Item Phase I ESA Phase II ESA Response / Remediation
Primary goal Identify environmental risk indicators and guide next steps Confirm and quantify impacts through sampling and laboratory analysis Address confirmed impacts and work toward risk reduction or closure
Typical trigger Due diligence, lending, acquisition, refinancing Known or suspected concerns requiring data (e.g., petroleum, solvents, metals, etc.) Exceedances, recognized impacts, regulatory or owner-driven cleanup needs
Level of investigation Non-intrusive evaluation and records-based review Intrusive field investigation (subsurface sampling) Active response (removal, treatment, controls) and/or regulatory coordination
Fieldwork Generally none Borings/test pits, soil sampling, groundwater sampling, possible monitoring wells, vapor sampling as appropriate Confirmation sampling, delineation, remedial installation oversight, O&M monitoring
Laboratory testing Typically none Analytical testing for targeted constituents based on site history and objectives Additional/confirmatory testing to document progress and support decisions
What you “get” Risk picture and a practical path forward Measured results, mapped findings, and clear conclusions Action plan and documentation supporting stabilization, risk management, or closure
Decision outcome Proceed, negotiate, or investigate further Proceed with confidence, refine risk/cost, or define the response scope Implement remedy, manage risk, pursue closure, support redevelopment
Best fit for Lenders, buyers, developers, attorneys needing screening-level due diligence Teams needing defensible data for decisions, negotiations, design, or compliance Owners/developers needing practical solutions and project continuity

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