Telecom Birddogs Level II
Site Acquisition Birddog Training
Introduction to Level II, Site Acquisition BirdDog Training- Wireless Site Search Due Diligence
At this Level, a context for wireless site search is developed through due diligence research. The higher the quality of the due diligence performed for a task, the more predictable the task’s outcome will be. Developing predictable outcomes leads to a reputation for reliability. Due diligence is a critically important endeavor with respect to choosing a location for the development of wireless facilities. The goal is to perform the due diligence necessary to satisfy a wireless facility developer’s decision-making needs, that is, to act with informed judgment in the process of choosing a facility location, acquiring property space rights, and securing local permit rights.
Initial due diligence efforts for wireless facility site acquisition naturally focus on possibilities to utilize existing structures, thereby averting the need to construct a new structure on vacant land. Due diligence efforts for collocation on existing structures differ from that of site development on vacant land. Locating new antennas on an existing structure, for instance, requires analyzing the structure’s capacity to withstand the load of new antennas. In contrast, prior to proceeding to develop a new antenna structure on vacant land, a suitable location must be found for the construction of a new antenna structure. The project cost and time necessary to develop a new antenna structure can be reduced significantly through collocation.
The administration of due diligence procedures varies among different wireless carriers, infrastructure investors, and even project personnel within the same organization. Each wireless carrier’s or site developer’s project office might adhere to company practices and procedures differently. The division of labor between a consultant and the site developer/client may also vary by company, project office, or project. Such differences are in nuance, not substance.
Temporary site projects require less due diligence than new permanent sites because the placement is short-term and not an improvement to real estate or real property. Wireless carriers place temporary facilities for customers that assemble at big venues on occasion. The demand for temporary facilities may or may not be a precursor to permanent facilities. Regardless, valid real estate entitlement documentation is necessary for temporary sites in the form of space and permit rights.
Site Development Process #1, Wireless Site Search Client Criteria
Search and identify specific properties as candidates for development based upon client-provided criteria, property owner interest, and the local application of land-use regulations.
Module 7 Search Area Assignment concerns an initial review of a search area and the beginning of site acquisition work. The assignment is not only a map of one or more locations but also a list of client criteria for one or more new facilities. A clear understanding of each assignment ensures that the site acquisition effort gets off on the right foot.
Module 8 Search Area Mapping emphasizes the importance of mapping to develop an intimate understanding of the developmental, property ownership, and environmental features of each search area. We use mapping to narrow our site selection choices to the best options. An early review of local zoning criteria ensures we are looking at the most zone-able sites. Understanding how property records, legal descriptions, and real estate parcels are organized allows us to access information about locations of interest quickly. Watching for environmental conditions that we want to steer clear of may save time on locations that require excessive due diligence.
Module 9 Zone-ability; Module 10 Constructability; and Module 11 Lease-ability elaborate on criteria considerations the site acquisition consultant is expected to review to judge potential facility locations in the search area. Adhering to specified criteria in analyzing potential location characteristics supports the mission to select locations capable of producing quality space rights and predictable local permit rights. This is the fundamental groundwork of the site acquisition consultant.
Finally, this section is concluded in Module 12 Property Owner Communications which discusses dialogue and initial negotiations with prospective property owners to qualify their levels of interest. The sequence of chapters in this section points to the priority to qualify properties for RF suitability, zone-ability, constructability, and lease-ability through original research before engaging property owners in a discussion about the opportunity. Then, property owner contacts can be made in the order of each location’s desirability.
Trust is of foremost importance in a consultant’s relationship with a client. Wireless infrastructure developers and investors need to be able to trust that their site acquisition agents exercise honesty, integrity, and fidelity in their assignments. This means, for instance, the consultant’s evolving relationship with a prospective property owner must be fully disclosed to the wireless developer/investor/client. Communication is key to a good relationship.