To continue with our Phase I Environmental Site Assessment (ESA) “Quirk” series, let’s take a quick look at a common issue that is often overlooked or under-valued: Stained Concrete. Similar to our previous post (Phase I ESA Quirks Volume I: Historic Deeds), many times when conducting Phase I ESAs or Preliminary Assessments (New Jersey) you encounter interesting bits of information, or scenarios, but how you interpret and utilize it can significantly impact your project, including that small concrete stain that appears insignificant.
Generally when conducting due diligence you encounter stained concrete. It’s fairly common, and could be in an auto repair shop, manufacturing facility, or any number of other facilities with varying uses. Usually the occasional small spill that is cleaned up rather quickly, could fall under a de minimis category, or an Environmental Professional (EP) may deem it a Recognized Environmental Concern (REC) depending on the severity. In either situation, this should prompt the investigator to the next round of questions (or considerations) including:
How did it get there?
What caused the stain?
How large of an area is stained?
Duration?
Condition of the concrete?
The ultimate goal is to ascertain the likelihood of the contents of that stain or spill getting to the subsurface soils (or groundwater), but take into consideration the goals of your client, especially the future end use(s) and whether that stained concrete will be removed as part of a site’s redevelopment. This doesn’t necessarily mean you need to recommend an elaborate Phase II investigation; however, you also shouldn’t assume that the stain is insignificant. Many inexperienced professionals (or experienced individuals for that matter) tend to overlook that fact that concrete is porous, which could be costly in some circumstances. It may be in great condition, but even small spills that occur over a long period of time should be given close consideration. Similarly, the complications of testing, handling, and disposing of PCB-impacted concrete (for example) could have drastic effects on a project’s cost and schedule.
Along with the above, and possibly more concerning are the brand new concrete floors or floors with that nice and shiny epoxy coat: Why were they repaired or replaced? What happened at those locations previously?
All of the above questions are those that need to be answered regardless of the due diligence platform if one is to provide true value to their client. Know where to look, who to ask, and don’t fall into the “Concrete is in good condition, no additional investigation necessary” trap. Taking a deeper look usually isn’t that difficult, and you’ll thank yourself later if you were able to discover an issue early in the process.
Stay tuned for future Phase I ESA tips and tidbits in the upcoming weeks…as there are plenty of lessons and unique observations to be shared, which could ultimately make our jobs easier!
We hope that you find these posts informative, and relatively useful, and your feedback is always welcome. For further information, or for assistance on your next project, please don't hesitate to contact us at tfrancis@cardinallsrp.com, or www.cardinalLSRP.com.