{"id":18791,"date":"2019-12-16T15:29:35","date_gmt":"2019-12-16T20:29:35","guid":{"rendered":"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/?p=18791"},"modified":"2020-11-11T17:28:31","modified_gmt":"2020-11-11T22:28:31","slug":"defining-due-diligence-the-difference-between-phase-i-and-preliminary-assessment","status":"publish","type":"post","link":"https:\/\/askesa.com\/website_34d9c6f0\/2019\/12\/defining-due-diligence-the-difference-between-phase-i-and-preliminary-assessment\/","title":{"rendered":"Defining Due Diligence: The Difference Between Phase I and Preliminary Assessment"},"content":{"rendered":"Reading Time: <\/span> 5<\/span> minutes<\/span><\/span>\n

When ESA is asked to perform\ndue diligence, almost without exception, people request a Phase I.  But in New Jersey, what they may really need\nis a Preliminary Assessment (PA). But why? \nAnd what are the differences between the two forms of due diligence?   <\/p>\n\n\n\n

Phase I Environmental Site Assessment <\/strong><\/p>\n\n\n\n

Phase I Environmental Site Assessments identify \u201crecognized\nenvironmental conditions\u201d (RECs) in connection with a property. The American Society for Testing Materials\n(ASTM) Standard Practice for Environmental Site Assessments: Phase I\nEnvironmental Site Assessment Process (ASTM E1527-13)<\/em> defines RECs as: \u201cthe\npresence or likely presence of any hazardous substances or petroleum products\non a property under conditions that indicate an existing release, a past release,\nor a material threat of a release of any hazardous substances or petroleum\nproducts into structures on the property or into the ground, ground water, or\nsurface water of the property.” The term includes hazardous substances or\npetroleum products even under conditions in compliance with laws. The term is\nnot intended to include de minimis conditions that generally do not present a\nthreat to human health or the environment and that generally would not be the\nsubject of an enforcement action if brought to the attention of appropriate\ngovernmental agencies. Conditions determined to be de minimis are not RECs. <\/p>\n\n\n\n

Phase I Environmental Site Assessments follow the\nguidelines established by the current ASTM E1527-13 and, because they are\nconsidered non-intrusive investigations, do not include taking samples. The\nneed for further investigation (i.e., Phase II sampling) is determined based on\nthe findings of the Phase I. It is important that all readily available\nenvironmental reports written for the subject property (past and\/or present) be\nreviewed as part of the Phase I process. <\/p>\n\n\n\n

Phase I reports may be required when a party wishes to purchase, sell, or refinance a commercial or industrial property. A Phase I Environmental Site Assessment conducted and written in accordance with the current ASTM E 1527-13 is intended to constitute \u201call appropriate inquiry\u201d (a.k.a. \u201cAAI\u201d) for purposes of an innocent landowner defense, contiguous property owner defense, or bona fide prospective purchaser defense pursuant to the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA, better known as Superfund). However, it is not intended that a Phase I be limited to those purposes only.   <\/p>\n\n\n\n

The current ASTM E 1527-13 was developed in response to the USEPA (40 CFR Part 312), Standards and Practices for All Appropriate Inquiries; Final Rule<\/em> to address CERCLA requirements.  ASTM E 1527-13 AAI-compliant Phase I Environmental Site Assessments require comprehensive record reviews (federal, state, and local), interviews, data gap identification, environmental lien search, and a comprehensive historical records review among other requirements. The legal benefits of an AAI-compliant Phase I accrue only to the person, persons, company, or entity for which the report is written. In addition, the Phase I report\u2019s \u201cshelf-life\u201d is 180 days. If additional due diligence is required after the six-month shelf-life, the report must be, at the very least, revised. <\/p>\n\n\n\n

Clients often want to know if an\nold Phase I report is still \u201cgood.\u201d Here is a typical question. \u201cI have a copy\nof a Phase I written by ESA two years ago. Is it still valid?\u201d The answer can\nbe given two ways. Relative to the property itself, it depends upon what has\ntranspired at the property during the intervening two years. But, relative to\nAAI, there is no ambiguity: it must be redone. \nHere are the facts you need to know: <\/p>\n\n\n\n

  • The person or entity in receipt of the Phase I can rely upon the report for six months from its date of publication. <\/li>
  • During the period between six months and one year, the site reconnaissance portion of the assessment must be redone along with the records search, interviews, etc. The only things that do not have to be redone are the historical review and the title search. <\/li>
  • If the Phase I is greater than one year old, the entire report must be redone. However, if you have the prior Phase I, it can be used as a template, which may reduce the price of conducting a new Phase I. <\/li>
  • Due diligence reports provide a snapshot in time. An environmental impact could occur the day after a report is produced. <\/li><\/ul>\n\n\n\n
    <\/div>\n\n\n\n

    It is also important to note that\na Phase I Environmental Site Assessment conducted in accordance with ASTM E\n1527-13 does not<\/strong> satisfy the specific requirements of an innocent\nlandowner defense as established by the New Jersey Department of Environmental\nProtection. But a Preliminary Assessment does. <\/p>\n\n\n\n

    Preliminary Assessments <\/strong><\/p>\n\n\n\n

    Preliminary Assessments are\nspecific to New Jersey. Like an ASTM Phase I, a PA identifies potential Areas\nof Environmental Concern (AOCs) without taking any samples and thus is also\nconsidered a non-intrusive assessment. It provides the same information as an\nASTM Phase I Environmental Site Assessment plus additional data. Every PA must\nfollow the format prescribed in the New\nJersey Technical Requirements for Site Remediation<\/em> (N.J.A.C. 7:26E), which\ndiffers from the ASTM format and must include a comparison of the results of\nall past environmental investigations against contemporary standards.   <\/p>\n\n\n\n

    PAs are normally the preferred\nform of due diligence when buying commercial or industrial property in New\nJersey because they are required pursuant to various New Jersey laws and\nstatutes (e.g., the Brownfield and\nContaminated Site Remediation Act <\/em>(N.J.S.A. 58:10B-1 et seq.)). ESA\ngenerally suggests that a PA be written in lieu of a Phase I when the history\nof the property is dubious or if it is believed that on-site activities may\nhave resulted in some form of environmental impact. PAs must be performed to\nsatisfy the specific requirements of an innocent landowner defense as\nestablished by the New Jersey Department of Environmental Protection (NJDEP). The\nNJDEP makes a clear distinction that a Phase I or Phase II report is not\nequivalent to a PA and cannot substitute for a PA. In addition, only the PA can\nbe used in an Industrial Site Recovery Act (ISRA) case to meet the 90-day\nsubmittal requirement following an ISRA-triggering event. <\/p>\n\n\n\n

    There are situations, however, when\nESA recommends a due diligence report that combines both the Phase I and the\nPA. This strategy is often used on complex sites where the purchaser wishes to\nhave both federal and state indemnifications. Combined format reports will\nsatisfy both the Federal requirements for an innocent landowner defense and New\nJersey\u2019s own requirements. The larger question is: is this more expensive\ncombined form really necessary? For most concerned parties, the answer is no.<\/p>\n\n\n\n

    Phase II Investigations <\/strong><\/p>\n\n\n\n

    Both the Phase I\nand PA may identify environmental conditions that require further\ninvestigation.  Further investigation\nnormally entails the acquisition of either soil or groundwater samples to\ndetermine if impacts are present at concentrations above applicable cleanup\nstandards. But sometimes a Phase II investigation may simply entail examining\nadditional aerial photographs, performing a file review, or interviewing\nadditional people. <\/p>\n\n\n\n

    A sampling will identify\nthe nature of the impact by determining: <\/p>\n\n\n\n

    • What contaminants are present and in what quantities<\/li>
    • The horizontal and vertical extent of the contamination <\/li>
    • Whether the contamination originates from the site or is entering\n the site from an off-site source<\/li>
    • Whether the impact affects soil, groundwater, or both<\/li>
    • Whether or not the impact is within environmental\n compliance standards<\/li><\/ul>\n\n\n\n
      <\/div>\n\n\n\n

      It should be noted\nthat several stages of investigation might be required before the above\nquestions can be answered with a reasonable degree of certainty. In general,\nthe results of the first round of sampling will determine if any contamination\nis present at concentrations above the applicable cleanup standards. If\ncontamination is present, then additional sampling may be conducted to\ndetermine the extent of the contamination and its origin. \n\n\n\nPlease note that the issues addressed in this article\nare complex. Purchasers are advised to seek the advice of an environmental\nattorney to get a definitive interpretation of the law as it relates to their\nsituation.\n\n\n\n<\/p>\n","protected":false},"excerpt":{"rendered":"

      Reading Time: <\/span> 5<\/span> minutes<\/span><\/span>When ESA is asked to perform due diligence, almost without exception, people request a Phase I.  But in New Jersey, what they may really need is a Preliminary Assessment (PA). But why?  And what are the differences between the two forms of due diligence?   …<\/p>\n","protected":false},"author":1,"featured_media":18793,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"nf_dc_page":"","footnotes":""},"categories":[114],"tags":[],"class_list":["post-18791","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-due-diligence"],"yoast_head":"\nDefining Due Diligence: The Difference Between Phase I and Preliminary Assessment<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/2019\/12\/defining-due-diligence-the-difference-between-phase-i-and-preliminary-assessment\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Defining Due Diligence: The Difference Between Phase I and Preliminary Assessment\" \/>\n<meta property=\"og:description\" content=\"Reading Time: 5 minutesWhen ESA is asked to perform due diligence, almost without exception, people request a Phase I.  But in New Jersey, what they may really need is a Preliminary Assessment (PA). 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