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What is a Phase 2 Environmental Site Assessment?

Phase 2 Environmental Site Assessments (ESAs) play a pivotal role in further understanding the environmental risks associated with a particular site that are identified in the Phase I ESA. Our experts design the scope of each Phase 2 individually to account for the specific environmental concerns identified, property constraints, future property uses, and the local regulatory environment.

What is a Phase 2 ESA?

A Phase 2 ESA is an investigative process conducted to determine the presence or absence of hazardous substances in soil, sediment, groundwater, or other environmental aspects on a property. This assessment is typically initiated after a Phase 1 ESA identifies one or more recognized environmental conditions (RECs). Based upon the results of the Phase 2 ESA, additional investigation and/or remediation may be necessary to address the environmental concerns that are identified.

Why Do I Need It:

A Phase 2 ESA becomes necessary when a Phase 1 ESA reveals RECs or areas of concern that require further investigation. It’s crucial for identifying potential contamination that could pose risks to human health or the environment, assessing the extent and severity of contamination, and cost and property value implications.

What’s Included in the Report?

A Phase 2 ESA report typically includes detailed findings from environmental sampling performed (soil, soil gas, and groundwater), laboratory analysis results, geophysical surveys, and other investigative techniques and our evaluation of the data related to human health and the environment and aids in the development of remediation plans or risk management strategies.

New ASTM Regulations:

Phase 2 ESAs generally follow the relevant state or regional regulatory guidance as well as appropriateASTM standards, which are periodically updated to adjust for advancements in the industry. One of the most recent updates that impacts ESAs is the ASTM E1527-21 Phase I ESA standard. Effective as of February 14, 2024, the goal of this update is to improve the accuracy, consistency, and relevance of environmental assessments in the midst of ever-changing regulations.

Unsure whether your property requires a Phase 2 ESA? Contact our team for expert guidance.

What’s the Difference Between Phase 1 vs. Phase 2 ESAs?

While Phase 1 and Phase 2 ESAs serve distinct purposes, they are complementary stages in the environmental due diligence process and are crucial steps in understanding and mitigating environmental risks associated with a property. 

A Phase 1 ESA lays the groundwork by assessing potential risks through historical research, site inspections, and interviews. Phase 2 ESAs take a more hands-on approach by conducting sampling and testing to evaluate for the presence or absence of contaminants.

What is a Phase 1 ESA?

Phase 1 ESAs primarily rely on information gathered from various sources to identify potential environmental concerns. This includes reviewing historical records such as previous land uses, regulatory databases, and aerial photographs. Site inspections are conducted to visually assess current conditions and identify any observable signs of contamination or environmental hazards. Interviews with current and past property owners, as well as neighboring businesses or residents, can provide valuable insights into past activities that may have contributed to environmental risks.

What is a Phase 2 ESA?

On the other hand, Phase 2 ESAs involve collecting physical samples from the property to directly test for the presence of contaminants identified in the Phase 1 ESA. This typically includes sampling specific media such as soil, groundwater, and sometimes air sampling, depending on the nature of the potential contamination. The samples are analyzed in accredited laboratories to evaluate the concentration and extent of contaminants, providing empirical data to support decision-making regarding site remediation or redevelopment.

A significant difference between Phase 1 and Phase 2 ESAs is the level of detail and specificity in their findings. While Phase 1 assessments provide a broad overview of potential risks based on historical information and visual inspections, Phase 2 assessments offer concrete evidence through laboratory analysis of sampled media. This allows stakeholders to make informed decisions about the need for remediation measures or the suitability of the property for intended land use.

In certain circumstances where Phase 1 assessments indicate potential contamination but lack conclusive evidence, a Limited Phase 2 ESA may be conducted. This targeted investigation focuses on specific areas of concern identified during the Phase 1 assessment, providing a more cost-effective solution for assessing potential risks without conducting a full-scale Phase 2 assessment. Overall, both Phase 1 and Phase 2 ESAs play critical roles in identifying and managing environmental risks associated with property ownership and development.

How Long Does a Phase 2 ESA Take? (And How Long Will It Last?)

The duration of a Phase 2 ESA can vary depending on factors such as the size and complexity of the site, accessibility, regulatory requirements, and the extent of sampling required. Generally, the process involves several weeks to months for planning, fieldwork, laboratory analysis, and reporting.

Once completed, the findings of a Phase 2 ESA provide valuable insights into the environmental conditions of a property at a specific point in time. While currently (as of this writing) there is no official expiration date for a Phase 2 ESA, its validity may be subject to regulatory updates, changes in site conditions, or new information that could impact the assessment findings.

How Much Does a Phase 2 Environmental Site Assessment Cost?

The cost of a Phase 2 ESA can vary significantly based on factors such as site size, complexity, geographic location, regulatory requirements, and the scope of investigation. Expenses typically include fieldwork, sampling and analysis, laboratory fees, equipment rental, report preparation, and project management.

While the upfront costs of a Phase 2 ESA may seem daunting, they are a crucial investment in mitigating potential environmental liabilities, protecting human health, ensuring regulatory compliance, and protecting your properties value. Moreover, addressing environmental concerns proactively can ultimately save costs associated with remediation, legal liabilities, and project delays down the line.

Phase 2 Environmental Site Assessments are indispensable tools for evaluating environmental risks and informing decision-making in property transactions, development projects, and regulatory compliance initiatives.

By conducting thorough investigations and obtaining empirical data, stakeholders can make informed decisions to mitigate risks, protect investments, and safeguard environmental quality. 

Ready to Move Forward? Reach out to the experts at AEI Consultants to help guide you through the complexities of Phase 2 ESAs and ensure the success of your projects.

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