If you’re a commercial real estate buyer in the Chicago Metropolitan Area searching for an environmental test, let’s start with some myth-busting: not all environmental assessments involve testing. In fact, most don’t.
An Environmental Screen? Purely database work. A Record Search with Risk Assessment? More database work. Even a Phase 1 Environmental Site Assessment (ESA) — while it involves an on-site visit by an environmental scientist — does not involve sampling or lab analysis.
The real “testing” begins when there’s a Recognized Environmental Condition (REC) that triggers a Phase 2 ESA. That’s when the drill rigs roll in, soil and groundwater samples are taken, and the lab coats start their work. And if you’re in the middle of a CRE transaction, you probably want to know exactly how long this will take.
The Phase 2 ESA Process in Chicagoland
For properties in Chicago, Phase 2 ESAs follow ASTM Standard E1903-19 and meet requirements from lenders and agencies such as the SBA, HUD, and USDA. Here’s the typical timetable:
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Scope of Work (1 Day): Determining sampling locations, contaminants of concern, and testing methods. Narrow scopes cost less, but a broader scope can save headaches later.
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Price Quote (2 Days): Coordinating with subcontractors — drill rigs, Ground Penetrating Radar (GPR) — and locking in vendor pricing.
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Contract Signing (Variable): Often slowed by negotiations between buyer and seller over who pays.
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Scheduling (7–14 Days): Dependent on drill rig availability and utility locating (minimum 48 hours).
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Field Work (1 Day): Sampling soil, groundwater, or vapor.
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Lab Analysis (7 Business Days): Rush options can cut this to 1–3 days. (This is the true “Environmental Test” part of the process)
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Report Writing (5 Business Days): While formal reports take time, preliminary findings can be provided within 24 hours of lab results.
Fastest possible turnaround: ~6 business days to get preliminary answers, 11 days for a full report. Standard timeline: ~28 business days (5 weeks).
Environmental Test Timelines
For Chicago CRE buyers, timing is everything. A Phase 2 ESA can derail a deal if you’re not prepared for the schedule. Buyers who understand the process can:
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Negotiate environmental contingencies in the purchase agreement.
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Budget for potential delays in financing approvals.
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Make informed decisions on whether to rush lab results or field work.
In our experience, clients who communicate their goals upfront often avoid costly re-scopes or additional mobilizations. A wider initial scope may cost more today but could save weeks if additional contaminants are later suspected.
Local Considerations in Chicago Metro
Chicago’s industrial history means properties often come with environmental baggage: underground storage tanks, legacy contamination, and complicated subsurface conditions. Weather can also be a factor; frozen ground in winter can slow drilling schedules, while heavy rains can delay groundwater sampling.
Local subcontractors (drillers, GPR specialists) book weeks in advance. In tight markets, flexibility on your end can speed up the process.
