Phase I ESA vs Phase II ESA: What Triggers the Move in NJ
The escalation from Phase I to Phase II ESA is not automatic. Five findings that almost always trigger a Phase II in New Jersey, plus scoping, cost drivers, and timing.
Recognized Environmental Conditions: RECs, HRECs, and CRECs Explained
The three REC categories in a Phase I ESA carry very different legal and redevelopment consequences. How ASTM E1527-21 defines each and what the classification means for your deal.
When a Phase I ESA Is Required Before a NJ Commercial Closing
Lenders, transaction attorneys, and CERCLA liability defenses each create different Phase I ESA triggers. Five practical triggers and a 60-day NJ closing timeline.