Vapor intrusion can complicate commercial property transactions, particularly at former dry cleaners, historical degreasing facilities, and other sites where chlorinated solvents were used. Vapor encroachment screening under ASTM E2600 can identify concerns that warrant further investigation. When those concerns emerge during due diligence, the assessment schedule must be evaluated against the transaction deadline.
A purchase agreement may provide approximately 30 days for due diligence, sometimes less. A conventional vapor intrusion investigation can require more time. Samples must be collected, shipped, scheduled for laboratory analysis, and interpreted. Seasonal conditions may also affect the investigation, potentially delaying an appropriate sampling window by months.
If the closing date remains fixed, buyers may have to request an extension, proceed with incomplete environmental information, or withdraw before the property's condition has been adequately characterized. An extension can add costs and create uncertainty for the transaction. Closing without results can leave environmental liability unresolved. Withdrawing may mean losing a viable acquisition opportunity.
The problem is not simply whether contamination is present. It is whether sufficient information can be obtained in time to support the decision.
Sample transport and laboratory scheduling contribute to the interval between collection and results. A mobile laboratory reduces those delays by bringing the analytical instrumentation to the property.
RJ Lee Group analyzes sub-slab soil gas and indoor air on site in real time. Data is available within a couple of hours, and conclusions typically follow within one day to one business week, depending on meteorological conditions. Mobilization from our headquarters takes approximately two weeks, making early coordination an important part of the assessment schedule.
On-site analysis can provide results while the due diligence period is still open. It also allows the investigation to respond to initial findings. If one location shows an elevated concentration, the team can collect additional measurements during the same visit rather than arranging a separate mobilization.
The benefit is a shorter interval between measurement and follow-up, not the elimination of site-specific sampling requirements. Weather and seasonal conditions still need to be considered when planning the investigation and interpreting results.
In 2024, perfluorooctanoic acid (PFOA) and perfluorooctanesulfonic acid (PFOS) were designated as hazardous substances under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). These substances are part of the broader group of per- and polyfluoroalkyl substances (PFAS).
For properties with a history that suggests potential PFAS use or releases, the due diligence team should discuss whether PFAS assessment belongs in the investigation scope. Addressing that question before closing allows the team to consider its implications alongside other environmental concerns.
Developers and buyers need environmental information within the due diligence period. Lenders and insurers need findings to inform their commitments. Environmental consultants and attorneys must help assess whether the proposed investigation can provide the necessary information within the available time.
If your transaction involves a vapor intrusion concern, contact RJ Lee Group to discuss the property history, assessment scope, and closing schedule. Early planning can help determine whether on-site analysis is appropriate and how it can support an informed acquisition decision.
Related reading: PTR-MS: Moving mass spectrometry into the field.