How AEL Environment Helps its Clients Overcome Common Environmental Challenges

AEL environment applies a customer-centric focus to assessing and addressing environmental concerns at its clients’ sites. Every site is unique, and AEL takes careful consideration of client goals, site-specific challenges, budgetary constraints, and time limitations for each of its clients.

AEL is committed to delivering high-quality, cost-effective service, using industry-leading technology and best practices. We have built a strong business foundation using a holistic approach to problem-solving, working in close association with clients, and prioritizing honesty and clarity in our communications.

Our project managers bring decades of experience to managing environmental engineering projects. They see the “big picture” and work to create a tailored plan to meet your site-specific goals.

Understanding Core Environmental Challenges

With thousands of successfully completed projects in the last 25+ years, we have a strong history of overcoming challenges including “stuck sites”, and believe that finding the right solution starts with fully understanding the situation. We work closely with our clients to identify obstacles and create a custom plan to overcome specific roadblocks.

Some of the questions we typically ask at the outset to help us understand client needs include:

• What is your role in this property? Are you an owner, buyer, seller, agent, developer, financier, etc.?
• Who else is involved in the site, e.g., tenants, neighbours, lenders, employees, or other key stakeholders?
• Are there any external factors causing you to seek our services, eg., financing, permitting, MECP orders, lawsuits, etc.?
• What kind of environmental issues are you dealing with?
• Do you have access to previous reports about the site?
• Is there a timeline or deadline for the completion of this project?
• Are there any dependencies that we should be considering?
• Is there already a budget range allocated for this project that might inform the options we recommended?

Challenge #1 Changing Property Use 🚸

When changing to a more sensitive use of a property, (eg. commercial to residential), a Record of Site Condition (RSC) must be filed with the Ministry of the Environment, Parks and Conservation (MECP) based on Ontario Regulation 153/04. An RSC documents Environmental Site Assessments (ESAs), remedial amendments, and any other environmental activities taken on site meet an appropriate standard of care and that site conditions meet acceptable standards for its planned use.

This important documentation can increase the value of a property when selling or redeveloping a commercial or industrial site as it offers more options for use. Our team of environmental experts have helped numerous clients navigate the RSC process and would be happy to discuss your site-specific goals and situation.

Challenge #2 Time Constraints ⏳

We often encounter time constraints when working with purchasers who require financing prior to closing, or developers seeking permits. There are other time-sensitive situations, and we will do everything possible to help you meet your timelines. Proven strategies include:

• Concurrent Phase 1 and Phase 2 ESAs – These critical investigations can be initiated in tandem to save time where a Phase 2 is anticipated.
• On-Site Testing – AEL employs a series of technologies that allow for real-time analyses of many different Contaminants of Concern (COCs).
• Expedited Lab Results – For a Canadian Standards Association (CSA) Phase 1 ESAs, records can be ordered on rush. Lab results can also be ordered on rush for Phase 2 ESAs as needed.
• Custom Remedial Action Plan (RAP) – Some remedial options are faster than others and we always take your timing into consideration when developing a custom RAP.

Challenge #3 Remote Locations 🚁

From coordinating the logistics of remote access to extreme weather conditions and short operational seasons, AEL’s experience providing environmental service in remote locations requires tailored approaches and specialized expertise.

Moving materials in and out of remote locations can often be complicated and costly, and if remediation is necessary, we will develop a custom RAP that works around the complexities of the site’s specific challenges to minimize costs, while considering your timeline and end goals for the site.

If needed, we can utilize mobile screening units which are completely self-contained and come fully equipped for rapid on-site analysis anywhere across the country. On-site testing allows field staff to make decisions in real time, significantly reducing mobilization/demobilization fees and time. This is particularly beneficial on sites where laboratory access is a challenge.

Challenge #4 Budget ⚖️

Budget is a major consideration when selecting a course of action, and our team are happy to work with you to find opportunities for savings wherever possible, while still offering the services needed to achieve your goals.

• Combined Services
  • Pairing a Phase 1 ESA and Building Condition Assessment can usually save you time and costs associated with mobilizing an expert to your site for a single visit
  • A Phase 2 ESA can be paired with Geotechnical drilling to gain a better understanding of subsurface soil and help target remediation and or development strategies for significant cost savings.
• On-Site Testing – Along with saving valuable time, on-site testing saves money through the precise delineation of soil and reduced disposal fees.
• Custom Remedial Action Plans (RAPs) – RAPs are designed to offer multiple options that align with your budget and timelines for the remediation. Once your RAP is complete, an AEL representative will meet with you at no extra cost to discuss next steps.
• Innovative Remedial Solutions -We offer a variety of innovative remedial options to meet different budgets. Methods of remediation include biological remediation, chemical remediation, mass transfer or air sparging, and containment or barrier treatment.
• Modified Generic Risk Assessment (MGRA) – In cases where full site remediation is challenging or cost prohibitive, a Modified Generic Risk Assessment (MGRA) or a full RA may be a more cost-efficient option where site-specific standards are defined.

Challenge #5 Preparing for a Sale 🤝

AEL can help you to achieve your property goals by ensuring you’ve got your land ready for sale, and the reports to back it up so there are no surprises to either you or the buyer when it comes time for the transaction to take place.

Financers often require an Environmental Site Assessment (ESA) as part of their financing conditions. Here’s why it’s a great idea for a seller to have an ESA completed prior to listing:

• Expedited Sale – An ESA equips sellers with the paperwork that buyers will need for lenders, thereby expediting the sale by removing the condition (and time it takes to fulfill it), at the time of sale.
• Informs your Sales Strategy – The information obtained during an ESA enables sellers to  confirm whether a site has any Areas of Potential Concern, contamination or not.  This private information helps sellers with decision making, e.g., whether to keep the property, clean it up, or put it on the market as is.
• Buyer Confidence – Depending on the site’s history, a Canadian Standards Association (CSA) compliant Phase 1 ESA might be all you need to satisfy buyers and lenders. In some cases, an O.Reg.153/04 compliant report, and/or a Record of Site Condition (RSC) might make more sense, to allow for changes in site use, making it more appealing to buyers as the RSC stays with the site, meaning they’ll be clear to develop.

Challenge #6 Financing💳

To secure financing, an Environmental Site Assessment (ESA) is often required. Essentially, an ESA investigates the environmental condition of a site to protect lenders from potential liability in case of foreclosure. Faced with the possibility of inheriting a contaminated site (and the associated costs), lenders often require an ESA prior to lending or refinancing on commercial, industrial sites, and even in some residential situations.

Whether it’s a Phase One, Phase Two, CSA, O.Reg 153/04 compliant report, our experienced team of professionals will help you identify and complete the appropriate ESA and letter of reliance that your financer may require.

Use our online tool to understand your options and general costs for a Phase One ESA.

Final Thoughts

With over 25 years of trusted industry experience, AEL environment has encountered many challenging sites and unique scenarios. Fortunately, we love a challenge! AEL uses innovative approaches and the latest technologies and has demonstrated its ability to overcome sticking points to help its clients move forward in the direction of their goals.

Working in collaboration, we are committed to leveraging our expertise and resources to help you attain your goals efficiently and effectively.

Contact AEL environment to discuss your site-specific challenges and come up with a gameplan.