Environmental issues are a common occurrence in real estate transactions. Some of the most common environmental concerns include land contamination, mold, asbestos, radon, and lead paint.
Land contamination can occur from a variety of sources, including previous industrial activities, leaking underground storage tanks, and improper waste disposal. Land contamination can lead to soil and water pollution, which can pose a health risk to people and animals.
Mold can grow in damp, poorly ventilated areas. Mold may cause health problems, such as respiratory problems and allergic reactions. Asbestos is a kind of naturally occurring mineral that was once used in many products, including insulation, flooring, and roofing materials, and can cause cancer if it is inhaled.
Radon is a colorless, odorless, and radioactive gas that may seep into buildings from the ground, and can cause lung cancer. Lead paint was used in homes and other buildings until the 1970s. It could cause lead poisoning, which might lead to learning disabilities, behavioral problems, and other health problems.
It is important to have an environmental assessment conducted before buying or selling a property. An environmental assessment can identify any potential environmental problems and help to determine the risks associated with the property.
If environmental problems are found, there are a number of steps that can be taken to address them. These steps may include:
It is important to work with an experienced environmental consultant to address any environmental concerns that are found.
Here are some tips for avoiding environmental problems in real estate transactions:
If you need help with real estate matters, talk to an experienced real estate lawyer.
Environmental contamination can create a huge risk of liability for buyers and sellers of real estate. Real estate attorneys must be able to identify and properly manage environmental issues in order to protect their clients.
Environmental due diligence is the process of investigating a property to identify any potential environmental problems. This process should be conducted before buying or selling a property, and should include the following steps:
Environmental site assessments (ESAs) are a critical part of environmental due diligence. An ESA is a comprehensive investigation of a property to identify any potential environmental problems. There are two types of ESAs:
Environmental consultants are professionals who specialize in identifying and assessing environmental problems. Real estate attorneys should work with qualified environmental consultants to conduct ESAs and advise clients on environmental matters.
Even if no environmental problems are identified, it is important to structure the transaction to allocate environmental liability. This can be done by negotiating representations and warranties, indemnification agreements, and other contractual provisions.
Representations and warranties are statements made by one party to the other party about the property. These statements are typically made in the purchase agreement and are intended to provide the buyer with information about the property. If a representation or warranty ends up being false, a buyer might be able to sue a seller for damages.
An indemnification agreement is a contract in which one party agrees to reimburse the other party for losses that are caused by the first party’s negligence or breach of contract. In the context of real estate transactions, indemnification agreements are often used to allocate environmental liability. For example, the seller may agree to indemnify the buyer for any environmental cleanup costs that are incurred after closing.
Covenants are promises that one party makes to the other party. In the context of real estate transactions, covenants are often used to require the seller to take certain actions, such as performing environmental remediation or providing the buyer with access to environmental records.
“Hammer” provisions are clauses that give one party the right to terminate the transaction if the other party breaches a certain condition. “Hammer” provisions are often used in real estate transactions to protect the buyer from environmental liability. For example, the buyer may have the right to terminate the transaction if the seller fails to provide the buyer with a satisfactory environmental report.
Legal and consultant opinions are documents in which a lawyer or consultant provides an opinion about a legal or technical matter. Legal opinions are often used to advise the parties about the environmental risks associated with a transaction. Consultant opinions are often used to provide the parties with information about the condition of the property.
Holdbacks and escrows are mechanisms that can be used to protect the buyer from environmental liability. A holdback is an amount of money that is withheld from the purchase price until the buyer has been satisfied that the property is free from environmental problems. An escrow is a trust account that is set up to hold money or other assets until a certain condition is met. In the context of real estate transactions, an escrow may be used to hold money that will be used to pay for environmental cleanup costs.
Insurance can be used to protect the parties from environmental liability. There are a variety of environmental insurance policies available, including environmental impairment liability insurance (EIL) and pollution liability insurance (PLI). EIL policies typically cover the cost of environmental cleanup costs. PLI policies typically cover the cost of third-party claims for property damage or personal injury that is caused by environmental contamination.
Stenberg Law is a full-service law firm with a leading environmental practice. We help businesses of all types and sizes navigate the complex and ever-changing world of environmental law.
Our team members have diverse backgrounds in environmental engineering, chemistry, urban planning, business, and communications. We are committed to providing our clients with the highest quality legal counsel and the most innovative solutions to their environmental challenges.
We offer a wide range of environmental legal services, including:
We also provide specialized legal services to businesses involved in property development. Our property development lawyers can help you with the following:
If you have any questions about environmental law or property development, please contact us today. We would be happy to discuss your specific needs and provide you with the legal counsel and expertise you need to succeed.
Here are some of the benefits of working with Stenberg Law:
Contact us today to learn more about how we can help you with your environmental legal needs. To schedule a free consultation, please contact us online or call us toll-free at (818) 855-1103.