HROUS Choose among Partner Engineering and Science, NOVA Engineering and Environmental, ECS, and Michigan Consulting & Environmental by comparing their published scope, limits, property and geographic fit, and lender-program experience; no independently audited data support naming an overall performance winner.[2][4][5][6]
Compare four Phase I ESA providers
Partner Engineering and Science
Published scope: Site visit, database and historical-record research, agency-record review, interviews with owners, operators, occupants, knowledgeable parties, and the report user, followed by environmental-professional evaluation and reporting of RECs, CRECs, HRECs, and recommendations.[2]
Standard-scope limits: Sampling for asbestos, lead-based paint, mold, lead in drinking water, and radon is outside the standard scope unless requested.[2]
Suited to (provider description): Vacant, agricultural, multifamily residential, commercial, and industrial properties, including transactions subject to separate Fannie Mae, Freddie Mac, HUD, SBA, or other lender requirements.[2]
NOVA Engineering and Environmental
Published scope: Historical research may include aerial photographs, Sanborn maps, directories, topographic maps, permits, and agency files, followed by evaluation and recommendations.[4]
Standard-scope limits: A Phase I identifies potential concerns rather than confirming contamination through sampling; NOVA describes soil, groundwater, soil-vapor, and building-material sampling as potential Phase II work.[4]
Suited to (provider description): Commercial acquisitions, refinancing, long-term industrial leases, government or Brownfields-funded projects, and portfolios, particularly in Georgia, North Carolina, South Carolina, and Florida.[4]
ECS
Published scope: Site and surrounding-area reconnaissance, regulatory and historical-document review, knowledgeable-party interviews, lender-specific scopes, and portfolio assessments.[5]
Standard-scope limits: A standard Phase I excludes sampling or analysis of soil, groundwater, air, and building materials.[5]
Suited to (provider description): Commercial, industrial, multifamily, hotel, retail, warehouse, garage, gas-station, apartment, farmland, Brownfields, tax-incentive, and portfolio matters, including HUD, Fannie Mae, and Freddie Mac scopes.[5]
Michigan Consulting & Environmental
Published scope: Visual and observational inspection of grounds and structures, with focused Phase II inspection, sampling, and testing available when concerns arise.[6]
Standard-scope limits: The page does not publish a detailed exclusion list; it describes additional investigation as a tradeoff between reducing uncertainty and adding cost or delay.[6]
Suited to (provider description): Buyers, sellers, and developers seeking Michigan Phase I ESA services and early assessment of transaction or development risks.[6]
Verify that the proposal supports AAI and the lender
A Phase I ESA examines current and historical property conditions. EPA recognises ASTM E1527-21 and, for the appropriate forestland or rural-property scope, E2247-23 as consistent with the AAI rule at 40 CFR Part 312.[7] The proposal should identify the selected standard, its scope and any departures. A compliant report is one part of establishing a CERCLA liability protection; other statutory criteria also apply.[1][7]
Before authorizing the work, obtain written confirmation that the proposal:
- Is intended to comply with AAI and will be completed or updated before acquisition.[7]
- Identifies the responsible environmental professional and confirms the applicable qualification and signed-report requirements. Many AAI activities must be conducted by or under the responsible charge of a person meeting EPA’s environmental-professional definition.[7]
- Incorporates the lender’s written instructions and applicable state, tribal, or local additions.[1][2]
- Addresses any additional requirements imposed by Fannie Mae, Freddie Mac, HUD, SBA, or an individual lender.[2][5]
- Identifies the exact assessment standard and version being followed.
The standard version warrants particular attention for large, primarily undeveloped parcels. Partner’s 2018 article cites E2247-16, while EPA’s July 2024 fact sheet identifies the updated E2247-23 standard.[1][2] Require the proposal to specify the applicable version rather than relying on a general service description.
Complete the report-user disclosures
Partner’s 2018 article lists information the report user should provide:
- Environmental liens and activity and use limitations affecting the property.[2]
- Specialized knowledge or experience relevant to environmental conditions.[2]
- Actual knowledge of contamination or environmental concerns.[2]
- Commonly known or reasonably ascertainable property information.[2]
- Whether the purchase price is significantly below expected fair market value.[2]
- The reason for obtaining the assessment.[2]
Partner describes providing this information as the report user’s responsibility when seeking the innocent-landowner defense.[2] Complete the questionnaire early enough for the environmental professional to consider the answers before finalizing the report.
EPA distinguishes pre-acquisition AAI from continuing obligations after acquisition.[7] Ask the environmental adviser and counsel to identify property-specific post-acquisition responsibilities; the report alone does not settle them.
Plan around the assessment timing windows
EPA states that AAI must be conducted or updated within one year before acquisition. Interviews, government-record review, the on-site visual inspection and environmental-cleanup-lien searches must be conducted or updated within 180 days before ownership is acquired.[7]
Work backward from the anticipated acquisition date:
- Record the report completion date.
- Track the dates of the site visit, interviews, and other time-sensitive components.
- If closing or financing is delayed, ask the provider which components require updating and whether the report must be revised.[4]
Decide whether to expand the standard scope
A standard Phase I can identify known or potential environmental concerns, but it does not establish contamination through sampling of soil, groundwater, soil vapor, air, or building materials.[1][4][5]
Partner identifies suspect asbestos-containing material, lead-based paint, mold, lead in drinking water, and radon as issues that may be discussed, while sampling remains outside its standard scope unless requested.[2]
Consider an expanded scope when an excluded concern could affect:
- The property: Known conditions or previous uses may warrant targeted investigation.[1]
- The redevelopment plan: Proposed reuse can affect which environmental conditions require further evaluation.[1]
- The financing: Lenders and government-sponsored programs may require work beyond the standard scope.[2][5]
Ask each provider to separate standard Phase I work, optional observations, physical sampling, laboratory analysis, and lender-specific additions in the proposal.[2][5]
Know when a REC may lead to Phase II work
A recognized environmental condition (REC) reflects known contamination or the potential for an onsite or offsite source to have affected the subsurface. Partner describes Phase II sampling as a possible recommendation following a REC; the environmental professional should explain the site-specific basis for any additional investigation.[2] Phase II work may analyze soil, groundwater, soil vapor, or building materials and should be tailored to the Phase I findings.[1][4]
Not every finding has the same implications. A controlled REC (CREC) involves remediated contamination that remains subject to controls or possible additional work during redevelopment. A historical REC (HREC) concerns a release remediated to unrestricted-use criteria.[2] NOVA describes de minimis conditions as minor concerns that generally do not qualify as RECs or affect transactions.[4]
If known or potential contamination is found, EPA says a Phase II ESA or another assessment is needed.[1] If testing finds contamination above applicable risk thresholds for the proposed reuse, EPA advises consulting state or tribal response-program staff about a cleanup plan.[1]
What to confirm with each provider
Request proposals for the same property, standard, report users and acquisition schedule. Assess the documented scope and qualifications before comparing fees; company descriptions are not a property-specific opinion on contamination, lender acceptance or liability protection.
Obtain a written, property-specific proposal and confirm:
- What the base scope includes and which services are add-ons.
- Which AAI standard and version will be followed.
- How lender-specific requirements will be incorporated.
- Which property and scheduling assumptions affect the quote.
- The promised turnaround and charges for updates or additional work.
- Who may rely on the report and under what terms.
- Contract and cancellation terms.
- The total fee.
References
- Assessing Brownfield Sites (epa.gov)
- What is a Phase I Environmental Site Assessment? | Partner Engineering and Science, Inc. (partneresi.com)
- Phase 1 Environmental Site Assessment: Complete Guide | NOVA (usanova.com)
- Phase I Environmental Site Assessments | ECS (ecslimited.com)
- Phase I Environmental Site Assessment | Michigan Consulting & Environmental, Inc. (michenv.com)
- US EPA — Brownfields All Appropriate Inquiries (epa.gov)