Thorough due diligence is an essential component of real estate transactions, land development, and environmental risk management.

Phase II Environmental Site Assessments (ESAs) are a key aspect of environmental due diligence. These non-intrusive reviews of historical records, site inspections, and interviews involves actual sampling and laboratory analysis to confirm the presence of hazardous substances.

Phase II ESAs are carried out when Phase I ESAs suggest there may be contamination. Unlike a Phase I, which involves reviewing historical records, inspecting the site, and conducting interviews without disturbing the property, a Phase II ESA includes collecting samples and performing lab tests to determine if hazardous substances are actually present.

What is a Phase II Environmental Site Assessment?

A Phase II ESA is a detailed environmental investigation designed to determine whether hazardous substances or petroleum products exist at a site in concentrations that could pose a risk to human health or the environment. The assessment typically involves soil, groundwater, and sometimes air sampling, with laboratory analysis providing definitive data regarding contamination.

Key Components of a Phase II ESA:

• Soil Sampling: Soil borings are collected from different depths to assess potential contamination levels.
• Groundwater Sampling: Monitoring wells are installed to check for contaminants in the groundwater.
• Surface Water and Sediment Testing: If applicable, surface water bodies near the site may also be tested.
• Soil Vapor Intrusion Assessment: In some cases, an assessment of in soil vapor is conducted to evaluate indoor air quality risks.
• Laboratory Analysis: Samples are sent to certified laboratories for chemical analysis to detect substances such as heavy metals, petroleum hydrocarbons, volatile organic compounds (VOCs), semi-volatile organic compounds (SVOCs), and other hazardous substances.

The results from these tests help determine whether contamination is present at levels exceeding regulatory thresholds and if remediation or further action is necessary.

When is a Phase II ESA Needed?

A Phase II ESA is usually suggested or required when a Phase I ESA finds Recognized Environmental Conditions (RECs). RECs point to the possible presence of hazardous substances from past or current activities on the site. RECs indicate the potential presence of hazardous substances due to past or current site activities. Several scenarios commonly trigger the need for a Phase II ESA:

• Real Estate Transactions: Buyers, sellers, and lenders often require a Phase II ESA to understand potential environmental liabilities before a property sale. Lenders may require this assessment to protect their financial interests.
• Regulatory Compliance: Government agencies may mandate a Phase II ESA if a site is suspected of contamination based on historical use (e.g., former gas stations, dry cleaners, or industrial sites).
• Brownfield Redevelopment: Properties that are being repurposed for residential, commercial, or industrial use may need a Phase II ESA to assess contamination risks and qualify for cleanup grants or incentives.
• Lender and Investor Requirements: Financial institutions and investors may require a Phase II ESA to evaluate the environmental risks associated with a property before approving funding.
• Property Development and Land Use Changes: When redeveloping a site for a different use (e.g., converting industrial land into residential housing), regulatory authorities may require environmental testing to ensure compliance with zoning and safety standards.

How a Phase II ESA is Conducted

The process of conducting a Phase II ESA follows industry standards such as those established by the American Society for Testing and Materials (ASTM) E1903-19. The steps generally include:

1. Scope Definition: Environmental consultants review the Phase I ESA findings and determine the necessary scope of investigation, including the number and type of samples required.
2. Field Investigation: Geologists, environmental scientists, and engineers collect soil, groundwater, and air samples using specialized equipment.
3. Laboratory Testing: Samples are analyzed for contaminants based on site history and suspected pollutants.
4. Data Interpretation: The results are compared to regulatory standards to assess risk levels.
5. Reporting and Recommendations: A detailed report is prepared outlining findings, conclusions, and recommendations for remediation (if necessary).

Implications of Phase II ESA Findings

The results of a Phase II ESA can have significant implications for property owners, buyers, developers, and lenders. If contamination is found, it may lead to:

• Additional site investigations (Phase III ESA) to delineate the extent of contamination
• Regulatory involvement, including reporting to environmental agencies
• Remediation efforts, such as soil excavation, groundwater treatment, or vapor mitigation systems
• Potential impacts on property value and financing options

How SiteMap® Supports the Environmental Sector

As a trusted leader in damage prevention within the environmental sector, GPRS provides dependable results from the initial investigation through delineation, remediation, and project completion.

With a nationwide network of Project Managers, we are prepared to mobilize quickly for projects across the United States. Utilizing state-of-the-art ground penetrating radar (GPR) scanners, electromagnetic (EM) locators, remote-controlled sewer pipe inspection crawlers and push-fed sewer scopes, acoustic leak detection and leak noise correlators, and more, we Intelligently Visualize The Built World® to keep your environmental projects on time, on budget, and safe.

All this accurate, field-verified data is at your fingertips 24/7 thanks to SiteMap® (patent pending), GPRS’ project & facility management application that provides accurate existing conditions documentation to protect your assets and people.

Securely accessible from any computer, tablet, or smartphone, SiteMap® is a single source of truth for the data you need to plan, design, manage, dig, and ultimately build better.

Click below to schedule a live, personal SiteMap® demo today!