Phase 2 Environmental Assessment

Zeroing in on Pollution Unknowns

When Phase I assessments indicate potential site contamination issues, our Phase II drilling, sampling, and analytical services provide definitive data on subsurface pollution types and levels – eliminating environmental unknowns that could derail your property investment later.

Due Diligence

A critical next step in the real estate due diligence process

While a Phase I Environmental Site Assessment can identify potential contamination risks through records review, interviews, and visual site reconnaissance, actual sampling and testing is needed to confirm whether pollutants are truly present. This is where Phase II ESAs become critical for commercial real estate transactions. By quantifying contamination, Phase II assessments allow buyers to make fully informed decisions.

Detecting subsurface pollution issues is vital as they can remain legally tied to the land title. Therefore any future owners can also bear responsibility for the remediation. Having knowledge of a property’s contamination status allows the buyer to negotiate the purchase price with the current owner for remediation coverage, place funds in escrow, or possibly cancel the deal. Being stuck with clean-up costs for pre-existing contamination severely impacts after-acquisition profits.

In addition to confirming and recording details on pollution issues, Phase II results are essential for understanding estimated costs for corrections and clean-up. Lenders will also need information on existing and planned corrective actions before providing financing. By revealing specific contamination data, Phase II ESAs empower buyers to proactively navigate environmental liabilities, meet disclosure requirements, and take necessary steps toward remediation before ownership transfers, keeping investment returns on track.

Importantly, Phase II assessments also establish a definitive baseline of contamination levels for the property. This environmental baseline provides legal protections for buyers from liability for pollution detected later that was already there prior to purchase. Having verifiable contamination data strengthens innocent landowner defenses despite being the property owner at the time of discovery.

Conducting Phase II site investigations as part of due diligence requires strategic planning around priorities, sampling locations, depths, chemical parameters, and data quality objectives. As seasoned experts in subsurface assessments, our team establishes the testing scope to uncover the information you need to advance negotiations, risk mitigation, financing, remediation planning, permitting, and regulatory interactions. We shepherd the process to deliver maximum value.

About this Process

Planning and Preparation
  • Define site-specific contaminants of concern, media to be sampled (e.g soil, groundwater) and data quality objectives
  • Obtain necessary permitting and utility clearance
  • Contract appropriate specialized drillers, samplers, laboratories
Field Sampling
  • Mark out sampling locations on an accurately mapped site grid
  • Mobilize drill rigs and excavation equipment to sites
  • Collect soil, groundwater or other subsurface samples using specialized techniques at predetermined depths
Sample Analysis
  • Complete chain of custody documentation and ship samples overnight to accredited analytical labs
  • Labs conduct appropriate chemical analyses seeking target contaminants of concern
  • Interview past/present owners, operators, occupants, and/or neighbors
  • Inquire about property uses, environmental issues, permits, spills, storage tanks
Data Assessment
  • Interpret sample testing results using professional judgment and standards guidance
  • Determine nature and extent of contamination
Report Preparation
  • Provide comprehensive detail about all field, sampling, transportation, testing, QA/QC, analytical, data analysis methods
  • Present findings and conclusions clearly relating data to project objectives
  • Offer site conditions opinions tied to regulatory exposure risk frameworks
Remediation Recommendations

If contamination verified, recommend next steps for additional delineation, remedial options assessments, corrective action planning, regulatory coordination

Proper Phase II execution provides defensible data on contamination presence, levels and extent to inform significant real estate acquisition or redevelopment actions. Our customized approach targets site-specific environmental unknowns.

Call For a Quote:

(786) 263-9185

Simplified Moran Family Crest

Related Services

Phase I Environmental Site Assessments

Phase 1 ESAs offer a critical first look at potential environmental issues when acquiring commercial property through historical records review, staff interviews and site reconnaissance to identify “red flags” that may require further investigation. Smart buyers use Phase 1 findings to guide negotiations, avoid liability, and determine if Phase 2 sampling or cleanup funds may become necessary.

Baseline Environmental Assessments

These create a snapshot of the current environmental status through sampling. This establishes a property’s baseline contamination levels before ownership transfers so buyers are not liable for pre-existing issues.

Stormwater Management Plans

Stormwater Management Plans – Sites with large impervious surfaces must develop stormwater management plans showing how they control runoff through best management practices. MORAN ROCKS assists in document preparation, implementation, and reporting.


Smart due diligence includes Phase II assessments when environmental conditions indicate subsurface sampling to inform business decisions by quantifying contamination issues early. Our experts excel in tailored execution.

When is a Phase II ESA recommended?

A Phase II is recommended when a Phase I ESA identifies recognized environmental conditions or evidence of potential contamination that warrants further investigation through sampling and lab testing.

What does the Phase II process involve?

It involves development of a testing plan, drilling or excavation to access subsurface materials, specialized sampling techniques for soil, groundwater, air, building materials, lab analysis for contaminants, and data documentation and interpretation.

What types of issues can Phase II sampling identify?

It identifies specific contaminant types, locations and levels in soil or groundwater including petroleum hydrocarbons, solvents, heavy metals, pesticides, asbestos, underground storage tank leaks and more to delineate pollution extent.

Who conducts Phase II ESA field investigations and reporting?

A qualified environmental professional manages trained environmental technicians and subcontractors. Proper quality assurance and quality control procedures must meet stringent technical and legal standards for defensibility.

What happens after getting Phase II results?

If no issues, this provides closure. If contamination is verified, further delineation, remedial options assessments, corrective action plans, regulatory approvals, permitting, remediation system installation, monitoring and closures may be required with consultant support.

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