Scott W. Irmscher helps clients to set strategies for their properties from birth to eventual operation or sale. He has represented hundreds of partnerships and has knowledge of how to structure a property's ownership entity to help clients minimize tax and liability exposure.
Scott has represented clients in numerous commercial development projects, focusing on shopping centers, office buildings, hotels and mixed-use projects. In a negotiation setting, he knows how to evaluate both sides bottom-line needs and how to craft solutions to meet clients' objectives while minimizing their risks. In addition, Scott has also represented several lending institutions in real estate project financing in many areas of the United States. Representing lenders and borrowers alike has offered a perspective which allows for representation of both to be efficient and effective.
Among Scott's clients is a regional developer, which he has represented since 1988 in projects involving shopping centers, hotels, office buildings, build-to-suit facilities and light industrial plants. This client has worked with Scott to develop and manage over 20 lodging properties. He also represents several other privately owned developers in acquisitions and development of properties.
Scott has the ability to overcome difficult title matters through innovative solutions and has represented lenders, developers and title companies in many complex transactions.
In the Pittsburgh region, he has been involved in the sale or acquisition of several downtown office buildings, financing and development of the International Airport and surrounding commercial properties and redevelopment of former U.S. Steel sites in McKeesport and Duquesne. He also served as solicitor to the Allegheny County Industrial Development Authority. Recent other projects have included the development, purchase or divestiture of more than 25 hotels, more than 15 major grocery stores, dozens of office buildings, several industrial complexes and many other retail facilities, including shopping center development and several recreational developments, such as a golf course, a nightclub, an enclosed ice rink, a restaurant and banquet facilities.
When appropriate, Scott introduces clients to his network of surveying/engineering, construction, broker, financial and environmental assessment contacts. He also has long-term relationships with many key decision makers in the local government structure.
Scott's services range from due diligence for acquisition through construction, financing, management and leasing up to eventual sale. He also represents clients in corporate, limited liability company and partnership formations, including the structuring of ownership and management functions, especially where equity and tax considerations are of utmost importance. He has done many syndications, public-private joint ventures and joint development agreements. His real estate development work spans acquisition; site and financial feasibility analysis; title, zoning and environmental issues; government approvals; financing; construction; leasing, engineering and surveying; insurance and risk management; and other concerns. Scott has dealt with all aspects of the hospitality industry from development and construction to franchising and management of contractual matters and financing.
Scott previously worked as a tax attorney for a major Pittsburgh bank and a Big 5 accounting firm and he blends this tax experience into his real estate practice. He has acted as bond counsel or solicitor on many municipal financings for Allegheny County, the development of the Pittsburgh International Airport, many school districts and several industrial development authorities. This municipal finance work led him to be named the lead attorney on the development of Penn Prime, a first of its kind insurance entity created and owned by municipalities throughout Pennsylvania to cover liabilities normally insured by commercial insurers.
Named in the 2006 through current editions of The Best Lawyers in America, Scott was honored in the real estate category.
Indiana University, J.D., 1977, cum laude
Northwestern University, B.A., 1974
Urban Land Institute
Allegheny County Bar Association
International Council of Shopping Centers
NAIOP: Commercial Real Estate Development Association