The EP Handbook
A working reference for environmental due diligence.
Every database in a radius report, the defined terms, the CEQA air quality thresholds of California's largest air districts, and the questions buyers and lenders actually ask. Written for the consultant at 10 PM and the deal team at 10 AM.
Start with the ASTM E1527-21 search distances table, read how air district thresholds work, or pick any entry from the index.
Phase I ESA
The government record sources in a Phase I radius report, what each listing means, and how far ASTM E1527-21 says to search.
- Introduction: the Phase I ESA
- ASTM search distances
- Brownfields Sites
- Delisted NPL
- ERNS
- Federal Institutional / Engineering Control Registries
- LUST
- NFRAP / SEMS-ARCHIVE
- NPL
- RCRA CORRACTS
- RCRA Generators
- RCRA TSD
- SEMS
- SHWS
- State/Tribal Institutional & Engineering Control Registries
- SWF/LF
- TRI / TRIS
- UST / AST
- VCP
Phase II ESA
The sampling investigation that follows a Phase I finding: scoping, field methods, reading results, cost, and outcomes.
- What is a Phase II ESA?
- Scoping a Phase II
- Phase II field methods
- Reading Phase II results
- Phase II cost and timeline
- After the Phase II
Property Condition Assessment
The building-side report: what a PCA covers, the cost tables lenders use, and how it pairs with the Phase I.
- What is a Property Condition Assessment?
- What a PCA covers, and what it doesn't
- The numbers in a PCA
- PCA vs. Phase I ESA
- PCA cost and timeline
- Reading a PCA report
CEQA Air Quality
How California air districts evaluate project emissions: thresholds, Appendix G, and CalEEMod in plain terms.
- How CEQA air district thresholds work
- The six Appendix G air and climate questions
- CalEEMod in plain terms
- Air quality glossary
- Bay Area AQMD
- Sacramento Metro AQMD
- San Diego APCD
- San Joaquin Valley APCD
- South Coast AQMD
Buyer & Lender FAQ
Deal-side questions: cost, validity windows, and what a REC means for a transaction.
- What is a Phase I Environmental Site Assessment?
- How much does a Phase I ESA cost?
- How long does a Phase I ESA take?
- How long is a Phase I ESA valid?
- Who can perform a Phase I ESA?
- Why does my lender require a Phase I?
- What happens if the Phase I finds a REC?
- Phase I vs. Phase II: what's the difference?
- Phase I ESA vs. Transaction Screen
- Does a Phase I cover asbestos, mold, radon, or lead paint?
- What is a data gap in a Phase I?