The Baseline Environmental Assessment (BEA) is an environmental reporting document created by the State of Michigan to enhance a property transaction. The BEA establishes the condition of a site's environmental impact before a real estate transaction using Phase I and Phase II Environmental Site Assessment methodologies. This is performed before or during a real estate transaction by an environmental professional retained by the site owner/operator or a buyer or bank. This procedure can be utilized to minimize liability during and after a property transfer/transaction.
The Baseline Environmental Assessment can be important to either the Buyer, Seller and/or Property Owner in the following instances:
Service Environmental Engineering, Inc. can develop the Baseline Environmental Assessment following completion of the Phase II ESA report and appropriate site specific intrusive testing. The BEA identifies future site use based on future hazardous material occurrence, distinguishing future hazardous substance release from those already on the site. The report includes a Document of Due Care Compliance (DDCC) section that includes Measures to Mitigate Unacceptable Exposure and Prevent Exacerbation of Impact, Reasonable Precautions, Property Use, Proposed Remedial Action, and/or Engineering Controls as Necessary for Compliance.
The staff at Service Environmental Engineering has many years experience performing ASTM Phase I Environmental Site Assessments (ESAs). These assesments are an integral first step in exercising due diligence. The obligation of property ownership creates liability , if there is a threat of environmental impact and the associated clean-up. Buyers, financiers, developers, operators, tenants, and owners have become increasingly concerned about the environmental status of their real estate. An ASTM Phase I ESA provides research to determine the potential for environmental risks associated with a property.
The Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA) has been interpreted to require lenders, lessors, and buyers to be responsible for hazardous substance remediation. Performing an ASTM Phase I Environmental Site Assessment(ESA) may create an 'Innocent Landowner Defense', and protect buyers and lenders from hidden contamination, while allowing for a more accurate valuation of the property.
The Superfund Amendments and Reauthorization Act of 1998 requires ASTM Phase I Environmental Site Assessments (ESAs) be completed by purchasers of certain commercial properties. Purchasers of residential properties may be exempt from this specific standard, but it is strongly recommended to have an ASTM Phase I Assessment(ESA) completed prior to beginning new residential developments, or before purchasing housing adjacent to a commercial property or environmentally questionable land or business.
Service Environmental Engineering, Inc. provides an ASTM Phase I Environmental Site Assessment (ESA) to determine the risks associated with a property. Our Phase I ESA includes the following:
Service Environmental Engineering, Inc.'s ASTM Phase I Assessments meet or exceed the American Society for Testing Materials (ASTM) E 1527-13, Standard Practice for ASTM Environmental Site Assessments (ESAs): Phase I Environmental Site Assessment Process (which was implemented in 2013) and E 1528-14 Standard Practice for Limited Environmental Due Diligence: Transaction Screen Process.
To reiterate, the term Recognized Environmental Conditions means the presence or likely presence of any hazardous substances or petroleum products in, on or at a property due to release to the environment, under conditions indicative of a release to the environment, or under conditions that pose a material threat of a future release to the environment. The term is not intended to include conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate government agencies. Conditions determined to be de minimis are not Recognized Environmental Conditions. The following scope of work has been conducted to satisfy the following objectives:
A Records Review is conducted to obtain and review records that will help identify Recognized Environmental Conditions (RECs) in connection with the subject property.
A Site Reconnaissance was conducted to obtain information indicating the likelihood identifying Recognized Environmental Conditions (RECs) in connection with the subject property.
Interviews, when possible, with the current occupant and/or other knowledgeable parties were conducted and a written questionnaire was submitted to obtain information about uses and conditions of the subject property.
A Report is completed that includes a description off all evidence of Recognized Environmental Conditions (RECs), Historical Recognized Environmental Conditions (HRECs), Controlled Recognized Environmental Conditions (CRECs) and the environmental professional’s opinion and conclusion of the impact of any RECs in connection with the subject property. HRECs are a past release of hazardous substances or petroleum products addressed to the satisfaction of regulatory authority and meets unrestricted use criteria. HRECs have no required controls (AULs, etc...). CRECs are RECs resulting from a past release addressed to the satisfaction of the applicable regulatory authority and have hazardous substances or petroleum products left in place subject to the implementation of required controls.
The ASTM Transactional Screen Process is inexpensive and fast to complete and can be performed by an individual that is not an environmental professional. Yet, loan officers for lending institutions and real estate professionals generally require a full Phase I Environmental Assessment (ESA) prior to obtaining a loan for a real estate property transaction. Service Environmental Engineering can usually perform them, in most cases, within three weeks from start to finish.
Even though there may not be any Recognized Environmental Conditions associated with a subject site, it is possible there may be threats from surrounding properties. Your Phase I for a property may not reveal any RECs that might affect the buyer and lending institution and at the same time the environmental professional may recommend an ASTM Phase II to determine if the nearby property conditions could negatively affect the subject site in the present or in the future. Steps would be recommended to avoid and/or reduce the risks to the subject property.
A Phase II Environmental Site Assessment (ESA) is recommended when potential environmental concerns are identified during a Phase I ESA. Each Phase II assessment is site specific, therefore it is individually planned and developed by factoring in particular site characteristics.
Phase II site investigations typically involve:
Depending on the results of the Phase II Site Investigation of the soil and or groundwater, either remedial action or closure could be recommended. If all of the soil or groundwater contaminates cannot be practically removed, then a restricted closure may be obtained. Service Environmental Engineering, Inc. also provides associated services, such as:
Service Environmental Engineering, Inc, (SEE) is experienced in the design, implementation, operation, and maintenance of various remediation systems. Recognizing that each project site has unique characteristics, SEE designs a customized system or combination of systems for remedial implementation, with full project management services. SEE professionals can help you every step of the way. We offer:
The various soil and ground water remediation systems we have designed and implemented include vapor extraction, pump and treat, soil flushing, air sparging, air stripping, chemical oxidation, and bioremediation.
Service Environmental Engineering, Inc, (SEE) provides hazardous waste/by-product management support services in transporting, and disposing of hazardous waste materials. As federal and state environmental regulations become more stringent, business and industry are challenged to economically implement sound environmental practices. If hazardous waste/by-product generators do not comply with standards, monetary penalties and and other legal ramifications can be imposed upon owners/operators.
The following is a partial list of requirements that hazardous waste generators must address and SEE can assist in implementing:
Hazardous waste material programs vary with client needs, but the long term goal of maintaining compliance with regulatory agencies is consistent. A company which takes a proactive approach to environmental compliance, will profit by a reduction in future liability. The confidentiality of environmental audits give assessment flexibility of maintaining compliance and managing environmental programs at a cost effective basis.
In addition to federal and state hazardous material/by-product management, SEE offers these services:
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