Environmental Due Diligence

In commercial real estate (CRE), due diligence is more than a checklist—it’s your financial seatbelt. At the center of it is the Phase 1 Environmental Site Assessment (ESA), a tool designed to uncover potential environmental risks before you commit to a property. Skip it, and you might as well be signing a blank check to

In the world of commercial real estate (CRE) transactions, few phrases can stop a deal in its tracks like Recognized Environmental Condition — or REC. For banks and CRE buyers, understanding RECs and how to address them isn’t optional; it’s essential. At A3 Environmental Consultants, we help you navigate the  landscape, from identification to resolution,

When you hear “environmental inspection” in commercial real estate (CRE), think of it as the property’s medical check-up before you commit to buying it. In the context of a Phase 1 Environmental Site Assessment (ESA), this inspection is a critical component — part detective work, part science, and entirely about protecting your investment. For CRE

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)

If you’re a commercial real estate buyer, few phrases bring more anxiety than: “We need a copy of your Phase 1 Report.” Whether you’re refinancing, buying, or selling, this document is a gatekeeper to funding and compliance. But what if it’s missing? In this guide, we’ll walk you through how to track down a historic

If you’re buying vacant land for commercial real estate, you’re probably thinking about location, zoning, and price. But here’s the question that could save you hundreds of thousands of dollars: Do you need an environmental assessment? The answer is nuanced. A Phase 1 Environmental Assessment (ESA) isn’t always required, but some form of environmental due

If you’re buying commercial real estate, you may encounter an Environmental Questionnaire as part of the due diligence process. At A3 Environmental Consultants, we use an online questionnaire designed to satisfy ASTM’s All Appropriate Inquiries (AAI) standard. The twist? The answers depend on whether you’re responding as the “user” or the “property owner” — and

If you’re reading this, you’re likely knee-deep in a commercial property transaction and have just heard those dreaded words from your environmental consultant: Recognized Environmental Condition (REC). This means your Phase 1 Environmental Site Assessment (ESA) has flagged something suspicious, and a Phase 2 ESA is now on the table. So who pays for it?

If you’re buying or selling commercial property, sooner or later the question will come up: Who pays for the Phase 1 Environmental? For first-time buyers and sellers, the answer can seem murky. The short version? It’s a negotiation. The longer version — well, that’s where strategy, market conditions, and a little dry wit come in.

A Phase 1 ESA is the unsung hero of the commercial real estate world. It exists to prevent a buyer, seller, or lender from walking blindly into the purchase, sale, or financing of an environmentally compromised property. Without it, you could unknowingly buy a contaminated parcel at a price that ignores the environmental cleanup costs

Environmental contamination is among the worst risks for a business. It’s costly, unpredictable, and damaging in ways that extend far beyond the balance sheet. For buyers of commercial real estate, the threat of hidden environmental contamination can be a deal-breaker—and skipping environmental due diligence is like playing Russian roulette with your investment. This article explores

If you’re considering purchasing commercial property, you’ll likely encounter the term Environmental Site Assessment (ESA) early in the process. Often, this refers to the Phase I Environmental Site Assessment – the first and most common step in identifying potential environmental liabilities. While the term “ESA” can also include Phase II investigations or even just the

The term “Environmental REC” is shorthand for Recognized Environmental Condition. It’s a phrase that tends to perplex first-time commercial property buyers who hear it and imagine a scene from a disaster movie. Rest assured, it’s not shorthand for “environmental wreck,” though the implications can still be significant. An Environmental REC means that an environmental professional

Buying commercial real estate without a Phase 1 Environmental Report is like buying a used car without lifting the hood. Whether it’s a strip mall in Michigan or a logistics hub in Nevada, these reports are essential tools for assessing environmental risk —and they’re not always available for public consumption. In this post, we unpack

When it comes to buying commercial real estate, the due diligence period is where optimism meets reality. Sellers love to highlight the shiny features of a property—fresh paint, prime location, a “can’t miss” investment—but it’s the buyer’s job to look for the warts hiding under the surface. That’s where environmental due diligence comes in. Just

What is a brownfield? It’s not a fancy eco-buzzword—it’s an abandoned piece of real estate that once held a gas station, a factory, or even a strip mall. Instead of thriving, these properties sit empty for years, fenced off and avoided, because they’re weighed down by one ugly truth: real or suspected contamination. Brownfields are

When most people hear the phrase Environmental Remediation, they picture white-suited consultants scrubbing away spills with oversized toothbrushes or magically restoring soil overnight. The reality is far less cinematic and far more complex. Contamination doesn’t just disappear—it lingers, shifts, and reshapes the way we use land for decades, even centuries. At A3 Environmental Consultants, we

This story cannot be told without giving proper respect to what started me down this rabbit hole. Strong Towns is a book I just read, after watching their YouTube channel for about 18 months. To be fair, Not Just Bikes, City Nerd and City Beautiful had a big impact too. The premise of the book

Introduction Hello again to the elected officials of the City of Blue Island. You may remember me from my time at the podium of your December 17th 2024 board meeting. I’m Tim Allen, in Business Development for A3 Environmental Consultants, a woman owned environmental consultancy in Lisle, Illinois. We’ve been working in Chicagoland for 24

I thought this article about environmental cleanup liabilities was great information that most people in a property transaction never hear about. You can read the whole thing by clicking here.   Lenders, borrowers, purchasers, sellers, and even contractors sometimes get annoyed with environmental lawyers when we insist on reviewing Phase I Environmental Site Assessment (ESA)

Discovering a leaking underground storage tank (UST) on your property is like finding out your basement has a swimming pool you didn’t order—and it’s full of gasoline. Whether you’re preparing to buy, sell, or simply manage a site, a UST is rarely a welcome surprise. Regulators are strict, buyers get nervous, and cleanup costs can

The ESA Questionnaire is an important part of an ASTM 1527-13 Phase 1 ESA. A3E wants to help Freelance Environmental Consultants to do more work, faster and ultimately get paid more. Why? Because we’ve been there, done that. Let’s work together!

Phase 1 Environmental Site Assessment Checklist for Freelance Environmental Consultants. Download.

For many people, purchasing a commercial property is a once-in-a-lifetime event. It’s not surprising that most don’t know the terminology. There’s no such thing as a “Level One Environmental”. It’s called a “Phase 1 Environmental Site Assessment”.  This post is dedicated to all the ways people get their terminology understandably wrong. It makes it difficult

Commercial lenders who rely on Phase 1 Environmental Site Assessments (ESAs) will inevitably face the challenge of determining whether they can trust the work presented by an environmental consultant. Trust in these reports is critical, as the findings directly impact the lender’s risk assessment and decision-making process. There are several reasons why a lender might

Unmanned Aerial Vehicles (UAV), or as we call them, drones, are finding their way into engineering applications. The price to fly (use)  these machines is coming down and ideas about how they can be incorporated into the work we do is rising. At A3 Environmental Consultants, we find ourselves in the curious position of both

The latest technology which is seeking applications in every industry is that of what is commonly known as “drones“. We call them “Unmanned Aerial Vehicles” or UAV’s for short. A3 Environmental Consultants recognizes the need to keep up with what our engineering and government agency clients are looking for. To that end, we have partnered

In May of 2024, Taylor Closen, a project manager at A3 Environmental Consultants, managed and oversaw the removal of the fuel tanks and the contaminated soil from the site over the course of seven days. This project was not just a routine removal but involved meticulous planning and execution to ensure safety and compliance with

A Cook County Certified Wetland Delineator is a professional with specific expertise in wetland identification, delineation, and management within Cook County, Illinois. They play a critical role in the review and approval process for development projects, ensuring compliance with local, state, and federal wetland regulations. To become a Cook County Certified Wetland Delineator, individuals typically need

You are here because you are annoyed that the Illinois Environmental Protection Agency doesn’t have a spreadsheet version of the Tiered Approach to Corrective Action Objectives (TACO) on their website. Well, I do and I’d like to share it with you. Tiered Approach to Correction Action Objectives (TACO) (Illinois) Download XLS Here There are some

You’re looking for the Maximum Allowable Concentration (MAC) Table to download as a spreadsheet (xlsx) because you want to do something fancy with a database. I wanted that too and was frustrated to find that Illinois doesn’t have an official download. I had to make my own. Let’s get you taken care of. Maximum Allowable

Phase 1 Environmental Reports serve as pivotal documents in assessing environmental risks associated with a property. Central to their integrity is the assurance of confidentiality, a cornerstone of professional practice within the environmental consulting industry. Access to these reports is typically restricted to parties directly involved in the contractual agreement governing their production. Without such

The information below represents a EULA, End User License Agreement regarding A3 Environmental Consultants services. You can download this as a PDF document by clicking here. Estimated Fees Unless the Scope of Work provides otherwise, the Estimated Fees contained therein constitute A3 Environmental’s estimate of the probable cost required to complete the proposed Project.  The

Commercial Real Estate Professionals can benefit from building a warm relationship with A3 Environmental Consultants. A good environmental consultant can help a CRE professional close deals that would otherwise have blown up at the first sign of a bad environmental report. Let’s discuss…   Sell-Side CRE Professionals: Sell-Side CRE Pros often don’t believe there’s anything

After the promulgation of the Clean Construction or Demolition Debris (CCDD) rulemaking on August 24, 2006 (modified on August 27, 2012) by the Illinois Pollution Control Board, CCDD facilities began operations all across the state.  However, to date, the Illinois Environmental Protection Agency (IEPA), has yet to establish a good database of these facilities. The

If you’d like a wetland delineation cost and you’re not interested in reading a bunch of information about how we price a project, the best thing to do is call us at (888) 216-3201. For the rest of you that are interested in the components of a wetland and how they come together to create

If you have a vacant property which you’d like to purchase and you need to make absolutely certain your project won’t be blocked because of a wetland, you will need to submit a jurisdictional determination request. Essentially this is a letter you will receive back from the US Army Corp of Engineers and / or