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Phase 2 Environmental Site Assessment in Ontario

Reviewed by Fisher Engineering’s environmental QPs: David Fisher, P.Eng., C.Chem. (QP) · Bernard Chan, P.Eng., C.Chem. (QP) · Marius Voinea, P.Geo., B.Sc. (QP). Meet the team

Phase 2 Environmental Site Assessment

Just as with Phase 1, the difference between a Phase 2 Canadian Standards Association (CSA) and a Phase 2 Record of Site Condition (RSC) in Ontario is essentially the difference between “private due diligence” and “regulatory law.”

Phase 2 involves “intrusive” testing (drilling boreholes and installing monitoring wells) to sample soil and groundwater. While both use the same laboratory standards for testing, the RSC version is significantly more demanding and extensive.

Phase 2 CSA (The “Due Diligence” Standard)

The CSA Z769-00 is the industry standard for due diligence purposes. 

  • The Goal: To find out the existence and extent of environmental contamination.
  • Professional Judgment: The engineer or geoscientist (QP) can decide exactly where to drill and how many samples to take based on the “Area of Potential Environmental Concern” (APEC).
Phase 2 environmental site assessment field testing

2. Phase 2 RSC (The "Regulatory" Standard)

The O. Reg. 153/04 version is a legal prerequisite for development. 

  • The Goal: To certify that a property meets the Ministry’s Generic Site Condition Standards for a specific use (e.g., Residential). 
  • Full Delineation: The Ministry requires you to prove exactly where the contamination stops. 
  • QA/QC Requirements: You must follow Ministry guidelines when completing the drilling and sampling process.  

Note: 

  1. You cannot easily “upgrade” a CSA report to an RSC report later. If there is even a small chance you will need an RSC (e.g., for future rezoning), it is often cheaper to do it to the RSC standard from the start. 
  2. Phase 2 reports, either CSA or RSC, are typically valid for 18 months from time of assessment.

Phase 2 ESA FAQ

What is the difference between a Phase 1 and a Phase 2 ESA?

A Phase 1 reviews records and looks at the site; a Phase 2 drills and samples soil and groundwater. You only need a Phase 2 if the Phase 1 finds an area of potential environmental concern, such as a former fuel tank or dry cleaner.