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Preliminary Site Investigation
The process of investigating a property is regulated by the provincial Ministry of Environment (`Ministry`), and subject to extensive technical guidance, protocols, and both written and unwritten policies. NEXT offers the expertise to guide you through this process in the most economic and time efficient manner. The need for environmental site investigation can arise for a variety of reasons. For instance, banks often require an investigation prior to financing or re-financing a property to ensure no hidden liability exists from contamination. Municipalities are prohibited from issuing a variety of approvals for a change in land use, such as a development permit or rezoning, without prior investigation to determine whether contamination exists. Prospective purchasers may want to know whether they are assuming unforeseen financial liability before removing subjects on a land transaction.
The first step in the Ministry`s phased approach to site investigation is the Stage 1 Preliminary Site Investigation ("Stage 1"). This initial step is critical as it forms the foundation for all future work, and great care must be taken to ensure that all areas of potential environmental concern are discovered; but on the other hand, it is important that minor issues are not exaggerated. The Stage 1 provides a professional opinion on the likelihood of contamination. It surprises many clients to learn that the risk of contamination must be evaluated not only from on-site sources, but also from off-site sources, such as a neighbouring gas station which may have leaked contamination onto the owner`s property. A Stage 1 requires the detailed review of available historical information, a careful site inspection, and interviews with knowledgeable persons.
Some of you may have heard of Phase I Environmental Site Assessments ("Phase 1") that are prepared in general accordance with the Canadian Standards Association ("CSA") Standard Z768-01. It is important to know that liability for contamination in British Columbia is not governed by the CSA. Instead, financial risk from liability arises from the Ministry`s Environmental Management Act ("EMA") and associated regulations, protocols, technical guidance and policies. In British Columbia, the initial report required in the site investigation process is a Stage 1 rather than a Phase 1. Therefore, NEXT prepares Stage 1 Preliminary Site Investigations which meets Ministry requirements.