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A properly developed due diligence program can yield significant cost savings to buyers in terms of liabilities avoided and
cost adjustments to a particular transaction if information from the due diligence investigation is used properly
and in the early stage of the transactional process.

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Due Diligence Phase 1 Environmental Assessment

  • Farm land
  • Ranch land
  • Land for development
  • Forest land 
  • Railroad property 
  • Agriculture property
  • Country Club

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          Not alone, No. 6: ... these faces in the crowd

Inspection Today ---
Friday, October 24, 2014
report on your desk next week

We work with owners, buyers, sellers, lenders and attorneys to design and conduct a cost-effective due diligence strategy to achieve your two main goals:

  • Minimize legal, financial and business risk
  • Maximize investor value

Contact us to see if you qualify for Environmental Records Review and Risk Assessment at lower cost than Phase I.  Sometimes you don't need a complete Phase 1 Assessment.  We offer fast and low cost Environmental Records Search & Risk Assessment which can be completed in 1 week or less for under $600.  Call us for details.

 


                                    We accept all major credit cards

 

 

IMPORTANT NOTE:  Do NOT accept ASTM E 1527-05 Phase 1 Assessment for land.  The proper form is ASTM E 2247-08 Environmental Site Assessments:  Phase I Environmental Site Assessment for Forestland or Rural Property. 

 

Critical Announcement Concerning Phase I Assessment for Land

and Vapor Encroachment Survey

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Something that may be different since the last time you had Phase I Environmental Assessment is the addition of Vapor Encroachment Screening. Unsafe levels of contamination can travel as vapor through soil and groundwater from a contamination source on site or off site within ASTM Standard search distances. This is true even when contamination has been remediated and only negligible levels of liquid or solid contamination remain. In recognition of this reality at least 32 states so far are now reopening all old NFA cases and where vapor contamination is found the current owner becomes liable for remediation costs.

According to the most recent guidance on federal environmental liability protections, solid, liquid and vapor are all forms of release of hazardous substances that must be addressed:  

· to fulfill requirements of All Appropriate Inquiry as defined by federal statute

      40 C.F.R. § 312.21(C)(1) should it ever become necessary.

 

· to qualify user for federal environmental liability protection i.e. innocent landowner or innocent purchaser defense 42 U.S.C. §§ 9607(b)(3) and 42 U.S.C. §§ 9601(35) should it ever become necessary.

 

· to qualify user for federal environmental liability protection contiguous property owner liability protection 42 U.S.C. § 96079(q) should it ever become necessary and

 

· for brownfields properties, to qualify as a bona fide prospective purchaser for bona fide prospective purchaser liability protection 42 U.S.C. § 9607(r) pursuant to the Small Business Liability Relief and Brownfields Revitalization Act, Pub. L. No. 107-118 (2002), 42 U.S.C. §§ 9601 et. seq.

Since at least 2008 EPA has consistently held that vapor encroachment investigation is necessary and applications for liability protections have been denied for lack of vapor encroachment investigation.

Phase I Environmental Assessment without a vapor investigation component does not meet the ASTM 1527-05 Standard and does not satisfy the requirements of All Appropriate Inquiry (AAI) to qualify user for federal environmental liability protections.

The level and methodology of vapor encroachment investigation is not specified however, the only recognized standard for vapor encroachment investigation is ASTM E-2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions.

The environmental industry is still ramping up for Vapor Encroachment Screening and at the present time our Senior Consultant is one of fewer than 90 Certified VECS providers in the United States, and no provider without VES specific ASTM training is qualified to offer Vapor Encroachment Screening.

In the best interest of our clients we no longer offer Phase I Environmental Assessment as a stand-alone product. Our quote is for ASTM E 1527-05 Phase I Environmental Assessment includes ASTM E 2600-10 Vapor Encroachment Screening.  

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Due Diligence Phase 1 Environmental Assessment For Land

A complete Due Diligence routine includes Phase 1 Environmental Assessment because contamination on the property or under the property in soil or groundwater - including vapor intrusion condition if buildings are planned - can have potentially devastating effects including:

  • Reduction of property value
  • Impaired ability to repay mortgage loan
  • Liability for damage to health of occupants   
  • Inability to build on the property
  • Difficulty or inability to lease or sell the property
  • Liability for cleanup under federal and state CERCLA programs

  

You may be surprised to learn that your property is considered environmentally at risk.  Of course mining and landfills can be problematic; but did you know that NAICS classifies golf courses and country clubs (NAICS 71391) and skiing facilities (NAICS 71392) as environmental risks?  While these types of properties can generally be conclusively and positively assessed, it requires extra effort and expertise of the Environmental Professional.  Lifespace Corporation is willing and able to put forth the extra effort even if it means going above and beyond the ASTM Standard of Practice.  We are committed to, whenever possible, resolve all issues and questions within the context of the Phase 1 Assessment process in order to avoid any additional investigation which saves you both time and money.       

Phase 1 Assessment requires investigation of not only the subject property but also adjoining and other nearby properties.  Past and present property uses are researched using a variety of historical records including inspections, interviews, directories, topographical maps, aerial photos and geology and hydrology are analyzed.  Because we are required to investigate properties in a radius around the subject property required research increases exponentially in relationship to the size of the your property.  Also, there are additional new ASTM standards for assessment of forest land that even many Phase 1 providers may not be aware of.  Phase 1 Assessment must be completed to these stringent standards to satisfy the requirements of due diligence necessary to qualify you for either 42 U.S.C. § 9607(q) contiguous owner property owner liability protection or the innocent landowner defense under the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et. seq. (CERCLA).  

Lifespace Corporation Phase 1 Environmental Assessment is completed according to the most stringent standards and will qualify you to apply for 42 U.S.C. § 9607(q) contiguous property owner liability protection and the innocent landowner defense under the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et. seq. (CERCLA).sive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et. seq. (CERCLA).

Lifespace Corporation Phase I Environmental Assessment  with Vapor Encroachment Screening (VES) exceeds industry standards and meets or exceeds ASTM E-2247-08 Standard of Practice for Environmental Assessment for Forest Land or Rural Property and (if there are buildings on the land) ASTM E-2600-08 Standard Practice for Vapor Intrusion Assessment. 

The main components of environmental assessment and vapor intrusion assessment are site reconnaissance, Interviews with property owners, occupants, past owners, public officials and others who may have specialized knowledge of use and past use of the property, extensive research of environmental records in over 60 federal, state, local, tribal and proprietary databases and determination of and analysis of geology and hydrology under your property and in the area around your property.

Because environmental contamination can be on your property or originate on property up to a mile away Phase I Environmental Assessment includes a similar investigation of properties including site reconnaissance, extensive research of environmental records in over 60 federal, state, local, tribal and proprietary databases and determination and analysis of geology and hydrology for property within a 1 mile radius of your property.

Vapor Encroachment Screening (VES) was historically designated as a non-scope addition to Phase 1 Environmental Assessment and generally available from other Phase 1 providers at an additional cost of up to hundreds of dollars however, it is now a critical component and Due Diligence Inspection & Assessment - Lifespace Corporation includes VES in our standard Due Diligence Phase 1 Environmental Assessment Protocol.  When you order your Assessment from us you get the added benefit of Vapor Encroachment Screening at no additional cost over our quoted fee.

We include ASTM E-2600-08 Vapor Encroachment Screening in every Phase 1 Assessment for property with occupied buildings and property to be developed with buildings because a vapor encroachment investigation is absolutely required due diligence to qualify you for innocent landowner or innocent purchaser defense 42 U.S.C. §§ 9607(b)(3) and 42 U.S.C. §§ 9601(35), contiguous property owner liability protection 42 U.S.C. § 96079(q) and for brownfields property, to qualify you as a bona fide prospective purchaser for bona fide prospective purchaser liability protection 42 U.S.C. § 9607(r) pursuant to the Small Business Liability Relief and Brownfields Revitalization Act, Pub. L. No. 107-118 (2002), 42 U.S.C. §§ 9601 et. seq. under the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et. seq. (CERCLA).  The form of the investigation is not specified but the only recognized standard for vapor encroachment investigation is ASTM E-2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions.

Lifespace Corporation has 27 years environmental assessment experience on vacant land, agricultural land, forestry land, land for development, railroad land and all types of real estate: commercial buildings and industrial buildings including apartment and condominium, high rise, low rise, church and religious building, institution, drycleaner, gas station or auto repair, high rise, low rise, hotel and motel, restaurant and club, retail, mall, plaza, warehouse, distribution center and more. 

We offer prompt, expert service at the best possible cost.

Request a quote and order Due Diligence Inspection and Assessment services by e-mail or call us at 585-738-5080.  

 

 
 

www.usaDueDiligence.com
© 1996 - 2012 Lifespace Corporation, All Rights Reserved

 
 

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Our Pricing Policy

Cost should never be the only consideration but we know that cost is an important consideration.  We price each project individually in order to deliver the highest quality service at the best possible price.  

Unlike firms that offer a wide range of engineering, architectural services and environmental services firms we specialize in Phase 1 Environmental Assessment, Vapor Encroachment Survey, Environmental Records Search & Risk Assessment and Property Condition Assessment and Capital Expenditure Reports.  We focus our comprehensive environmental, architecture, engineering, construction and financial experience on the tasks of environmental risk assessment, property condition assessment and cost projections.  From this focus we are able to maximize our efforts, resources and systems, reducing our cost basis and providing you with the finest service at the fairest price.  

Our goal is quality, speed and price in that order and we deliver on all three.

We understand that protection from environmental liability and your ability to effectively manage building maintenance and repair costs depend on thorough inspection and assessment, and timely completion of the real estate purchase or lease transaction requires prompt service.  We're an employee-owned firm and take pride in our work.  We've been in business since 1985 and will be honored to put our 27 years experience to work for you.

We provide a full suite of services from coast to coast and never charge extra for travel outside our service area because everywhere is in our service area.

We offer group pricing discounts if you have any combination of  Phase 1 Environmental Assessment, Environmental Site Assessment (ESA), Vapor Intrusion Assessment (VIA), Commercial Building Inspection or Industrial Building Inspection or Property Condition Assessment (PCA) projects to be done at the same time.

We offer volume discounts if your company is planning several Phase 1 Environmental Assessment, Environmental Site Assessment (ESA), Vapor Encroachment Survey (VES), Commercial Building Inspection or Industrial Building Inspection or Property Condition Assessment (PCA) projects over the course of a year. 

We offer referral discounts.  We promise to meet your exceed all your expectations and when we receive an order as a result of your referral we'll discount your next order. 

Due Diligence Inspection & Assessment Services division of Lifespace Corporation
Edward Devine, Principal - Senior Consultant     

 

                                                                                                                CONTACT US BY e-mail  OR CALL US AT
                                                                                                     585-738-5080

 

Thank you for visiting usaDueDiligence.com an industry leader in Phase 1 Environmental Assessment, Environmental Site Assessment (ESA), Vapor Encroachment Survey (VES), Commercial Building Inspection and Industrial Building Inspection and Property Condition Assessment (PCA).

 

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We serve all U.S. states.  The states we serve most often are New York, New Jersey, Maryland, Georgia, North Carolina, Virginia, Florida, Arizona, Tennessee, Texas, Massachusetts, Rhode Island, Connecticut and the District of Columbia..

 
 
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