Phase II ESA Investigations

A Phase II ESA is an intrusive subsurface investigation (e.g., soil, groundwater, and/or soil-vapour sampling with accredited laboratory analysis) used to confirm or rule out contamination identified as a potential concern in a prior Phase I ESA.

What we do: finalize a sampling plan, arrange utility locates and drilling, collect samples following defensible protocols, and issue a clear, decision-ready report.

Typically, a Phase II ESA is required when a Phase I ESA identifies areas of potential environmental concern (APEC) or specific red flags (e.g., former USTs, dry-cleaning, automotive uses, fill placement). Lenders, municipalities, or regulators may also require a Phase II ESA before financing, permitting, or redevelopment.

Vista completes Phase II ESAs in general accordance with CSA Z769 (Phase II ESA) and the Alberta Environmental Site Assessment Standard, and applies Alberta’s Tier 1/Tier 2 Soil & Groundwater Remediation Guidelines when interpreting results. We incorporate City of Edmonton ESA Guidebook expectations where applicable (e.g., conceptual site model, record of laboratory data, etc.).

• Work plan and health/safety plan tied to Phase I findings and site access constraints.

• Utility locates, drilling/test pits, and monitoring well installation if required.

• Soil, groundwater, and/or soil-vapour sampling with full chain of custody.

• Laboratory analysis for site-relevant parameters (e.g., PHC F1–F4, BTEX, VOCs, metals, salinity, PAHs, etc.).

• Data interpretation against Alberta Tier 1 (or Tier 2, if applicable) and preparation of a decision-ready report (maps, borehole logs, lab certificates, QA/QC, CSM, conclusions, and recommendations).

For a typical commercial property in the Edmonton region, fieldwork is usually completed within 1–3 days after locates and scheduling. Laboratory turnaround is commonly 5 business days (can be expedited to 1 business day for a surcharge), and reporting takes 5–10 business days after lab data receipt.

Overall, expect approximately 3–6 weeks from notice to proceed, depending on access, scope, and lab turnaround.

Costs depend on scope (number/depth of boreholes and monitoring wells), parameter analysis list, site access, and lab turnaround time. Straightforward files are typically in the single-digit thousands, while complex delineation programs can be higher.

We provide fixed-fee quotes upfront whenever feasible, so there are no surprises.

Tip: Vista caps mobilizations where possible (grouping boreholes/wells efficiently) and uses defensible, right-sized analysis packages tied to site history to protect budgets without compromising data quality.

Your report will state if results exceed Alberta Tier 1/Tier 2 guidelines. If so, next steps may include:

• Delineation (additional boreholes/wells to define the extent vertically and laterally)

• Risk management / Tier 2 adjustment options where appropriate

• Remedial options (excavation, in-situ treatment, monitored natural attenuation)

• Regulatory closure strategy aligned with end-use and lender/municipal expectations

Sometimes, results are below guidelines, and no further action is recommended.

Yes, generally. A Phase I ESA provides the historical context and targets that make a Phase II ESA efficient and defensible. Skipping Phase I can increase costs, reduce the usefulness of the Phase II data, and affect liability protections.

In a purchase, the buyer or borrower commonly pays (sometimes cost-shared where contamination is suspected). In a refinance, the owner typically pays the costs. Vista can coordinate directly with lenders and provide reliance letters at no charge when requested.

A bank-ready, regulator-ready report including:

• Executive summary with clear conclusions and a practical decision tree (e.g., proceed / monitor / delineate / remediate)

• Site figures (aerials, borehole/well locations), logs, and photos

• Laboratory certificates and QA/QC

• Comparison tables to Alberta Tier 1/Tier 2 guidelines

• Recommendations tailored to your transaction timeline and risk tolerance

Alberta-Specific Add-Ons We Can Include

• City of Edmonton submission formatting (where required for development files)

• Tier 2 adjustments and simple risk evaluations aligned with site end-use

• Coordination with utility locators, drillers, and labs to compress timelines

• Reliance letters for your lender and legal counsel (no fee)