or layer that limits water-vapor diffusion through an assembly.
Variance
A difference between a planned or reported value and a comparison value, such as actual cost, observed progress, or the current schedule forecast. The term needs a stated basis.
Walk-through survey
A visual observation of accessible property areas and systems within a defined assessment scope.
Water intrusion
Unintended entry or movement of water into a building assembly or occupied space. It may arise from the exterior, plumbing, groundwater, or other sources.
Waterproofing
A system intended to resist water penetration under the exposure conditions for which it is designed.
Weather normalization
Adjustment of energy results to account for weather differences when comparing periods or conditions.
Work in place
Construction that has been installed or performed at the project, distinguished from materials merely procured or stored.
Zoning due diligence
Review of a property’s use and development characteristics against the applicable land-use framework and available records.
Zoning report
A report organizing applicable land-use information, property characteristics, and identified conformance questions for a specified transaction or purpose.
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Select NYC Local Laws in the directory to explore inspections, construction safety, energy, housing, and code changes. This is a curated building-focused reference—not an exhaustive legal register or a substitute for a property-specific compliance review. NYC laws are distinct from New York State requirements. Each entry links to City sources and includes a practical example.
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Construction progress monitoring / draw inspection
Field observations and document review supporting construction funding decisions.
Explore the service →Phase I Environmental Site Assessment
Environmental due diligence combining records, property history, site reconnaissance, and interviews within the agreed assessment scope.
Explore the service →Property Condition Assessment (PCA)
Review of a property’s major systems, visible deficiencies, and anticipated capital needs.
Explore the service →Fannie Mae PCA / Physical Needs Assessment
Property condition and capital-needs review under the applicable Fannie Mae program and lender requirements.
Explore the service →Freddie Mac PCA / Property Condition Report
Property condition and capital-needs review under the applicable Freddie Mac program and lender requirements.
Explore the service →Housing Rehabilitation Determination (HRD/HRDR)
A program-specific environmental determination supporting certain housing rehabilitation and public-financing processes.
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