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Project Due Diligence
Service overview
GGE Consulting Engineers provides PE-led project due diligence for buyers, developers, lenders, investors, municipalities, and institutions throughout San Antonio and South Texas. Our due diligence practice draws on the full breadth of GGE’s in-house capabilities — structural engineering, civil engineering, land surveying, zoning analysis, pavement assessment, fire protection engineering, and infrastructure capacity evaluation — delivered under a single project manager, in a single coordinated report, with a single PE signature. Every engagement is personally led by Gustavo Gonzalez, P.E., whose 45 years of engineering and public works experience — including roles as City Engineer and Water Utilities Director managing capital programs exceeding $100 million — gives GGE’s due diligence reports an institutional depth unavailable from firms that have only ever been on the private-sector side of a project.
What it covers?
1. Site Physical Conditions
Topography, floodplain status and FEMA mapping, drainage patterns, access constraints, existing improvements condition, and physical site characteristics that affect development feasibility and cost.
2. Regulatory & Zoning Analysis
Current zoning designation, permitted uses, development standards, overlay district requirements, adopted plan consistency, and rezoning feasibility if the intended use is not permitted by right.
3. Infrastructure Capacity
Water and wastewater capacity verification with local Water Authority, stormwater system adequacy, fire flow adequacy from hydrant flow test data, pavement condition assessment, and utility extension cost estimates where deficiencies are identified.
4. Engineering Cost Estimates
Order-of-magnitude cost estimates for each infrastructure deficiency or improvement identified — pavement rehabilitation, utility upgrades, drainage improvements, and off-site improvements required as permit conditions.
5. Regulatory Approval Timeline
Realistic timeline estimates for required regulatory approvals — building permits, local FD fire protection review, local Water Authority utility connections, FEMA floodplain coordination, and rezoning if applicable.
6. PE-Signed Findings & Recommendations
Executive summary of all findings ranked by materiality, risks and deal-structure implications, recommended pre-closing conditions, and suggested next steps — signed by Gustavo Gonzalez, P.E.
THE details
GGE Consulting Engineers provides PE-led project due diligence for buyers, developers, lenders, investors, municipalities, and institutions throughout San Antonio and South Texas. Our due diligence practice draws on the full breadth of GGE’s in-house capabilities — structural engineering, civil engineering, land surveying, zoning analysis, pavement assessment, fire protection engineering, and infrastructure capacity evaluation — delivered under a single project manager, in a single coordinated report, with a single PE signature. Every engagement is personally led by Gustavo Gonzalez, P.E., whose 45 years of engineering and public works experience — including roles as City Engineer and Water Utilities Director managing capital programs exceeding $100 million — gives GGE’s due diligence reports an institutional depth unavailable from firms that have only ever been on the private-sector side of a project.
The most common and costly surprises discovered after acquisition — rather than before — fall into predictable categories: floodplain constraints that reduce the buildable area of a parcel significantly below what the survey shows; utility capacity limitations that require off-site main extensions costing hundreds of thousands of dollars before a building permit can be issued; pavement deterioration requiring reconstruction rather than the resurfacing quoted in the seller’s disclosure; fire flow inadequacy triggering water system improvements that weren’t in the development pro forma; and zoning inconsistencies that require a 3–6 month rezoning process before any development can begin.
GGE’s due diligence report identifies all of these before the client is financially committed — when the findings are negotiating leverage, not sunk costs.
Engineering Due Diligence for Acquisition, Development & Financing Decisions in South Texas
Zoning & Land Use
Current zoning classification analysis, UDC compliance review, adopted neighborhood and comprehensive plan consistency assessment, rezoning feasibility opinion, and application support through Planning Commission and City Council — establishing whether a site can legally accommodate the intended use and at what cost and timeline to achieve the necessary entitlements.
Pavement & Infrastructure
ASTM D6433 pavement condition surveys, section-level PCI ratings, distress mapping with photographic documentation, drainage and ponding analysis, ADA accessible route evaluation, root cause analysis, and prioritized repair and rehabilitation recommendations with order-of-magnitude cost estimates — the engineering basis for deferred maintenance valuation in acquisition due diligence.
Fire Protection
NFPA 291-compliant fire hydrant flow tests measuring static pressure, residual pressure, and flow rate (GPM); available fire flow calculations at 20 psi residual; required versus available flow analysis; fire protection plan preparation for local FD and building permit submission; and water system improvement recommendations when existing flow is insufficient for the proposed occupancy.
Comprehensive Reports
Comprehensive PE-signed due diligence reports integrating site constraint analysis, utility capacity evaluation, floodplain and drainage assessment, zoning review, infrastructure condition findings, and development cost implications — structured for use by acquisition teams, lenders, investors, and attorneys as the independent engineering record supporting a transaction, financing, or development decision.
The Process
Engagement & Scoping
Every due diligence engagement begins with a direct conversation between the client and our team of experts — understanding the transaction or development decision the report must inform, the specific risks or constraints the client is most concerned about, the timeline driven by the transaction process, and the budget available for due diligence relative to the magnitude of the decision being supported. GGE defines the scope of the due diligence in writing before any field work or research begins — specifying exactly what disciplines will be evaluated, what questions the report will answer, what deliverables will be produced, and what the timeline is. For acquisition due diligence with a defined closing date, GGE designs the scope and schedule to ensure the report is in the client's hands with sufficient time to act on the findings before the deadline. No billable work begins until scope and timeline are agreed and confirmed in writing.
RESEARCH & REGULATORY REVIEW
Before any field work begins, GGE conducts a systematic review of all available records relevant to the due diligence scope: existing surveys, as-built drawings, prior studies and reports, FEMA flood map data, zoning records and development history, adopted neighborhood and comprehensive plan designations, SAWS service availability records, permit history, and any prior environmental or engineering assessments provided by the seller. The regulatory analysis evaluates applicable local UDC requirements, TxDOT ROW constraints, FEMA Special Flood Hazard Area mapping, SAWS water and wastewater service territory, and any other agency or overlay that affects what can be built on the site and at what cost. This phase establishes the desk-study foundation that makes field observations interpretable in their proper regulatory context.
INVESTIGATION & TECHNICAL TESTING
GGE mobilizes to the site to conduct field investigations calibrated to the agreed scope. Physical site conditions are documented — topography, drainage patterns, existing improvements, access points, utility infrastructure, and visible constraints. Where pavement assessment is in scope, a systematic ASTM D6433 condition survey is conducted with PCI ratings assigned by section and all distresses photographed. Where fire protection is in scope, the NFPA 291 fire hydrant flow test is performed with local Water Authority coordination and full measurement of static pressure, residual pressure, and flow rate. Where structural assessment is in scope, existing buildings and improvements are evaluated for condition. All field data is collected digitally, photographed, and cross-referenced against the records research from Phase 02 — identifying discrepancies between what records indicate and what the site actually shows.
report & briefing
GGE integrates all field data, test results, and records research into a comprehensive engineering analysis — interpreting each finding in the context of the client's specific decision, identifying the cost and timeline implications of every constraint or deficiency discovered, and preparing the structured due diligence report that presents findings in a format immediately usable by acquisition teams, lenders, attorneys, and investors. Every finding is ranked by materiality — critical (deal-altering), significant (pricing or condition-affecting), or advisory (note for future capital planning). The report is signed by Gustavo Gonzalez, P.E. GGE follows every report with a direct client briefing covering findings, their transaction implications, suggested pre-closing conditions, and recommended next steps — including any follow-on engineering needed before permit or closing.
Why Choose GGE Due Diligence Services?
Institutional Knowledge
Single Source Integration
South Texas Expertise
FEMA & Floodplain Depth
Honest Assessment
Zero Claim Record
frequent QUESTIONS
Engineering due diligence is a systematic technical investigation of a property or development site conducted by a licensed Professional Engineer — evaluating the physical conditions, regulatory constraints, infrastructure capacity, and engineering feasibility that determine what can actually be built on the property, at what cost, and within what regulatory timeline.
It goes significantly beyond a standard home inspection or property appraisal. While a home inspection documents visible conditions of existing improvements, engineering due diligence evaluates the development potential of the site — asking and answering the questions that determine whether an acquisition, development, or financing decision is viable:
- Does the current zoning permit the intended use, or is a rezoning required — and how long and costly will that process be?
- Is the site in a FEMA Special Flood Hazard Area, and if so, how much of the parcel is actually buildable?
- Can the existing water and wastewater infrastructure support the proposed development, or will off-site main extensions be required at the developer’s cost?
- Is the fire flow at the site’s hydrants adequate for the proposed occupancy, or will water system improvements be a condition of the building permit?
- What is the condition of the existing pavements, and what will rehabilitation or reconstruction cost?
- What regulatory approvals are required, from which agencies, on what timeline, and at what risk of denial?
A PE-signed engineering due diligence report gives buyers, developers, lenders, and investors an independent, professionally accountable answer to all of these questions — before the financial commitment is irrevocable.
GGE’s engineering due diligence covers all of these dimensions in a single integrated engagement — one project manager, one report, one PE signature — rather than requiring the client to coordinate multiple specialist firms whose findings may conflict or leave gaps between disciplines.
Engineering due diligence serves any party making a significant financial or strategic decision about a property in San Antonio or South Texas:
- Commercial real estate investors and buyers: Pre-acquisition risk assessment before closing — identifying infrastructure deficiencies, regulatory constraints, and deferred maintenance liabilities that affect valuation and deal structure
- Developers: Site feasibility confirmation before committing to land acquisition and design costs — verifying that the site can support the intended program within the development pro forma’s cost and timeline assumptions
- Lenders and equity investors: Independent technical verification of a borrower’s development assumptions — confirming that the cost and timeline projections in the pro forma are supported by PE-reviewed engineering analysis
- Property owners planning capital improvements: Site constraint identification before committing to design — ensuring that the project scope is feasible within the actual regulatory and infrastructure limitations of the property
- Municipalities and public agencies: Technical evaluation of properties being considered for acquisition, right-of-way dedication, or public improvement programs
- Tenants negotiating long-term leases: Infrastructure condition assessment to establish the baseline condition of leased premises and identify capital investment requirements before lease execution
- Attorneys and title companies: Engineering documentation for complex transactions where technical findings affect title, indemnification, or closing conditions
The common thread across all of these clients is a decision where the engineering facts — if unknown — represent material financial risk, and where a PE-signed report provides the documented technical basis that makes the decision defensible to boards, partners, lenders, and regulators.
A GGE engineering due diligence report is scoped to the client’s specific decision — the components included depend on what the client needs to know to make the decision they are facing. Typical components include:
- Site physical conditions: Topography, drainage patterns, existing improvements condition, access constraints, and physical site characteristics that affect development feasibility
- Floodplain analysis: FEMA flood map review, Special Flood Hazard Area mapping, buildable area determination, and CLOMR feasibility assessment if mapped floodplain appears to overstate actual flood risk
- Zoning and regulatory review: Current zoning district, permitted uses under San Antonio’s UDC, applicable overlay districts, neighborhood plan consistency, and rezoning feasibility if the intended use is not permitted by right
- Utility capacity assessment: Water and wastewater capacity verification with SAWS, fire flow adequacy from NFPA 291 hydrant testing, stormwater system adequacy, and utility extension cost estimates where deficiencies are identified
- Pavement condition assessment: ASTM D6433 condition survey, section-level PCI ratings, distress mapping, ADA accessible route evaluation, and deferred maintenance cost estimates
- Infrastructure improvement cost estimates: Order-of-magnitude costs for each deficiency identified — pavement rehabilitation, utility upgrades, drainage improvements, and off-site improvements required as permit conditions
- Regulatory approval timeline: Realistic estimates for each required approval — building permit, SAFD fire protection review, SAWS utility connections, FEMA floodplain coordination, and rezoning process if applicable
- Executive summary with findings ranked by materiality and PE signature
Every GGE due diligence engagement concludes with a direct client briefing where Gonzalez, P.E. walks through the findings, their transaction implications, and the recommended path forward — including any pre-closing conditions that should be negotiated based on the engineering findings.
A Phase I Environmental Site Assessment (ESA) — conducted under ASTM E1527 standards by an environmental professional — identifies recognized environmental conditions (RECs): historical uses that may have released hazardous materials, underground storage tanks, chemical storage, and adjacent contamination sources. It is a records research and site reconnaissance exercise focused specifically on the question of potential contamination.
A GGE engineering due diligence report addresses the complementary but entirely distinct set of engineering questions that a Phase I ESA does not answer:
- Can the site physically support the intended development — is the topography, drainage, and access suitable?
- Does the current zoning permit the proposed use, or is entitlement risk a factor in the acquisition?
- Is water and wastewater infrastructure capacity available from SAWS, or will costly off-site improvements be required?
- Is fire flow at the nearest hydrant adequate for the occupancy, or will a building permit be conditioned on water system upgrades?
- What is the condition of existing pavements, and what is the deferred maintenance liability?
- Is any portion of the site in a FEMA floodplain that reduces buildable area below what the parcel survey suggests?
Both documents serve important but different due diligence purposes. For most commercial property acquisitions, both are needed — and they are typically commissioned simultaneously, with the Phase I environmental assessment addressing contamination risk and GGE’s engineering report addressing development feasibility, infrastructure adequacy, and regulatory approvals.
GGE does not perform Phase I ESAs — environmental site assessment is a distinct professional specialty. GGE can coordinate the timing of its engineering due diligence with an environmental consultant’s Phase I to ensure both are complete before a transaction’s due diligence deadline.
Most engineering due diligence is performed by firms with design experience but limited institutional knowledge of how municipal agencies actually evaluate development applications. GGE’s principal engineer, Gustavo Gonzalez, P.E., spent decades on the other side of that table — making the decisions that determine whether a development can proceed.
As City Engineer for Castroville, Gonzalez designed and awarded street and drainage rehabilitation projects, reviewed new development applications, and managed the engineering decisions that affected every development in the community. As Assistant City Manager and Water Utilities Director for Corpus Christi, he managed the engineering, facilities, water, wastewater, solid waste, streets, and gas operations for a city of 350,000 residents — overseeing annual capital programs exceeding $100 million and identifying $70 million in cost savings through strategic CIP project review and TCEQ coordination.
That background improves GGE’s due diligence quality in specific, concrete ways:
- Utility capacity assessment: Gonzalez’s operational knowledge of water and wastewater distribution systems gives GGE’s utility capacity analysis a depth that engineering firms without utility operations experience cannot provide
- Regulatory timeline realism: His experience processing development applications from the municipal side gives GGE accurate, non-optimistic timeline estimates for each required approval — including the realistic assessment of where delays occur that applicants typically don’t discover until they’re in the middle of a review cycle
- Infrastructure cost calibration: Managing $100M+ annual capital programs gives Gonzalez direct knowledge of what infrastructure improvements actually cost in the South Texas construction market — not national averages or catalog estimates disconnected from local conditions
- Agency relationship context: Understanding how SAWS, SAFD, City of San Antonio Development Services, and TxDOT staff evaluate submissions allows GGE to identify submission risks and prepare clients for agency requirements before they are surprised by conditions or delays
GGE’s due diligence reports are written by an engineer who has sat in the chairs of the officials who will approve — or condition — the development being assessed. That institutional perspective is the difference between a due diligence report that documents findings and one that interprets them in the regulatory context that actually governs the client’s decision.
