Why Environmental Due Diligence is Crucial When Buying Land
Aug. 27th, 2024 12:00 pm
When you're considering buying land in New York State, whether as an individual or a development company, environmental due diligence is a critical step that shouldn't be overlooked. This process involves assessing the environmental condition of a property to identify potential risks and liabilities before the purchase is finalized. Skipping this step could lead to significant financial and legal consequences down the line.
Understanding Environmental Due Diligence
Environmental due diligence typically begins with a Phase I Environmental Site Assessment (ESA). This assessment reviews the property's history, previous uses, and any existing environmental reports to identify potential contamination risks. If Phase I reveals possible contamination, a more detailed Phase II ESA may be required, involving soil and water sampling to assess the extent of the contamination.
Why It Matters for Buyers
1. Avoiding Liability for Contamination:
In New York State, property owners can be held liable for the cleanup of hazardous substances on their property, even if they didn't cause the contamination. This is known as "strict liability" under environmental laws like the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). Without due diligence, you might unknowingly inherit a contaminated property and be responsible for costly cleanup efforts.
2. Securing Financing and Insurance:
Lenders and insurers often require a Phase I ESA before they’ll approve a mortgage or issue a policy for the property. A clean bill of environmental health ensures that the property is a sound investment, reducing the risk for both the buyer and the financial institution.
3. Protecting Investment and Future Development:
For developers, understanding the environmental condition of the land is crucial for planning. Contaminated sites might require remediation before construction can begin, leading to delays and increased costs. Additionally, certain contaminants could restrict the type of development that can occur, impacting the property's value and potential.
4. Negotiating Better Terms:
If environmental issues are identified during due diligence, buyers can negotiate better terms, such as a reduced purchase price or requiring the seller to remediate the contamination before closing. This leverage can protect your financial interests and ensure you're not taking on unnecessary risks.
The Process in New York State
New York State has specific regulations and programs that address contaminated sites, including the Brownfield Cleanup Program, which offers tax credits and liability protections to encourage the redevelopment of contaminated properties. However, to take advantage of these benefits, you need to be aware of the site's condition before purchasing it. This makes due diligence an indispensable part of the transaction process.
Conclusion
Whether you're an individual buying a piece of property or a development company planning a major project, conducting thorough environmental due diligence can save you from unexpected surprises and serves as your first line of defense against the hidden risks of buying land.
If you need assistance with or have questions related to an Environmental law matter, please contact Jacob H. Zoghlin, Esq., Mindy L. Zoghlin, Esq. or Ryan Ockenden, Esq. at The Zoghlin Group, PLLC.
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