When environmental concerns are discovered during a project, the immediate reaction is often that the contamination itself is creating the cost. In many cases, however, the environmental condition may have existed for years or even decades. What frequently increases project costs is not the contamination itself—it is the timing of the discovery. Environmental issues identified …
One of the most common questions that arises during commercial real estate transactions is whether a Phase II Environmental Site Assessment (ESA) is necessary. Many buyers assume that if a Recognized Environmental Condition (REC) is identified during a Phase I ESA, a Phase II ESA automatically follows. In reality, the decision is rarely that simple. …
One of the most common misconceptions about environmental investigations is that additional investigation is automatically required whenever contamination is discovered. In reality, environmental investigations are often driven by unanswered questions rather than the mere presence of contamination. The purpose of the additional investigation is to gather the information needed to evaluate risk, support decision-making, and …
Few environmental issues create more uncertainty than discovering contamination at a property. Whether contamination is identified during due diligence, redevelopment planning, construction activities, or routine environmental investigations, the initial reaction is often the same: “What happens now?” Many people assume that discovering contamination automatically means a project is in trouble. In reality, contamination is often …
School renovation projects often involve significant planning, budgeting, and coordination. Whether the project includes classroom renovations, HVAC upgrades, flooring replacement, building additions, or major modernization efforts, environmental considerations can have a meaningful impact on project costs, schedules, and execution. The good news is that most environmental issues encountered during school projects are manageable. The key …
Environmental investigations are often viewed as project costs. In reality, they are frequently project planning tools. Whether evaluating a property acquisition, redevelopment project, demolition, or construction activity, early environmental investigation can provide information that helps project teams make informed decisions before major commitments are made. The objective is not to eliminate environmental risk. The objective …
When evaluating a commercial property, the current use often tells only part of the story. Many environmental concerns are associated with activities that occurred decades ago and may leave little visible evidence today. A vacant lot may have once been a gas station. A modern office building may have previously housed a dry cleaner. A …
When environmental concerns are identified at a property, many people immediately think about contaminated soil. Soil impacts are often visible, relatively easy to understand, and in some cases can be addressed through excavation and disposal. Groundwater is different. Groundwater contamination often creates questions that are less obvious and can have implications for redevelopment, financing, remediation …
Environmental due diligence plays an important role in commercial real estate transactions, redevelopment projects, and property management decisions. However, many environmental challenges are not caused by unusual site conditions or complex regulatory requirements. More often, they result from important questions not being asked early enough in the process. The goal of environmental due diligence is …
Few environmental issues create more concern than the discovery of contamination. Property owners, developers, investors, lenders, and municipalities often assume that environmental remediation automatically means high costs, lengthy delays, and uncertain outcomes. In reality, many remediation projects are more manageable than people expect. Like most environmental issues, the key is understanding the problem, evaluating the …