What is included in each protection level?

Desktop Review is a records-only read — historical sources and an agency file check, no field visit. Phase I ESA adds the site reconnaissance, the EDR radius report, PFAS records screening and a report signed by an Environmental Professional, meeting ASTM E1527-21. Phase I + Transfer Screen + Lien Search layers on the state transfer-trigger answer and an environmental lien search. All-In adds a limited Phase II subsurface investigation before you close.

How long does each level take?

From confirmed site access: Desktop Review drafts in 3-5 business days, Phase I ESA in 2-3 weeks, Phase I + Transfer Screen + Lien Search in 2-3 weeks, and All-In in 3-4 weeks. Lab turnaround on a Phase II is the usual schedule driver; rush options are available when a closing date is fixed.

What does each level cost?

Starting floors are $850 for Desktop Review (flat fee), $2,200 for Phase I ESA (lump sum), $3,850 for Phase I + Transfer Screen + Lien Search (lump sum), and $9,850 for All-In (Phase II priced on findings). Final pricing depends on parcel size, site history and access. The cost estimator returns a scoped range in about a minute.

Which level do lenders and buyers actually require?

Most lenders require at least a Phase I ESA that meets ASTM E1527-21, because that is what establishes All Appropriate Inquiries and the innocent-purchaser defense. A Desktop Review is a screening read only and does not satisfy that standard. On a transaction with a known industrial history, Phase I + Transfer Screen + Lien Search is the level we recommend.

Can I start at a lower level and upgrade later?

Yes. Each level builds on the one below it, so the work is not repeated — a Desktop Review rolls into a Phase I, and a Phase I scopes the Phase II. You only pay the difference between the levels, and no findings are re-purchased.

What is not included at any level?

Remediation, regulatory case closure, building-material surveys such as asbestos and lead, and long-term monitoring are separate scopes. Due diligence tells you what the liability is; remediation and compliance work resolve it. We scope those separately once the findings are in.

Environmental Due Diligence — Protection Levels

Four levels of coverage for New York and New Jersey property transactions. Compare what each level includes, what it costs to start, and exactly how much liability protection it buys.

Environmental Due Diligence

Choose Your Level of Protection

Service comparison — not a formal proposal

Four levels of due-diligence coverage for NY and NJ property transactions — from a fast desktop read to a pre-closing subsurface investigation. Each level buys you a different amount of liability protection.

Protection: Entry

Desktop Review

A fast go/no-go read before you commit. No field visit, and it does not meet the ASTM standard.

from $850

flat fee

Draft in 3-5 business days

Protection: Standard

Phase I ESA

The standard. Meets ASTM E1527-21 with a site visit and a report signed by an Environmental Professional.

from $2,200

lump sum

Draft in 2-3 weeks

See what Phase I ESA covers

Recommended

Protection: Full

Phase I + Transfer Screen + Lien Search

Full Phase I, the state transfer-trigger answer you need before closing, and a hidden-lien check.

from $3,850

lump sum

Draft in 2-3 weeks

See what Phase I + Transfer Screen + Lien Search covers

Protection: Maximum

All-In

Everything above, plus a limited Phase II before you close. Phase II scope is set by what the Phase I finds.

from $9,850

Phase II priced on findings

Draft in 3-4 weeks

See what All-In covers

Not sure which level you need?

Get a tailored recommendation for your deal.

Tell us the level you're weighing and where to send it. An Environmental Professional reviews your situation and emails back whether that scope actually covers your liability — or whether you're buying more (or less) than you need. No obligation.

Every property prices differently.

These are starting points. Acreage, prior use, region and how fast you need it all move the number. The Cost Estimator gives you a range built around your property, your service and your closing date — in under two minutes, no obligation.

Estimate My Project Cost Get a Free Quote

Compare the levels side by side

Select a level to highlight it and flag what that upgrade adds. Every line links to the service that delivers it.

Comparison of what each environmental due-diligence protection level includes. Select a level column to highlight it.
What's included			Recommended
The Read
Go / no-go read on the property	Included	Included	Included	Included
Historical records reviewAerials, Sanborn maps, city directories, topographic maps	Included	Included	Included	Included
State agency file and case reviewNJDEP Data Miner, NYSDEC and NYC agency records	Light coveragelight	Included	Included	Included
Environmental database (EDR) radius report	Not included	Included	Included	Included
The Standard
Field site visit and reconnaissance	Not included	Included	Included	Included
Meets ASTM E1527-21 (All Appropriate Inquiries)	Not included	Included	Included	Included
State site-investigation screen where requiredNJ Preliminary Assessment under the Spill Act; NY equivalents	Not included	Included	Included	Included
PFAS records-based screening	Not included	Included	Included	Included
Report signed by a qualified Environmental Professional	Not included	Included	Included	Included
The Protection
Innocent-purchaser / AAI liability protection	Not included	Included	Included	Included
180-day reliance window (40 CFR Part 312)	Not included	Included	Included	Included
Transfer-trigger applicability memoNJ ISRA NAICS and waiver screen; NY (E) Designation and BCP screen	Not included	Not included	Included	Included
AUL and environmental lien search	Available as an add-onadd-on	Available as an add-onadd-on	Included	Included
Limited Phase II before closing	Not included	Not included	Not included	Scoped on findingsscoped on findings
Turnaround
Draft in your hands, from confirmed site access	3-5 business days	2-3 weeks	2-3 weeks	3-4 weeks

Phase I ESA

from $2,200 · draft in 2-3 weeks

Included: Go / no-go read on the property
Included: Historical records review
Included: State agency file and case review
Included: Environmental database (EDR) radius reportNew here
Included: Field site visit and reconnaissanceNew here
Included: Meets ASTM E1527-21 (All Appropriate Inquiries)New here
Included: State site-investigation screen where requiredNew here
Included: PFAS records-based screeningNew here
Included: Report signed by a qualified Environmental ProfessionalNew here
Included: Innocent-purchaser / AAI liability protectionNew here
Included: 180-day reliance window (40 CFR Part 312)New here
Not included: Transfer-trigger applicability memo
Available as an add-on: AUL and environmental lien search — add-on
Not included: Limited Phase II before closing

Starting prices are floors for a typical NY/NJ commercial property and are not a quote. A Desktop Review does not meet ASTM E1527-21 and confers no All Appropriate Inquiries protection. Additional scopes are provided for information only and are not initiated without separate written authorization.

FAQ

Protection Levels — Common Questions

Scope, turnaround and what each level actually covers before you commit.