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 schedules, and long-term property management.
Here are five groundwater findings that commonly surprise property owners and developers.
1. Groundwater Contamination Does Not Respect Property Boundaries
One of the first surprises many property owners encounter is that groundwater does not stop at property lines.
Groundwater impacts may extend beneath:
- Adjacent properties
- Public roadways
- Utility corridors
- Commercial developments
As a result, environmental investigations often need to evaluate conditions beyond the boundaries of the property itself.
Understanding the extent of groundwater impacts is frequently an important part of determining environmental risk and developing an appropriate response strategy.
2. The Source of Contamination May Not Be Onsite
Finding contamination beneath a property does not automatically mean the property owner caused it.
In some cases, groundwater impacts originate from:
- Former gas stations
- Industrial facilities
- Dry cleaners
- Historical manufacturing operations
- Area-wide groundwater contamination plumes
This distinction is important because the environmental questions may shift from identifying the source to understanding potential obligations, redevelopment considerations, and future property use restrictions.
3. Groundwater Cleanup Often Takes Longer Than Expected
Many people assume environmental remediation follows a simple process:
Identify contamination, clean it up, and close the file.
Groundwater contamination is often more complicated.
Environmental professionals may need to:
- Delineate the extent of impacts
- Install monitoring wells
- Conduct periodic groundwater sampling
- Evaluate contaminant trends
- Coordinate with regulatory agencies
In some cases, regulatory programs may require multiple years of groundwater monitoring before closure can be achieved.
For example, eight quarters of groundwater monitoring may be necessary to demonstrate that remediation objectives have been achieved and groundwater conditions are stable.
This often surprises property owners who are more familiar with soil excavation projects that can be completed over a much shorter timeframe.
4. Groundwater Can Affect Construction Activities
Groundwater conditions can have a direct impact on redevelopment and construction projects.
If excavation extends below the water table, dewatering may be required during construction.
When groundwater is impacted, additional project considerations may include:
- Groundwater treatment requirements
- Dewatering discharge permits
- Sampling and monitoring obligations
- Temporary treatment system design
- Equipment mobilization and operation costs
These requirements can affect both project schedules and budgets.
Many property owners are surprised to learn that groundwater contamination may influence how construction activities are performed, even when the contamination itself is not the primary redevelopment concern.
5. Environmental Obligations May Continue After Remediation
Another common surprise is that environmental obligations do not always end when remediation activities are completed.
Depending on site conditions and regulatory requirements, long-term obligations may include:
- Environmental covenants
- Deed notices
- Groundwater use restrictions
- Engineering controls
- Monitoring requirements
Understanding these obligations is an important part of evaluating the long-term implications of environmental conditions at a property.
Practical Questions Property Owners Should Ask
When groundwater impacts are identified, consider the following questions:
- Has the contamination been fully delineated?
- Is the source of contamination onsite or offsite?
- Could groundwater conditions affect redevelopment plans?
- Will dewatering be required during construction?
- Are long-term monitoring or property use restrictions anticipated?
The answers can help property owners better understand potential costs, schedules, and future obligations.
Final Thoughts
Groundwater contamination is often less visible than soil contamination, but its implications can be more complex.
Understanding groundwater conditions early can help property owners, developers, lenders, and investors make informed decisions regarding redevelopment, remediation, and long-term property management.
Soil contamination is often measured in cubic yards.
Groundwater contamination is often measured in time.