What is a Phase II, Environmental Site Assessment?
You perform research and a visual inspection of a property when you complete a Phase I ESA. Many Phase I's will come to the determination that a Phase II ESA is needed. This occurs when a Phase I Environmental Site Assessment (ESA) identifies a recognized environmental condition (REC) or when it is believed that the potential for impact to soils or groundwater exist at the site, then a Phase II ESA (Environmental Testing) is necessary. For example, a medical building on a corner was previously a gasoline retail station in the 1950's. The Phase I noted this, and recommended a Phase II ESA, beginning with a Ground Penetrating Radar (GPR) Survey. The GPR was completed to look for tanks, which when found would be removed.
But you may also find the tank removed and want testing of the former tank location(s), including soil and groundwater sampling, this is also part of a Phase II.
The presence of a REC or a property with environmental impact (contamination) can reduce the value of the property. A $100,000 cleanup dings the value of the property. Banks and buyers want to reduce liability and cleanup expenses on a property by conducting a Phase II ESA, in short to identify sources of contamination.
A Phase II Environmental Site Assessment Report evaluates a property prior to ownership (although sometimes sellers will do a Phase II to make the property more appealing) is to evaluate for the presence, absence of hazardous substances in the subsurface soil and groundwater at the site. Phase II projects should be performed by project managers following ASTM E1903-11 Standard Guide and also reflect State environmental regulations and standards.
ASTM E1903-11 provides general guidelines for Phase II Environmental Assessments, but a phase II will also include professional judgment regarding risk evaluation.
Phase II Pro Tip
Many companies performing Phase I ESA's do so as a loss leader, in hopes of doing Phase II work, which is invariables more expensive. Note that many firms only perform the Phase I work inhouse, subcontracting Phase II work, which increases client cost. Many consultants lack the geophysical, drill, excavation and other equipment necessary to perform the Phase II testing.
When designing a Phase II ESA scope, the environmental professional accounts for any areas of concern, chemicals of concern, local geology and/or site access issues as well as local, state and federal regulations. An accurate, helpful Phase II ESA delivers local knowledge of geologic and regulatory environments, and then interpreting geological and chemical data to the client so that they are fully informed of their business risk.
Drilling methods used most often by scientists and geologists during Phase II Environmental Testing projects include:
When Do I Need a Phase II ESA?
When RECs are noted in the Phase I, further evaluation is required. The prior example of the medical office that was a gas station, you would want to confirm there are no gas tanks in the ground by doing a Phase II. If the Phase II finds tanks, the owner is informed and will undertake removal and testing of the tanks, thus addressing the REC.
You can also do a Phase II in this example if say, no tanks were found and no testing is available from when the tanks were removed. In short you have a former gas station, with no tanks and no data to say if the tanks did or did not leak. You would do a Phase II to test soil and groundwater to know you are buying a property sans contamination.
This is all a rather simplified explanation of what is a Phase II.
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