environmental considerations prior to purchasing properties
DESCRIPTION
Environmental Considerations prior to purchasing Properties. Sabine E. Martin, Ph.D., P.G. Center for Hazardous Substance Research Kansas State University May 2010. Purpose of Site Assessments. Identification of Environmental Risk avoid taking ownership of contaminated property - PowerPoint PPT PresentationTRANSCRIPT
![Page 1: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/1.jpg)
Environmental Considerations prior to purchasing Properties
Sabine E. Martin, Ph.D., P.G.
Center for Hazardous Substance ResearchKansas State University
May 2010
![Page 2: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/2.jpg)
Purpose of Site AssessmentsIdentification of Environmental Risk
• avoid taking ownership of contaminated property
• avoid responsibility for cleanup under CERCLA as an “innocent landowner”
• evaluate whether environmental risks are worth
accepting in a case where contamination is discovered
![Page 3: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/3.jpg)
Acronym Alert !!!
ESA
stands for
Environmental Site Assessment
![Page 4: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/4.jpg)
Types of ESA’s
Phase I ESA – non-intrusive
Phase II ESA – intrusive
Extended Phase II – intrusivePhase III ESASite Characterization
![Page 5: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/5.jpg)
Phase I ESA(non-intrusive)
Identifies potential environmental concernsAlso called recognized environmental conditions
Research on historical and current uses and activities of the site and surrounding areaRecords reviewSite reconnaissanceInterviews
![Page 6: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/6.jpg)
Records Review
Surrounding area of subject site• Search radius varies: between 1/8 mile and 1 mile
Site specific
![Page 7: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/7.jpg)
Phase I Env. Site Assessment
All Appropriate Inquiry
![Page 8: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/8.jpg)
All Appropriate InquiryWhat’s that?
Federal standard for conducting environmental site assessments
Refers to the requirements for assessing environmental conditions of a property prior to its acquisition
![Page 9: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/9.jpg)
Why AAI?AAI provides protection against liability for
bona fide prospective purchasers of properties with actual or threatened environmental contamination as well as contiguous landowners
Clarifies the requirements necessary to establish the innocent landowner defense under CERCLA
![Page 10: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/10.jpg)
All Appropriate Inquiry, cont.
Rule was published in the Federal Registry November 1, 2005
The final rule was effective as of November 1, 2006
![Page 11: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/11.jpg)
AAI Compliance
AAI final rule standards (effective as of 11-01-06
OR
follow the standards set forth in ASTM E1527-05 Phase I Env. Site Assessment Process
![Page 12: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/12.jpg)
AAI Requirements, cont.
AAI applicable to commercial real estate, residential used for commercial purposes, residential under gov. ownership
Identify releases or threatened releases of hazardous substances on subject property
AAI report valid for 1 year, after that it becomes invalid
AAI must be conducted within 1 year prior to purchase of the property with certain aspects conducted or updated within 180 days of purchase date (i.e. site inspection, interviews, local records search, EPs declaration).
![Page 13: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/13.jpg)
AAI Requirements Inquiry to be conducted by an “Environmental
Professional”
Interviews with past and present owners, operators, occupants of the facility/site
Review of historical records since the property was first developed
Searches for recorded env. clean-up liens against the facility/site filed under federal, tribal, state, or local law
![Page 14: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/14.jpg)
AAI Requirements, cont.
Reviews of federal, tribal, state, or local government records
Review of waste disposal records; UST records; haz. waste handling, generation, treatment, disposal records; spill records
Visual inspection of site plus adjoining properties
Interview adjoining property owners mandatory if subject property is abandoned
![Page 15: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/15.jpg)
AAI Requirements, cont.
Responsibility for searching records of engineering and institutional controls falls to the EP (if sources are reasonably ascertainable) – requirement
Requires written opinion by EP addressing the thoroughness and reliability of the gathered data
Requires statement re. the EPs credentials and qualifications
![Page 16: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/16.jpg)
AAI Requirements, cont.
Extensive documentation of data gaps; describe efforts to resolve them; EP is required to issue an opinion about the impact of the data gaps on his/her ability to identify conditions indicative of releases or threatened releases of hazardous substances at the subject site
Places extensive reliance on the EPs professional judgment
![Page 17: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/17.jpg)
Phase II ESA
evaluates the recognized environmental conditions identified in the Phase I ESA
![Page 18: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/18.jpg)
Phase II ESA cont.(intrusive)
Components:
Sampling and chemical analyses of impacted media (i.e. soil, groundwater, surface water, air, etc.)
Identification of horizontal and vertical extent of contamination – if present
![Page 19: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/19.jpg)
Contaminantsare rarely distributed evenly
100 - 500 ppm
“Cleaned Up”to 0 ppm
“Clean”<100 ppm
>500 ppm
Neither horizontally, nor vertically Assessment estimates between available sample points
150 500
150
200 100
50
0
0
0
10
90 70
10 300 0
90
0
70
90
90
3030
4090
10
0
1001500 1600
40
0
4101000
1010 500
110
2000
7020 60
3010
070
20
6030
10
7020 60 20
0
20
10
0 070 30
0
10
70
0 0 0
0
0 0
150
![Page 20: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/20.jpg)
Phase II ESA cont.
Stepwise Approach:Development of scope of workAssessment activitiesInterpretation of resultsPresentation of findings and
conclusions
![Page 21: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/21.jpg)
Phase II ESA Results Identified contaminants Identified lateral and vertical distribution Identified concentrations of contaminants
present Identified potential receptors Identified potential for off-site migration Produced detailed report, incl. detailed maps Recommendations for further action, i.e. is
remediation necessary
![Page 22: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/22.jpg)
Phase II ESA ResultsResults may show:
Hazardous substances have not been disposed or released
Environmental condition does exist and information can assist the user in making informed business decisions
![Page 23: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/23.jpg)
Extended Phase II ESA
Obtain more and detailed data regarding the contaminants and the impacted media
More sampling
Pump tests/slug tests
Detailed geologic cross sections
![Page 24: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/24.jpg)
Extended Phase II ESA ResultsIdentification of source(s) of contaminantsIdentification of migration patternIdentification of receptorsIdentification of full extent of
contaminationIdentification of subsurface conditionsRecommendation of suitable remedial
optionsDetailed report
![Page 25: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/25.jpg)
Presentation of FindingsDescribe the work performed
Provide documentation of the data
Provide evaluation that• Constitutes the factual findings• Supports the conclusions• Facilitates decisions about the transaction• Documents the basis for decision whether
further assessment is warranted
![Page 26: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/26.jpg)
Assessment Activities Field screening/field analytical methods Environmental media sampling (soil, water,
air)
![Page 27: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/27.jpg)
![Page 28: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/28.jpg)
![Page 29: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/29.jpg)
![Page 30: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/30.jpg)
![Page 31: Environmental Considerations prior to purchasing Properties](https://reader036.vdocuments.mx/reader036/viewer/2022062411/5681697a550346895de17b0c/html5/thumbnails/31.jpg)
TAB ContactsDr. Sabine Martin (Program Coordinator)[email protected]
Beth [email protected]
Web site: http://www.engg.ksu.edu/chsr/outreach