Phase I Environmental Site Assessment (ESA)
Environmental Due Diligence for Commercial Real Estate in Tulsa, OKC, and Surrounding Region
Environmental risk is a critical part of commercial real estate due diligence. A property can appear sound from a physical standpoint while still carrying hidden environmental liabilities that impact financing, ownership, and long-term use.
At Focus Building Inspections, we coordinate Phase I Environmental Site Assessments (ESA-1) to help clients identify potential environmental concerns before closing, refinancing, or making capital decisions.
While often required by lenders, ESA-1 reports are equally valuable for buyers, owners, and stakeholders seeking clarity on environmental risk.
We coordinate Phase I Environmental Site Assessments across most of Oklahoma, Arkansas, Missouri, and Kansas, with a focus on maintaining efficient turnaround times for active due diligence periods.
What Is a Phase I Environmental Site Assessment (ESA)?
A Phase I Environmental Site Assessment (ESA) is a standardized due diligence process used to identify Recognized Environmental Conditions (RECs) associated with a property.
The purpose is not to test or sample, but to determine whether potential contamination risks exist based on historical and current property use.
Phase I ESAs are conducted in accordance with:
ASTM E1527-21 Standard
EPA All Appropriate Inquiries (AAI) Rule (40 CFR Part 312)
These standards are widely recognized in commercial real estate transactions and are often required to qualify for liability protections under federal law.
When Is a Phase I ESA Used?
A Phase I ESA is typically performed during:
Property acquisitions (due diligence period)
Commercial refinancing or lending requirements
Ownership transfers or partnership changes
Pre-development or redevelopment planning
Risk management for existing property owners
It is most commonly ordered when a transaction involves:
Lender involvement
Industrial or commercial use history
Potential exposure to environmental liability
What Does a Phase I ESA Include?
A Phase I Environmental Site Assessment is a research-driven process that evaluates both the current condition of the property and its historical use. You gain a clear understanding of whether Recognized Environmental Conditions (RECs) may be present, helping you evaluate how environmental risk could impact financing, negotiations, due diligence, and long-term ownership.
Key components include:
Review of historical records
Past ownership and site use
Aerial photographs, maps, and city directories
Regulatory database review
Environmental agency records
Permits, violations, and reported incidents
Site reconnaissance (site visit)
Visual observation of current conditions
Identification of potential environmental concerns
Interviews
Property owners, occupants, or local sources (when available)
Environmental setting review
Surrounding properties and land use
Water table, nearby wells, and environmental context
Review of prior environmental or geological studies
If available for the subject or nearby properties
How Phase I ESA Fits Into Due Diligence
A Phase I ESA is one component of a broader due diligence strategy.
It is often performed alongside:
While the building inspection evaluates physical condition, the ESA evaluates environmental liability.
Together, they provide a more complete picture of risk.
How much do your ESA-1 inspection services cost?
$1800-$2500
The final inspection fee will depend on the scope and timeline of the inspection, the services requested, the property's size, and the travel distance. Submit a proposal request form for a specific price quote.
Request a Proposal for a Phase I ESA
Environmental due diligence timelines are often limited and frequently tied to financing requirements. Delays in completing a Phase I ESA can impact closing timelines and lender approvals.
Our process is designed to move efficiently:
Submit a proposal request
Confirm scope and property details
Receive a tailored ESA proposal
Coordinate scheduling and reporting timelines
If your transaction requires a Phase I ESA—or you’re unsure whether it does—the next step is to request a proposal.
From Proposal to Report: How the Inspection Process Works
A clear, structured process designed to support your decision-making.
Requesting a Proposal & Scheduling Services
All commercial inspection tiers begin with a proposal request. Once your request form is submitted, our team will schedule a consultation call to review property details and clarify the scope of services within each tier.
Following the consultation call, we prepare a tailored proposal and deliver it via email. Upon acceptance and signature, we provide several scheduling options designed to align with the your timeline.
Payment & Agreements
Before the inspection can proceed, you must complete the inspection agreement and submit payment. These steps ensure that expectations are clearly defined and services are secured.
Site Inspection
Our certified inspectors conduct a comprehensive on-site evaluation of the property.
Report Preparation
After the inspection, our team develops a report that reflects the scope of services agreed upon within the selected tier.
Report Delivery & Review
When the report is complete, you are notified and can securely access all documents.
Optional Follow-Up Consultation
At the your request, a company representative can be available for a phone call to discuss and review the inspection findings and reports.
Frequently Asked Questions About ESA-1
Why do ASTM & AAI compliance matter?
Not all environmental reports are equal. A properly executed Phase I ESA must meet ASTM and EPA standards to provide meaningful protection. Compliance ensures:
The assessment meets lender and legal expectations
The client qualifies for All Appropriate Inquiries (AAI) protections
The report is defensible in a transaction or dispute
In commercial real estate, this is not just documentation, it is risk protection.
What is a Recognized Environmental Condition (REC)?
A REC refers to the presence or likely presence of hazardous substances or petroleum products on a property under conditions that indicate a potential release or threat of release.
How long does a Phase I ESA take?
Most Phase I ESAs are completed within 2–4 weeks, depending on property complexity, records availability, and scope.
Is a Phase I ESA required by lenders?
In many commercial transactions, yes. Lenders often require a Phase I ESA to reduce environmental risk before approving financing.
Does a Phase I ESA include testing or sampling?
No. A Phase I ESA is a non-intrusive assessment. If concerns are identified, a Phase II ESA (which includes sampling) may be recommended.
Can a Phase I ESA be done with a building inspection?
Yes. Phase I ESAs are commonly coordinated alongside commercial inspections or PCAs to streamline the due diligence process.
What types of buildings do you inspect?
Our Services are Suitable for a Range of Commercial Building Types
Office Buildings
Warehouse Buildings / Storage Facilities
Industrial Buildings
Retail Buildings / Shopping Centers
Office Buildings / Office Suites
Daycares / Schools / Nursing Homes
Restaurants/ Commercial Kitchens
Multi-Family Residential Buildings
Motels / Hotels
Churches / Religious Centers
Who is your typical customer?
We Serve a Variety of Professionals and Organizations
Commercial Brokers
Commercial Investors
Commercial Lenders
Builders / Construction Managers
Purchasers
Sellers
Building Owners / Business Owners
Tenants / Business Owners
Property Managers
Due Diligence Companies
Policies + Scope of Practice
Qualifications & Experience
When choosing a commercial inspector, select a team that’s both experienced and educated. Without a professional inspection performed by a qualified commercial property inspector, a buyer may be left with overlooked defects and potentially costly repairs.
Our inspectors hold certification with an accredited commercial inspection education and training program called CCPIA (Commercial Property Inspectors Association). CCPIA is the most reputable commercial inspection training program in the United States.
We also utilize the ASTM (American Standard for Testing and Materials) Property Condition Assessment standard E-2018-15 to conduct a baseline assessment for all commercial properties we inspect.
LIABILITY & RISK
No inspection report is perfect. We hold the highest qualifications and maintain liability insurance to ensure we minimize errors and omissions. No inspection is a guarantee or warranty of any kind. Liability is limited to the inspection fee.
Inspection Agreements
We require that every commercial inspection client agree to and sign our inspection agreement prior to scheduling services. This is standard practice within the inspection industry and meets insurance compliance standards. Included in the agreement is the scope of practice, outline of the payment policy and guarantee of payment, limitations and liabilities, procedures for submitting claims, and more.
PCA Scope of Practice
We offer four levels of service, depending on the level of detail needed:
→ Core Systems Review
→ Commercial Building Inspection
→ Capital Planning Inspection
→ Comprehensive Due Diligence (PCA)
A Property Condition Assessment (PCA) is a non-invasive evaluation conducted in general accordance with ASTM E2018 to assess the physical condition of a commercial property. The scope includes a visual inspection of site improvements, structural components, building envelope, and major systems such as mechanical, electrical, and plumbing, along with a review of available documentation and interviews with knowledgeable parties. The resulting Property Condition Report (PCR) identifies material deficiencies and includes an Opinion of Cost for immediate repairs and capital planning, supporting informed decision-making during due diligence and ownership.
The Commercial Inspection Report
Our reports include written, detailed findings and explanations as well as professional image and video content. The delivery time for reports varies depending on the project.
ESA-1 Scope of Practice
A Phase I Environmental Site Assessment (ESA) is a non-intrusive evaluation conducted in accordance with ASTM E1527-21 to identify potential environmental risks associated with a property. The scope includes site reconnaissance, review of historical and regulatory records, and interviews with knowledgeable parties to determine the presence of Recognized Environmental Conditions (RECs). This process does not include sampling or testing, but is designed to meet All Appropriate Inquiries (AAI) requirements and support informed decision-making in commercial real estate transactions.
Payment & Scheduling Policies
The inspection is scheduled immediately upon acceptance of the proposal.
100% of the inspection fee is due within 24 hours of accepting the proposal.
The individual or entity signing the Agreement is financially responsible for all inspection fee.
A $350 fee will be charged for any cancellation or rescheduling that occurs within 72 hours of the scheduled inspection start time.
Preferred payment methods are secure credit/debit cards or ACH transfers.
We do not offer net payment options.
We do not offer defer-to-closing payment options.
Reports are not released until agreements are executed and fees are paid in full.
Travel Policy
When we travel to a commercial inspection site, we charge the inspector's hourly rate for the duration of the expected travel time. Should an overnight stay be required (for a multiple-day project), we calculate hotel fees and meals into the inspection cost.