Environmental risks in real estate transactions: a practical guide
Gespeichert in:
| 1. Verfasser: | |
|---|---|
| Format: | Buch |
| Sprache: | English |
| Veröffentlicht: |
New York [u.a.]
McGraw-Hill [u.a.]
1993
|
| Ausgabe: | 2. ed. |
| Schlagworte: | |
| Online-Zugang: | Inhaltsverzeichnis |
| Beschreibung: | XXI, 519 S. |
| ISBN: | 0070460000 |
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Datensatz im Suchindex
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| adam_text | SUMMARY OF CONTENTS
PART I ENVIRONMENTAL LAWS AFFECTING REAL
ESTATE TRANSACTIONS
Chapter One Federal and State Superfund Laws 3
Chapter Two Superfund Cost Recovery Liens and
Superliens 57
Chapter Three Transfer Triggered Cleanup, Disclosure
and Reporting Laws 75
Chapter Four Other Disclosure and Reporting Laws 119
Chapter Five Land Use Restrictions and Building
Permit Requirements 155
Chapter Six Wetlands Regulation 161
Chapter Seven Other Federal and State Environmental
Laws 177
Chapter Eight Common Law Liability 185
PART II THE IMPACT OF ENVIRONMENTAL LAWS ON
REAL ESTATE TRANSACTIONS
Chapter Nine Sellers and Buyers 201
Chapter Ten Lenders and Lender Liability 213
Chapter Eleven Lessors and Lessees 261
Chapter Twelve Brokers 267
Chapter Thirteen Exchange Accommodators 271
Chapter Fourteen Corporate Officers, Directors,
Shareholders and Successors 277
viii
Chapter Fifteen Appraisal and Valuation of
Environmentally Impaired Real Estate ... 309
PART III PROTECTIONS AGAINST ENVIRONMENTAL
LIABILITY
Chapter Sixteen Environmental Assessments 325
Chapter Seventeen Environmental Assessment and Cleanup
as Conditions of a Transaction 361
Chapter Eighteen Negotiated Contractual Protections 367
Chapter Nineteen Additional Protections for Lenders 419
Chapter Twenty Deal Structure 423
Chapter Twenty One Liability Insurance 425
Chapter Twenty Two Title Insurance 439
Chapter Twenty Three Bankruptcy 453
Chapter Twenty Four Expert and Legal Opinions 465
CONCLUSION 469
APPENDIX A FNMA Environmental Hazards
Management Procedure (1988) 473
APPENDIX B FHLB Thrift Bulletin: Environmental
Risk and Liability (February 6, 1989) 499
APPENDIX C H.R. 2787 (Rep. Weldon) [The
Innocent Landowner Defense
Amendment of 1989 ] 507
ix
3.3.3 Laws Requiring Recorded Notice
(California, Indiana, Louisiana, Maine,
Missouri, North Carolina, Ohio,
Tennessee, Texas, Washington) 110
3.4 Toward a Broad Disclosure Policy 115
Chapter Four Other Disclosure and Reporting Laws
4.1 Introduction 119
4.2 Federal Disclosure and Reporting Laws 120
4.2.1 CERCLA and SARA 120
4.2.2 RCRA 124
4.2.3 TSCA 124
4.2.4 CWA 125
4.2.5 OSHA 125
4.2.6 Disclosures Required Under Securities
Laws 126
4.3 State Disclosure and Reporting Laws 129
4.3.1 California s Proposition 65 130
4.3.2 California s Asbestos Notification Law 138
4.3.3 California s Business Plan Requirements 143
4.3.4 Other California Reporting Laws 144
4.3.5 Disclosure and Reporting Laws of
Other States (Arizona, Massachusetts,
New York, Oregon) 151
4.3.6 Local Regulations 152
4.4 Conclusion 153
Chapter Five Land Use Restrictions and Building
Permit Requirements
5.1 Introduction 155
5.2 Land Use Restrictions 155
5.3 Building Permit Requirements 157
Chapter Six Wetlands Regulation
6.1 What are Wetlands? 161
6.2 Federal Regulation of Wetlands 163
xii
6.3 State Regulation of Wetlands
(California, New York, Illinois, Michigan,
New Jersey, Florida) 168
6.4 The Effect of Wetlands Regulation 172
Table 6 1 Sample Wetlands Definitions 174
Table 6 2 Federal Wetlands Statutes 175
Chapter Seven Other Federal and State Environmental
Laws
7.1 Introduction 177
7.2 Federal Laws 177
7.3 California Laws 180
7.4 Other States 183
Chapter Eight Common Law Liability
8.1 Introduction 185
8.2 Fraudulent Misrepresentation or
Nondisclosure; Negligent Misrepresentation 186
8.3 Negligence 188
8.4 Nuisance 189
8.5 Strict Liability in Tort (Ultrahazardous or
Abnormally Dangerous Activity) 192
8.6 Trespass 195
8.7 Rescission 195
8.8 Contractual or Equitable Indemnity 196
8.9 Statute of Limitations 197
PART II THE IMPACT OF ENVIRONMENTAL LAWS
ON REAL ESTATE TRANSACTIONS
Chapter Nine Sellers and Buyers
9.1 The Seller s Concerns 201
9.2 The Buyer s Perspective 205
9.3 The Stage Is Set 207
9.4 Profit Opportunities for the Fearless
Entrepreneur 208
Chapter Ten Lenders and Lender Liability
10.1 The Lender s Perspective 213
10.2 The Lender s Concerns About the Borrower
and the Viability of the Loan 214
10.3 Lender Liability Under CERCLA 218
xiii
TABLE OF CONTENTS
Preface iii
About the Authors v
Glossary of Selected Environmental Acronyms xviii
PART I ENVIRONMENTAL LAWS AFFECTING REAL
ESTATE TRANSACTIONS
Chapter One Federal and State Superfund Laws
1.1 Introduction 3
1.2 Federal Superfund Law 4
1.2.1 Funding for Cleanups; Cost Recovery 5
1.2.2 Cleanup of Hazardous Substance Releases 8
1.2.2 1 Hazardous Substance 8
1.2.2 2 Release 9
1.2.2 3 The Cleanup Process 11
1.2.3 Potentially Responsible Parties 13
1.2.4 Strict, Retroactive and Unending
Liability 16
1.2.5 Joint and Several or Apportioned
Liability 18
1.2.6 Defenses 22
1.2.6 1 Innocent Landowner Defense 24
1.2.7 Private Right of Action for Cleanup Cost
Recovery 31
1.3 State Superfund Laws 35
1.3.1 Funding for Cleanups; Cost Recovery 35
1.3.2 Potentially Responsible Parties 36
1.3.3 Defenses 38
1.3.3 1 Innocent Landowner Defense 39
1.3.4 Strict Liability 40
1.3.5 Joint and Several or Apportioned
Liability 41
1.3.6 Private Right of Action for Cleanup
Cost Recovery 42
1.3.7 Hazardous Substances or Waste 42
1.3.8 Liens 43
x
1.4 Synopsis of Selected State Superfund Laws
(Arizona, Arkansas, California, Connecticut,
Florida, Illinois, Louisiana, Maine, Maryland,
Massachusetts, Michigan, Nevada, New
Hampshire, New Jersey, New York, Oregon,
Pennsylvania, Rhode Island, Tennessee,
Texas, Vermont and Virginia) 43
Chapter Two Superfund Cost Recovery Liens and
Superliens
2.1 Introduction 57
2.2 Federal Lien Provisions 58
Table 2 1 Place for Filing of CERCLA Liens 63
2.3 State Lien and Superlien Provisions 66
2.3.1 Local Lien Laws 68
2.3.2 Judgment Liens 70
Table 2 2 State Cleanup Cost Recovery
Lien Laws 71
Chapter Three Transfer Triggered Cleanup, Disclosure
and Reporting Laws
3.1 Introduction 75
3.2 Common Law — The Demise of Caveat Emptor 77
3.2.1 Disclosure Duty of Landlords 83
3.2.2 Disclosure Duty of Brokers 85
3.2.3 When Does a Seller, Landlord or Broker
Have Knowledge Requiring
Disclosure? 88
3.3 State Cleanup, Disclosure and Reporting Laws 92
3.3.1 Transfer Triggered Cleanup/State Approval
Laws (New Jersey, Connecticut, Colorado,
Iowa, Missouri) 93
3.3.2 Transfer Triggered Disclosure or
Reporting Laws (California, Illinois.
Indiana, Massachusetts, Minnesota, North
Carolina, Pennsylvania, Washington,
West Virginia) 97
xi
10.3.1 The Secured Party Exemption 218
10.3.2 Lender as Owner After Foreclosure 220
10.3.2 1 What if the Lender Promptly
Transfers the Property After
Foreclosure? 223
10.3.2 2 The Lender as Intervening
Landowner 224
10.3.2 3 The Third Party Defense 225
10.3.3 Participation in the Management of the Facility . 226
10.3.3 1 U.S. v. Fleet Factors 226
10.3.3 2 In re Bergsoe Metal 231
10.3.3 3 Legislative Response 233
10.3.3 4 EPA Safe Harbor Rule 237
10.3.4 Generator Liability 254
10.4 Other Theories of Lender Liability 255
10.5 Loan Participation and Secondary Markets 257
10.6 Weighing the Risks 258
Chapter Eleven Lessors and Lessees
11.1 Lessors 261
11.2 Lessees 263
11.3 Common Law Liability of Lessors and Lessees 265
11.4 Environmental Risk Allocation 266
Chapter Twelve Brokers 267
Chapter Thirteen Exchange Accommodators 271
Chapter Fourteen Corporate Officers, Directors,
Shareholders and Successors
14.1 Limited Liability of the Corporate Form —
The General Rule 277
14.2 Exception: Direct Personal Liability
for One s Own Wrongful Acts 278
14.3 Exception: Derivative Shareholder Liability
Upon Disregard of the Corporate Entity — The
Traditional Theory 279
14.4 The New Exception: Direct Personal Liability
Under CERCLA as an Operator of
Contaminated Real Estate or as a Generator
of Hazardous Waste 281
14.5 The Emerging Federal Law for Piercing the
Corporate Veil in Environmental Cleanup
Cases 293
xiv
14.6 Policy Differences and Conflict Among the Courts
Regarding Operator Liability and Piercing the
Corporate Veil in Environmental Cleanup Cases 297
14.7 Corporate Successor Liability 300
14.8 Restructuring to Avoid Environmental Liability —
A Dangerous Proposition 306
Chapter Fifteen Appraisal and Valuation of
Environmentally Impaired Real Estate
15.1 Introduction 309
15.2 Classifying Contaminated Properties 310
15.3 The Effects of Contamination on Value 311
15.3.1 Quantifying Remediation Costs 312
15.3.2 Losses in Parcel Utility 313
15.3.3 Contamination and Residual Stigma 314
15.4 Applications to the Appraisal Process 316
15.5 Summary 320
PART III PROTECTIONS AGAINST ENVIRONMENTAL
LIABILITY
Chapter Sixteen Environmental Assessments
16.1 Introduction 325
16.2 The Threshold Question: On Which Transactions
Should a Party Conduct an Environmental
Assessment 327
16.3 Economics of Environmental Due Diligence 328
16.4 Classification of Properties and Types of
Properties 329
16.5 The Due Diligence Team 334
16.6 Selecting the Experts 336
16.7 Determining Industry Standards 338
16.8 Phase I Assessments — Exploring the Components .... 346
16.9 Phase II Assessments 354
16.10 Documenting Environmental Due Diligence 356
16.11 Environmental Assessment After Closing the Deal .... 357
16.12 Managing the Due Diligence Process 358
16.13 Conclusion 359
xv
Chapter Seventeen Environmental Assessment and Cleanup
as Conditions of a Transaction
17.1 Environmental Assessment as a Condition of
Closing 361
17.2 Cleanup as a Condition of Closing 363
17.3 What if Cleanup Cannot or Will Not be Completed
Before Closing? 364
Chapter Eighteen Negotiated Contractual Protections
18.1 The Building Blocks 367
18.2 What Hazardous Substances, Environmental
Laws, Costs or Liabilities Will Be Covered by
Contractual Protections? 368
18.3 Risk Allocation Strategies 380
18.4 Environmental Representations and Warranties 392
18.5 Environmental Covenants 397
18.6 Environmental Releases 402
18.7 Environmental Indemnities 405
18.8 Limitations of Contractual Protections 410
18.8.1 Environmental Liability May Outlive
Contractual Protections 410
18.8.2 Can Contractual Protections Be Made Binding
on Succeeding Owners of the Real Estate? 413
Chapter Nineteen Additional Protections for Lenders 419
Chapter Twenty Deal Structure 423
Chapter Twenty One Liability Insurance
21.1 Introduction 425
21.2 Comprehensive General Liability
Insurance 425
21.2.1 Insurance Archaeology 428
21.2.2 Insuring Clause: Property Damage 428
21.2.3 Insuring Clause: Sudden and Accidental 430
21.2.4 Assignment of Rights Under
Insurance Policies 431
21.3 Environmental Impairment Liability Insurance 431
21.4 Financial Responsibility Standards 434
21.5 Environmental Review Insurance 435
21.6 Environmental Remediation Insurance 437
21.7 Effect on Real Estate Transactions 438
xvi
Chapter Twenty Two Title Insurance
22.1 Introduction 439
22.2 Exclusion of Environmental Protection Liens 439
22.2.1 1970 ALTA Title Insurance Policy Forms 439
22.2.2 1987 ALTA Title Insurance Policy Forms 441
22.3 Protective Endorsements 442
22.4 Use of Old Policy Forms 443
22.5 The Problem of Superliens 444
22.6 Mechanics Liens and the Discovery of
Contamination During Construction 450
Chapter Twenty Three Bankruptcy
23.1 Introduction 453
23.2 Automatic Stay 454
23.3 Priority of Claims for Cleanup Costs 457
23.4 Discharge of Claims 460
23.5 Abandonment of Property 461
23.6 Indemnity and Contribution Claims of
Other PRPs 463
23.7 Conclusion 463
Chapter Twenty Four Expert and Legal Opinions
24.1 Expert Opinions 465
24.2 Legal Opinions 466
CONCLUSION 469
APPENDIX A FNMA Environmental Hazards
Management Procedures (1988) 473
APPENDIX B FHLB Thrift Bulletin: Environmental
Risk and Liability (February 6, 1989) ... 499
APPENDIX C H.R. 2787 (Rep. Weldon)
[The Innocent Landowner Defense
Amendment of 1989 ] 507
xvii
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| spelling | Nanney, Donald C. Verfasser aut Environmental risks in real estate transactions a practical guide Donald C. Nanney 2. ed. New York [u.a.] McGraw-Hill [u.a.] 1993 XXI, 519 S. txt rdacontent n rdamedia nc rdacarrier Immobiliengeschäft (DE-588)4161356-9 gnd rswk-swf Umweltgefährdung (DE-588)4346327-7 gnd rswk-swf USA (DE-588)4078704-7 gnd rswk-swf USA (DE-588)4078704-7 g Immobiliengeschäft (DE-588)4161356-9 s Umweltgefährdung (DE-588)4346327-7 s DE-604 HBZ Datenaustausch application/pdf http://bvbr.bib-bvb.de:8991/F?func=service&doc_library=BVB01&local_base=BVB01&doc_number=007871589&sequence=000002&line_number=0001&func_code=DB_RECORDS&service_type=MEDIA Inhaltsverzeichnis |
| spellingShingle | Nanney, Donald C. Environmental risks in real estate transactions a practical guide Immobiliengeschäft (DE-588)4161356-9 gnd Umweltgefährdung (DE-588)4346327-7 gnd |
| subject_GND | (DE-588)4161356-9 (DE-588)4346327-7 (DE-588)4078704-7 |
| title | Environmental risks in real estate transactions a practical guide |
| title_auth | Environmental risks in real estate transactions a practical guide |
| title_exact_search | Environmental risks in real estate transactions a practical guide |
| title_full | Environmental risks in real estate transactions a practical guide Donald C. Nanney |
| title_fullStr | Environmental risks in real estate transactions a practical guide Donald C. Nanney |
| title_full_unstemmed | Environmental risks in real estate transactions a practical guide Donald C. Nanney |
| title_short | Environmental risks in real estate transactions |
| title_sort | environmental risks in real estate transactions a practical guide |
| title_sub | a practical guide |
| topic | Immobiliengeschäft (DE-588)4161356-9 gnd Umweltgefährdung (DE-588)4346327-7 gnd |
| topic_facet | Immobiliengeschäft Umweltgefährdung USA |
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