Environmental Inspections

It seems that we hear a lot about environmental concerns these days. Much of it is simply the result of a greater awareness than in the past. And even though there isnt anything to be concerned with in most homes, there are still a number of potential home environmental issues that buyers should be aware of.

Water quality is probably the most common concern and the one most often tested for. Typically, a basic water quality test will check pH, water hardness, the presence of fluoride, sodium, iron and manganese, plus bacteria such as E-coli. Additionally, water may be tested for the presence of lead or arsenic.

In homes built before 1978, lead based paint may be present. Generally, if the lead based paint is in good condition, not cracking or peeling, it is not a hazard. If the condition is hazardous, the paint will either need to be removed or sealed in such a manner as to eliminate the hazard.

Another common environmental concern with the home is radon. Radon is a radioactive gas that comes from the natural decay of uranium in the soil. Pretty much all homes have some radon present, tests can determine if the level present is higher than what is considered safe. If the level is too high, a radon reduction system will need to be installed.

In older homes built more than 30 years ago, asbestos was used in many types of insulation and other building materials. If the asbestos is releasing fibers into the air, it needs to be removed or repaired by a professional contractor specializing in asbestos cleanup. But, if the asbestos material is in good repair, and not releasing fibers, it poses no hazard and can be left alone.

PHASE I II & III

An ASTM Property Condition Assessment or ASTM PCA is a specific kind of due diligence, pre-purchase, pre-lease, or post-lease inspection, performed in accordance with specifications developed by the American Society for Testing and Materials (ASTM). This assessment is an evaluation of building systems to assess their physical condition, general code compliance,  capacities/adequacies, repair/maintenance issues and identification of potential environmental contaminants.

The ASTM PCA assessment includes:
Review of government records Review of building specifications and drawings  Walk through survey  Overview of the building's major systems (HVAC, MEP, etc.) Recovery and deferred maintenance costs evaluation In addition to completion of the ASTM PCA, BAI Services can provide an evaluation of the indoor air quality (IAQ) conditions in the building including a visual and sensory assessment for mold. BAI Services also provides ASTM Phase I and Phase II Environmental Site Assessment (ESA) services, and asbestos/hazardous materials inspections.
 
Transaction Screen Assessment reports adhere to the American Society of Testing & Materials Standard E-1528-06. Most lenders no longer accept these reports to meet their due diligence requirements, based on the new EPA Phase 1 Environmental Site Assessment standard. However, these reports can be useful as an initial screen on low-risk properties

Our TSA reports include:
1. Transaction screen questionnaire
2. Government environmental database review
3. Inspection of subject property and surrounding areas
4. Conclusions regarding the risk of presence or potential presence of environmental liabilities at the subject property

TSA reports are limited in nature and no longer meet the regulations required for the "Landowner's Liability Protection." However, some lending institutions still use these reports to assess environmental risk for a low-risk property prior to underwriting a loan.

A Phase I Environmental Site Assessment is a report which identifies potential or existing environmental contamination liabilities. The analysis, often called a Phase I ESA, typically addresses both the underlying land as well as physical improvements to the property; however, techniques applied in a Phase I ESA never include actual collection of physical samples or chemical analyses of any kind. Scrutiny of the land includes examination of potential soil contamination, groundwater quality and surface water quality.  The examination of a site may include: definition of any chemical residues within structures, identification of possible asbestos containing building materials, inventory of hazardous substances stored or used on site, assessment of mold and mildew and evaluation of other indoor air quality parameters.  Contaminated sites are often referred to as "brownfield sites." In severe cases, brownfield sites may be added to the National Priorities List where they will be subject to the U.S. Environmental Protection Agency's Superfund program.

Actual sampling of soil, air, groundwater and/or building materials is typically not conducted during a Phase I ESA. The Phase I ESA is generally considered the first step in the process of environmental due diligence. This type of study is alternatively called a Level I Environmental Site Assessment. Standards for performing a Phase I site assessment have been promulgated by the US EPA and are based in part on ASTM in Standard E1527-05.[3] If a site is considered contaminated, a Phase II Environmental Site Assessment may be conducted, ASTM test E1903, a more detailed investigation involving chemical analysis for hazardous substances and/or petroleum hydrocarbons.  BAI Phase 1 add.pdf