In the past, the ESA might have been the only environmental report ordered in connection with the property transaction or proposed development. But today’s savvy user knows the value of screening for additional relevant environmental concerns.

New and Old Construction Can Face Similar Issues

It is not uncommon for a previously, or even a partially, developed property to receive a “clean” ESA report due to the lack of evidence of a REC but have other environmental risks present (for example, buildings constructed prior to the late 1970s may contain asbestos and/or lead based paint). Even brand new buildings can be subject to water intrusion that can cause mold and other indoor air quality concerns – concerns that would need to be addressed to protect building occupants and obtain the full value of the property during any transaction. New subdivisions where the land has been cleared for construction and then put on hold may have storm water concerns due to the infrastructure not being complete or maintained. Unauthorized fill in sensitive areas caused by improper storm water management can be costly to remove, another added risk not covered in the “traditional” ESA.

Undeveloped properties with no history of illegal dumping are usually not prone to the same environmental factors as previously developed properties due to the lack of on-site structures; however, this does not mean they are exempt from having their own set of environmental risk factors. Project managers that have had their projects stopped mid-construction to protect an endangered wildflower or relocate a historic cemetery know all too well the value of a little extra due diligence at the start of a project.

Threatened and endangered species, wetlands, historic resources, radon, or other harmful vapors can become a concern if they are not identified and dealt with early in the project. While wetlands are not traditionally thought of as an environmental concern, they can impact proposed development by delaying the construction schedule and adding the cost of delineation and mitigation if proposed impacts are unavoidable. The same can be said for protected historic and natural resources on, or adjacent to, a property. While these resources are not an environmental concern, they can add time and cost to a project if not identified and addressed in the early planning stages.

Getting the Most for Your ESA Dollar

The next time you order a Phase I ESA, ask yourself if potential soil and ground water contamination is your only concern, or would you like to know what other environmental factors may impact your project? Screening for these additional elements allows the ESA user to quickly get a better handle on more than just the environmental conditions covered by CERCLA. F&R has been including these additional services in our ESAs for many years as part of our normal Phase I services, and we would welcome the opportunity to discuss how our experience in this area can be of benefit to you.