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ENVIRONMENTAL REVIEW FOR PROPERTY TRANSFERS
PHASE I SITE ASSESSMENTS
Whenever industrial or commercial real estate is bought and sold, the
physical condition of the property is usually an important factor. But what
about the environmental condition of the buildings and property? If
environmental contamination is discovered after the sale, all the former and
current owners may be held jointly liable for cleanup costs.
For protection of both the buyer and seller, site environmental conditions
should be evaluated before the real estate transaction is finalized.
Evaluation services can range from reviewing public records and available
information to on-site testing, sampling, and laboratory analysis. The
following factors should be considered in environmental evaluations for real
estate transaction.
SITE USE HISTORY
Develop a property ownership chronology for the land being evaluated and
all adjoining properties. Be suspicious of any businesses that may have
handled potentially hazardous or toxic materials.
AIR PHOTO INTERPRETATION
Obtain existing aerial photographs for the site. Match the site use history with
dates for aerial photos. Carefully examine each photograph for details of site
use: buildings, tanks, pits, ponds, lagoons, ditches, railroad beds, roads,
loading ramps and docks, waste ad material piles, landfills, burning areas
or any other feature that may be a source of surface or subsurface
contamination.
UTILITY AND REGULATORY RECORD REVIEW
Visit local and state authorities to establish a history of water and sewer use
and any records of wastewater, air pollution control, or solid/hazardous
waste activities at the site. Ask questions and get records, if available, from
OSHA and the Department of Health on any past citations or inspections.
PCB HISTORY
Inventory and physically inspect each power transformer and capacitor at the
site. Inquire as to the history of each PCB transformer and capacitor. Look
for stains on soil or concrete under transformers.
SITE ACCIDENT AND EMERGENCY HISTORY
Were there fires, explosions, spills, tank leaks, pipe leaks, or other
accidents that may have released hazardous constituents? Talk with local
fire department and newspaper officials.
RAW MATERIAL AND WASTE HISTORY
Prepare a list of known and suspected raw materials that may have been
used on-site. Particularly emphasizing materials that may contain potentially
hazardous constituents. Be particularly suspicious about the use and
disposal of solvents because they can easily enter the ground water from
spills and other releases.
SEWER SYSTEM REVIEW
Map the location of all sewers: storm. sanitary and process wastewater. Are
there any septic tanks, drain fields or sumps?
UNDERGROUND TANKS AND PIPING
Inventory and map the location of any present or past underground tanks
and piping. Ask about knowledge or suspicion of leaks. Underground leaks
are very common and may go undetected, even with leak testing programs, if
the tests are not sufficiently precise or if the leaks are in piping that cannot
be isolated for testing.
SITE DRAINAGE EVALUATION
Map the flow of surface drainage exiting the property via ditches or streams.
Sediment in these drainageways may have accumulated hazardous
constituents originating from the site. Map the flow of surface water onto the
site, considering the potential for contaminated runoff from upgradient
property.
HYDROGEOLGY OVERVIEW
Compile all data from site soil test borings and water supply wells. Obtain
any local or state reports regarding area geology, soils, and ground-water
resources. Determine the relative potential of ground-water contamination
from possible surface spills or other losses. Inventory ground-water use in
the area surrounding the site and obtain any available drillers' logs.
ENVIRONMENTALLY SENSITIVE AREAS
Find out if the site contains or impinges upon areas that may be habitat for
protected or endangered animals and plants.
Determine any areas that may qualify as potential wetlands. The presence of
such environmentally sensitive areas or species can prevent site
development or limit its use.
AIR QUALITY REVIEW
Contact local and state air pollution control agencies to determine existing
conditions and restrictions regarding air emissions in the site vicinity.
BUILDING INVENTORY AND REVIEW
Develop an inventory of buildings and structures on the site including a
descriptive chronology of what activities were conducted in each structure.
Find out if asbestos-containing material were ever used in construction or
maintenance operations.
DETAILED SITE RECONNAISSANCE
After all available information has been evaluated; schedule enough time for
a thorough site reconnaissance and keep detailed notes. A tape recorder
and camera are very useful for later recall and documentation.