Environmental Due Diligence that Protects Your Investment
Purchasing a commercial property is a significant investment, whether you’re expanding your business, developing new real estate, or acquiring income-producing assets. But before you close the deal, it’s essential to understand the environmental condition of the property. Failing to do so can result in unforeseen liability, costly cleanup, and legal complications.
At Mill Creek Environmental, we specialize in helping buyers, lenders, and property owners in Georgia and the Southeast make smart, informed decisions through a wide range of environmental consulting services.
Here are five things you need to know before buying a commercial property:
1. A Phase I Environmental Site Assessment (ESA) is a Must
A Phase I ESA is the industry standard for assessing potential environmental contamination. It evaluates the history, usage, and current conditions of a property to determine the likelihood of hazardous materials being present. It’s also a key step in complying with the EPA’s All Appropriate Inquiry Rule, which protects buyers under CERCLA liability exemptions.
If you’re financing your purchase, most lenders will require a Phase I ESA before loan approval. It’s also a smart move for cash buyers who want to protect themselves from environmental surprises.
Learn more about our Phase I Environmental Site Assessments
2. Follow-Up Testing May Be Required: Phase II ESA / Limited Subsurface Investigation (LSI)
If the Phase I ESA identifies potential concerns—such as former fuel storage tanks, dry cleaning operations, or industrial activity—a Phase II ESA (also known as a Limited Subsurface Investigation) is typically recommended. This involves soil and groundwater testing to confirm or rule out contamination.
Mill Creek Environmental uses direct-push drilling equipment to collect accurate soil and groundwater data. The results help determine whether the site is impacted and what, if any, remediation is required.
Explore our Phase II ESA and Subsurface Testing Services
3. Underground Storage Tanks Can Mean Hidden Risk
If the commercial property has current or former underground storage tanks (USTs)—common at gas stations, automotive shops, or industrial facilities—testing and removal may be necessary. A leaking tank can lead to significant soil and groundwater contamination.
Mill Creek Environmental has decades of experience in UST removals, closures, and compliance audits. We also help clients navigate state reimbursement programs, such as Georgia’s LUST Trust Fund, to offset cleanup costs.
Read about our UST Removal & Closure Services
4. Know the Status of Wetlands, Streams, and Soil Conditions
Before developing a site, it’s critical to evaluate the presence of wetlands and streams, as well as the soil characteristics that affect stormwater infiltration and septic suitability.
Our team conducts wetland delineations and stream determinations to ensure compliance with state and federal regulations. We also provide soil surveys, septic designs, and erosion control plans to support permitting and land development.
Learn more about our Wetlands and Soils Services
5. Indoor Air Quality Matters—Even Before You Move In
Older buildings often carry unseen risks like mold, asbestos, lead-based paint or radon – especially those constructed prior to 1980. These hazards not only pose health risks but can complicate renovations, leasing, or occupancy approvals.
Mill Creek Environmental offers industrial hygiene testing for mold, asbestos, lead and radon. We provide accurate, third-party testing results to help you understand indoor air quality before finalizing your purchase.
Learn about our Indoor Air Quality Testing Services
Also visit our Mold Inspection Services
Make an Informed Investment with Mill Creek Environmental
Whether you’re buying an office complex, warehouse, gas station, or commercial land in Georgia or the Southeast, environmental due diligence isn’t just a checkbox—it’s a critical part of protecting your investment. At Mill Creek Environmental, we help you uncover hidden risks, comply with regulations, and make confident decisions about your property.
Ready to move forward? Contact us for a no-obligation consultation or quote today. Call 706-579-1607
