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Changes to AB1103 Energy Disclosure

August 30th, 2014

Posted by: Andersen Environmental

California Energy Commission Announces Delay in Implementation for Buildings Between 5,000 and 10,000 Square Feet in Size

California recently introduced the Nonresidential Building Energy Use Disclosure program, requiring property owners disclose one year of energy use data for a building being sold, leased or refinanced. According to the original schedule of implementation, buildings between 5,000 to 10,000 square feet were set to come under compliance requirements on July 1, 2014. However, on Monday August 11, 2014, the California Energy Commission (CEC) announced modifications to the program to delay the compliance date for buildings which are 5,000 to 10,000 square feet in size to July 1, 2016. Specific reasons for the delay have not been announced. AB1103 Energy Disclosure will continue to be required for buildings 10,000 square feet or larger..

California Assembly Bill 1103 Nonresidential Building Energy Use Disclosure program requires property owners to disclosure one year’s worth of electric and gas use through the EPA’s Energy Star Portfolio Manager for each building over 10,000 square feet which is being sold, leased or refinanced. The Portfolio Manager will use the building utility information to benchmark the subject building’s energy performance alongside buildings with similar uses and characteristics. The property owner must then disclose this information to the new tenant during a lease, prospective buyer during a purchase, lender during a refinance, and the CEC.

The most notable property types that are exempt from complying are factory and residential. If the subject property is mixed use and contains one or more of the above uses, the entire property is exempt. Commercial buildings under 5,000 square feet are also exempt under the current law even after July 1, 2016. Unlike commercial energy disclosure policies in New York City and San Francisco, California’s AB1103 does not go the few steps further requiring an energy audit or retro-commissioning. It is the California Energy Commission’s hopes that enforcement for AB1103 will be complaint-driven.

Andersen Environmental understands that the process of a real estate transaction can be hectic and time consuming. We have taken the time to understand this new law and are available to consult and work with you and your clients to fulfill the requirements of AB1103. If you would like assistance in generating the required energy use disclosure, please contact our office at (888) 705-6300 or fill out the service request form below.–Energy-Audit.htm

Environmental Remediation: What Are The Options?

May 13th, 2014

By: Candice Gasper, Marketing Manager

The purpose of Environmental Due Diligence is to confirm a commercial property is not environmentally impaired.  The industry accepted method for evaluating environmental risks associated with a commercial property is the Phase I Environmental Site Assessment.  If through the Phase I Environmental Site Assessment process an environmental concern is identified, a Phase II Environmental Site Assessment may be recommended.  A Phase II Environmental Site Assessment is a limited intrusive study where soil, soil vapor, and/or groundwater samples are collected and analyzed to determine if the concerns raised by the Phase I Environmental Site Assessment actually translate to the existence of contamination at the property.  If contamination is detected, additional environmental sampling (Site Characterization) is conducted to determine the extent of the contamination.  Once the contamination is sufficiently understood with respect to depth, breadth, chemicals of concern, and media impacted (soil, soil vapor, indoor air or groundwater) a determination of if remediation is necessary is made. 

When it comes time to remediate a property, several different remediation technologies are available, each designed to suit the property’s unique characteristics, the environmental clean-up goals, and the financial and time constraints of the project.  Additionally, in many cases a combination of more than one technology can be deployed to provide a comprehensive remedial strategy throughout the life cycle of the project.



Soil Excavation and Disposal: Simply, the contaminated soil is excavated, transported off-site to a regulated waste facility, and replaced with clean soil.  As long as verification sampling and analysis results show the remediation goals have been met, the remediation is complete.  Soil excavation can be costly, but the biggest benefit is the speed at which hazardous waste removal can be completed.  This can be critical in the case of a time sensitive property transaction, development project or refinance.  The most common challenges to a soil excavation project are the physical limitations.  The depth of an excavation can be limited by structural restrictions (proximity of buildings to planned excavations) and excavation equipment limitations. Remediation by excavation is most common when dealing with contaminants that are less mobile in soil such as heavy metals, pesticides, and other non-volatile organic and inorganic compounds.  Excavation and off-site disposal is often the only remedial option which can remove nearly 100% of the contamination from a property.

Soil Vapor Extraction: Most commonly used to remediate volatile organic compounds such as gasoline and industrial solvents.  Soil vapor extraction is a technology in which vapor extraction wells consisting of perforated PVC pipes are drilled into the ground and a high powered vacuum is attached to the wells to extract air from the soil.  Along with the air come the volatile chemicals.  The air is then passed through carbon canisters or a furnace to “scrub” or burn the chemicals from the air.  The clean air is then released to the atmosphere.  Relatively speaking, soil vapor extraction can take much longer than a simple excavation; however, soil vapor extraction is less limited by the presence of existing structures or the depth of the contamination.  Wells can be drilled to virtually any depth and can be placed inside or surrounding existing structures.  Once the initial system construction and installation is complete, soil vapor extraction can oftentimes be operated non-obtrusively while normal building operations continue.  Soil vapor extraction can also be much less expensive than soil excavation.

Enhanced Bioremediation:  Natural bacteria which feed on chemicals exist in the subsurface, over long periods of time, will naturally degrade the chemicals of concern.  With enhanced bioremediation, the bacteria colonies are promoted by injecting oxygen and/or “food” into the subsurface to propagate the bacterial colonies and speed up the natural process.  The efficacy is limited by several factors including the natural presence of the appropriate bacteria, soil chemistry, and lithology.  Bioremediation can take much longer than other technologies.  Although accepted in some circles, many consider enhanced bioremediation experimental and unpredictable.



Groundwater remediation is much trickier than soil remediation; however there are several technologies to treat contaminated groundwater.  The type of technology used is dependent on the type of contamination, the phase of the contamination in groundwater (floating product vs. in solution), and the site lithology to name a few. 

Pump and Treat: Just as it sounds, pump and treat refers to the extraction of groundwater through groundwater extraction wells (similar to vapor extraction wells but set into the groundwater table) and treatment of the water through carbon canisters or at an off-site treatment facility.  The clean water is then either injected back into the aquifer or discharged to the municipal sewer or storm drain.  Through lessons learned in the last few decades, many remediation professionals consider pump and treat deployed by itself as a less-effective approach, opting to combine the technology with additional remedial strategies to provide successful remediation designs.  Nevertheless, in instances where groundwater contamination is floating away from a site, pump and treat can be quickly deployed to help stabilize the plume.

Air Sparging: Air sparging refers to the injection of air into the groundwater which effectively will “bubble up” through the groundwater and strip the contamination into the rising air.  This is very similar to how an aerator in a fish tank works.  Air sparging is often used in concert with soil vapor extraction, as the vapor extraction wells can capture this rising contaminated air and remove it from the subsurface. 

Dual Phase Extraction: Dual phase extraction refers to the method of combining groundwater extraction (pump and treat) with soil vapor extraction.  Essentially, groundwater is continually extracted to lower the groundwater table, exposing the “smeared” contamination in the soil.  Soil vapor extraction is used to remove the contamination by extracting the air from the newly-exposed soil and drawing the contamination along with it.  

Chemical Treatment: Chemical treatment involves injecting chemicals into the groundwater, which react with the contaminants, resulting in harmless by-products.  The biggest challenge to chemical treatment is the ability to adequately distribute the “good” chemicals effectively.  Adequate distribution of the chemicals are impeded by the presence of variable soil types (“heterogeneity” of the soil), which can cause uneven delivery, and lack of soil porosity, which can stop the spread of the chemicals.  This technology is gaining acceptance but the results are still considered unpredictable.

Enhanced Bioremediation:  As with bioremediation of soil, bioremediation of groundwater is limited by the natural presence of the appropriate bacteria, the groundwater chemistry, and lithology. 

Monitored Natural Attenuation:  In some instances, natural degradation of contaminants can be sufficient in cleaning up the environment without active remediation.  By monitoring groundwater conditions over time and studying the chemistry of the site, predictions are made on the rate of natural breakdown.  If this rate of breakdown shows the cleanup goals can be achieved within an acceptable timeframe and before the groundwater contamination travels too far away from the site, the contamination can be left in place and the groundwater simply monitored periodically to confirm the predictions.  This approach is gaining acceptance, as it can often be the most cost-effective option in resolving a contamination issue.



Typically, when remediation is occurring, a regulatory agency oversees the process ensuring the site has been appropriately evaluated, approving clean-up goals, monitoring the remediation process and ultimately approving site closure.  Depending on the current property use and planned future use, there are different acceptable levels of residual contamination that can be left in place.  Obviously, for a residential property or properties with other sensitive uses including schools and hospitals, the clean-up goals are quite stringent.  For commercial and industrial properties, the goals are less rigid.  However, if only the less stringent goals are met, the future use of the property will be limited and those limitations will be spelled out in a deed restriction which runs with the title of the property.



Most property investigations do not go beyond the Phase I Environmental Site Assessment phase; however, on the rare occasion that a Phase II Environmental Site Assessment and Site Characterization reveal an unacceptable environmental or human health risk, selecting the right consultant is crucial.  The right consultant can be the difference between unnecessarily spending additional money and wasting months, if not years. 

When selecting an environmental consultant to perform remediation on your property, there are a few qualities they should have:

Good Relationships with Regulatory Agencies: An environmental consultant that has experience working with local regulators will already be familiar with their requirements.  Every regulator has a specific “appetite”, especially with respect to site investigations.   Within some agencies, the appetite can be different between individual case workers.  Knowing what the regulator is looking for can save time and money by avoiding unnecessary work or wasting time doing work in fits and starts. 

Experience with Different Clean-up Technologies: Since every site is unique, one or more specific technologies may be appropriate for each challenge.  A consultant that has experience with the strengths and challenges of each technology is in the best position to prescribe the best technology for your site. 

Well Rounded, Vetted and Diverse Team:  Designing and executing a successful remedial plan is not a one-man or single-discipline task.  Dozens of technical factors can come into play during the remediation phase, including geology, hydrogeology and geochemistry constraints, engineering evaluations, regulatory and compliance requirements, and construction complexities.  A successful remedial team draws from different disciplines to navigate these factors.  Andersen Environmental’s team of Professional Geologists, Certified Hydrogeologists, Professional Engineers, Chemists and seasoned Environmental Professionals bring multi-faceted expertise in implementing successful remedial actions.

Andersen Environmental embodies all of these qualities and more.  Remediation can be overwhelming and often intimidating; we work closely with our clients to provide cost effective and timely solutions.

Is There Asbestos in Your Soil?

February 4th, 2014

Posted by: Candice Gasper, Marketing Manager

Asbestos is a naturally occurring, fibrous material that is commonly used in building materials due to its durability, fireproofing, and low cost.  When asbestos-containing materials are disturbed, exposure is dangerous to human health and requires professional assistance during renovation or removal.  It is easy for anyone to spot damaged building materials and recognize a potential asbestos threat; what is more difficult to identify and potentially more dangerous is when asbestos is in the topsoil around your home or business.

Asbestos is created by heat and pressure deep within the Earth.  The two main categories of asbestos are Serpentine and Amphibole.  Asbestos occurs naturally in geologic deposits and is mined for commercial use. This loose mineral can easily become airborne since it is subject to wind and human activity.  Asbestos in soil is not only more mobile, but it is less likely to be noticed since asbestos is often associated with disturbed or worn out building materials.


It is a common misconception that asbestos was banned for use in building materials after 1980; however, there are still over 300 asbestos-containing building products, such as roofing materials, insulation, and adhesives, which are still on store shelves today.  In fact, asbestos itself is not even fully banned by the Environmental Protection Agency; it is subject to regulation under the Clean Air Act and certain applications of asbestos are forbidden per the Toxic Substances Control Act.

Due to heavy regulation, several building products today no longer contain asbestos because of their high risk of becoming disturbed, airborne and ingested.  Once embedded inside the lungs, asbestos can cause lung cancer, asbestosis, and Mesothelioma.  If a smoker is exposed to asbestos, their chances of being diagnosed with lung cancer increase by 50 – 90%.  When exposed to asbestos, there is usually a latency period of 20-40 years before any symptoms begin to show. 


The likelihood that asbestos is naturally occurring in your soil is all dependent upon your location.  Asbestos is a naturally occurring mineral with large deposits in California, Utah, Canada, Mexico, India and South Africa.  Chrysotile, a type of Serpentine, is actually the California State Rock.                                                

If you live in a region that has asbestos deposits, you may want to hire a professional to perform an asbestos test of the soil around your home or business.


If you are concerned about asbestos potentially being in the soil around your home or business,

Contact Aidan Rector from Andersen Environmental at

(310) 854-6300 to set up asbestos testing today.

AB1103 Commercial Energy Disclosure Law Finally Goes Into Effect

January 15th, 2014

After several delays, California Assembly Bill 1103 Commercial Energy Disclosure was finally put into action on January 1, 2014. Currently, it requires all commercial buildings 10,000 square feet or larger that are being leased, sold, or refinanced to comply with the program.  The final phase will go into effect on July 1, 2014, requiring all commercial buildings over 5,000 square feet to comply. 


What is the purpose of AB1103?

The California legislature has aggressive energy efficiency goals and is taking actions to meet them.  The AB1103 Commercial Energy Disclosure program was created with the goal of making energy efficiency part of the discussion during a real estate transaction: the goal of which is to ultimately lead to the reduction of energy waste in commercial buildings throughout California. The idea is also to benchmark buildings with similar features, allowing potential purchasers to easily shop around for more energy efficient buildings.  Not only do energy efficient buildings help to reduce greenhouse gases, but they also usually translate into lower than average utility bills. 


What does AB1103 require?

Property owners who are going to sell, lease, or refinance an entire commercial building must upload one year’s worth of energy use data and space use attributes into the U.S. Environmental Protection Agency ENERGY STAR Portfolio Manager.  This tool will process the building’s energy information and allow the property owner to generate a Data Verification Checklist disclosure form.  The disclosure must be provided to the purchaser or lessee no later than 24 hours prior to the execution of the sales contract or lease agreement.   In the case of a refinance, it must be provided to the lending institution no later than submittal of the loan application.  


AB1103 also requires utility companies to provide the most recent 12 months of energy use data to property owners.  It will be to the utility company’s discretion as to how the energy use data information is provided to the building owner.  Currently, only the three major California utility companies (SoCal Gas, SCE and SDGE) are set up to provide the information directly through Portfolio Manager.  It is anticipated that others will provide the information via a spreadsheet or similar means and the owner will then need to manually enter the information into Portfolio Manager in order to generate the disclosure form.  It will be to the discretion of the utility companies as to how they handle confidentiality issues related to providing energy use data to owners when the bills are under the tenants’ name.

Although AB1103 does not require any action to alter or update building systems on a property,AB1103 may inspire building owners to install energy efficient building systems to make their properties more marketable.


Who is exempt from AB1103?

The most significant exemptions from AB1103 are factory, industrial, and residential properties.  If the property in question is a mixed use property containing any of these exempt uses, then the entire building is exempt. Commercial buildings under 5,000 square feet are also exempt.  It is also important to note that commercial buildings entering a contract before July 1, 2014 that are 10,000 square feet or less are also exempt.  After July 1, 2014, all commercial buildings 5,000 square feet and larger will have to comply.


Who is enforcing AB1103?

The property owner is required to release the disclosure report to the lessee, new property owner, lender, and the California Energy Commission (CEC).  Enforcement for the law will be complaint driven and the hope from the CEC is that enforcement will be primarily market-driven.

Andersen Environmental is able to assist our clients in satisfying the AB1103 requirement. For more information on AB1103,

Please contact Gareth Howell at or (310) 854-6300

AB1103 Logo

AB1103 FAQs & New Schedule

June 26th, 2013

California Assembly Bill 1103 has been postponed again.  It was recently announced that the first phase of implementation, which was originally to go into effect July 1, 2013, will now go into effect on September 1, 2013 with full implementation by September 1, 2014.  The reason for the delay is cited as unresolved issues with utility reporting systems.

What does AB1103 Require?

AB1103 requires property owners to disclose energy consumption data to prospective purchasers and potential tenants.  The data is interpreted and benchmarked using an Energy Star rating system called Portfolio Manager, which was developed by the Environmental Protection Agency. EPA Portfolio Manager is an energy management tool that tracks and benchmarks energy and water consumption in an online database. The Energy Star rating is mostly based on the specific property use.


What types of transactions does AB1103 cover?

AB1103 disclosure is required for any sale, lease, or refinancing of an entire commercial building that is 5,000 square feet in size or more.  Manufacturing facilities are not required to perform AB1103 since they are not rated by Energy Star. After AB1103 is fully implemented, tenants will only have to disclose their energy and water use once, at the beginning of their lease.


What are the benefits of AB1103?

EPA’s Portfolio Manager is used to establish a benchmarking system to compare buildings of similar square footage and usage. The buildings are benchmarked on a scale of 0 – 100. For example, a building with a rating of 75 indicates that the building, from an energy consumption standpoint, performs better than 75% of all similar buildings nationwide. The higher the Energy Star rating, the more efficient the building is and, theoretically, may make the building more valuable and marketable due to lower energy and water costs. The Energy Star rating system is based on comparative benchmarking, meaning that the benchmarking is always changing (improving). For example, a building that achieves an Energy Star rating of 75 one year may drop to 69 the next year if all the other buildings in its category improve their energy consumption. It is a system designed to encourage buildings to continously improve their energy consumption.


Who is responsible for reporting the energy use information?

The property owner is ultimately responsible for the energy disclosure under AB1103.


How do brokers protect themselves from property owners who do not comply with disclosing their building’s energy use?

Brokers should at least modify their listing agreements to include a section that relegates responsibility for energy disclosure to the current property owner.


Are there any fees associated with AB1103 Compliance?

There are no upfront fees charged by government agencies at this time, however in order to attain an Energy Star rating there is a time commitment necessary to document and report energy metrics into the Portfolio Manager system.


Andersen Environmental is able to assist our clients in satisfying the AB1103 requirement.  For more information on AB1103, Please contact:
Gareth Howell (310) 854-6300

Emerging Regulations: Vapor Encroachment and Vapor Intrusion

June 11th, 2013

Vapor Intrusion is an environmental risk that is receiving a great deal of attention in the environmental due diligence community these days.  If you ask a government regulator, the concept is not new; however, in the last few years lenders have started requesting the evaluation of vapor encroachment and vapor intrusions as a part of the Phase I Environmental Site Assessment reports. Vapor Encroachment Studies follow the ASTM E2600-10 guidelines. Andersen Environmental includes a Vapor Encroachment Study as part of Phase I Environmental Site Assessments we conduct.

What is Vapor Encroachment?
Vapor Encroachment generally refers to the migration of chemical vapors through the subsurface of one property into the subsurface of another property.

What is Vapor Intrusion?

Vapor Intrusion refers to the migration of chemical vapors up from the subsurface into the indoor air of an overlying structure.  The source of the vapors may be from onsite or offsite.

What are typical sources of chemical vapors?

In our experience, the typical sources of chemical vapors in an urban setting are from chemical releases at gas stations and dry cleaning facilities; however, chemical releases from a variety of facilities can result in a vapor intrusion risk.  When evaluating vapor encroachment/intrusion risk, the chemicals of concern are typically classified as volatile organic compounds (VOCs). The term “volatile” means unstable; meaning these chemicals may exist in liquid or in gas (vapor) form. The VOCs can off-gas from contaminated soil or contaminated groundwater.  Because they are gaseous, VOC vapors move easily through spaces between soil particles and tend to migrate from high-pressure to low-pressure areas. These vapors may enter buildings through cracks in the foundation, walls, or floors. Once inside, natural air flow and ventilation allow the vapors to spread throughout the building.

What is a vapor intrusion study?

Contrary to what one may assume, a Vapor Intrusion Study does not necessarily include indoor air sampling.  According to the California Department of Toxic Substances Control, indoor air sampling is not the preferred method of determining if a vapor intrusion condition exists at a property.  The preferred method for performing a Vapor Intrusion Study involves the collection of soil vapor samples directly adjacent to or beneath the existing structure or the area of a proposed structure. Soil vapor samples that are collected and analyzed are compared to prevailing soil vapor screening levels established by the State or Local Regulatory Agency, when available. If soil vapor concentrations exceed established screening levels, then a Human Health Risk Assessment may be necessary to determine the site specific risks, based on many factors including building characteristics. If the Human Health Risk Assessment finds that an elevated risk to human health may exist, then indoor air sampling, mitigation, or remediation of the subsurface may be necessary.

How do I mitigate soil vapor intrusion?

If a Vapor Intrusion risk is identified for a property that is vacant or will be redeveloped, the risks may be mitigated using a sub-slab vapor barrier.  If a Vapor Intrusion Condition exists for an existing building, there are several options which may work depending on the magnitude of the risk and the chemicals involved.  Those options include sealing the concrete slab, installing a passive ventilation system, or may simply be a modification to a HVAC system.  Andersen Environmental’s professional staff are experienced and able to help design soil vapor mitigation plans to protect your tenants and your property.
Andersen Environmental has conducted hundreds of Vapor Encroachment and Vapor Intrusion studies, as well, we include a Vapor Encroachment Study in our Phase I reports.
For more information on Soil Vapor Encroachment/Intrusion,
Please visit

Methane Risks and Resolutions

April 25th, 2013

Methane, a colorless, odorless, flammable “greenhouse” gas is better known as natural gas.  Methane is commonly used for cooking, fueling buses and cars, and is an integral source of energy for industrial processes.  Methane originates from the natural decomposition of organic materials.  When sourced from natural gas reserves below the earth’s surface, methane is theoretically safe.  However, there are many unmitigated sources of methane which can pose a risk to the public.  Common sources of methane include municipal landfills, oil exploration activities, wetlands and swamps, and tar seeps. Methane can become trapped in an enclosed structure and overtime if there is not enough ventilation, it can become dangerous.

One disastrous case of methane build-up in a structure occurred in Los Angeles in 1985 at a Ross Dress-for-Less store at 3rd Street and Fairfax.  Due to high concentrations of methane accumulated beneath the structure and not enough ventilation, the structure exploded and caught fire, resulting in extensive property damage and injuries. The source of the methane was believed to be from leaking oil wells in the vicinity of the store. This incident sparked the movement to create modern day methane safety regulations.

What ultimately resulted was the establishment of the Los Angeles Department of Building and Safety (LADBS) Methane Ordinance (2005).  The LADBS ordinance established Methane Zones and Methane Buffer Zones within the city of Los Angeles to map areas where methane risk was considered highest.  The zones are primarily defined by the proximity of properties to active or abandoned oil wells.  LADBS established standards for testing properties for the presence of methane, as well as methods for mitigating methane risks.

The testing and mitigation requirements primarily apply to new buildings and building additions, however, we recommend consultation with a methane specialist when significant modifications to any structure are planned within a methane zone or methane buffer zone.  The LADBS methane testing protocol requires a minimum of two methane test probes be established at any site within a methane zone or a methane buffer zone.  The probes are set at five feet, ten feet, and 20 feet below the lowest proposed building slab elevation and each is measured for methane concentrations and methane pressure.  A methane certificate is then issued by an authorized agency, signed by an architect, engineer, or geologist.  Andersen Environmental is licensed by the LADBS as an authorized methane testing agency [License #TA10207].

Properties in methane buffer zones where little to no methane is detected will likely not require any methane mitigation.  Properties in methane zones or properties where low concentrations of methane are detected may require passive mitigation systems.  Properties where methane is detected in significant concentrations may require active mitigation systems.  A passive mitigation may be something as simple as a methane barrier and passive ventilation system; however, an active mitigation system may require a sophisticated system consisting of a methane barrier, mechanical ventilation system consisting of inline fans, methane sensors, and methane alarms.

LADBS standards only apply to incorporated Los Angeles; methane risk zones, testing and mitigation standards have been established for other jurisdictions including unincorporated Los AngelesCounty, Huntington Beach, Santa Fe Springs, and Long Beach/Signal Hill.

For more information on methane, testing, mitigation design, or standards,

Please feel free to contact Dennis Ironi at 310-854-6300

Or visit Andersen Environmental’s methane information page at

Radon: What You Need To Know

April 11th, 2013

Radon is a naturally occurring radioactive gas that comes from deep within the Earth.  Through natural pressure and movement, radon is emitted into the atmosphere. The intrusion of radon into the enclosed structures in which we live, work, and go to school in, allows for extended exposure resulting in the increased incidence of lung cancer. Radon is the number one leading cause of lung cancer in non-smokers; therefore it is crucial to be informed of radon and how to mitigate exposure within any indoor environment.

What is radon?

This radioactive gas is formed from the natural breakdown of uranium in soil, rock, and water.  Radon is odorless and colorless, so it can be present within a structure and go easily undetected. Radon has been found in homes all across the country, and as many as one in three homes may have risky radon levels.

Are there symptoms to radon exposure?

Symptoms of exposure include: a cough that won’t go away, chest pain, hoarseness, and chronic pneumonia or bronchitis, to name a few. There is no real way to know if there is exposure without testing the air in the suspected structure.

How does radon get into a building?

When radon rises through soil, it can become trapped under a structure. The trapped gas builds up pressure, and since the air pressure in a structure is typically lower, the gas is forced into the building through:

  • Cracks in floors and walls
  • Gaps in suspended floors
  • Openings around sump pumps and drains
  • Wall cavities
  • Construction joints
  • Gaps around service pipes or wires
  • Crawlspaces that open directly into the building
  • The water supply

What do I do if I have elevated levels of radon?

 Andersen Environmental’s personnel are accredited by the National Environmental Health Association (NEHA) as certified Radon Measurement Providers.

Andersen Environmental’s personnel have conducted hundreds of radon tests and can create viable plans for mitigation.

Andersen Environmental is the largest radon testing firm in California and can recommend radon reduction systems that work. Such systems are efficient enough to reduce radon levels by as much as 99%.

New homes can be built with simple, low-cost radon-resistant features. If a home has unacceptable radon levels, a qualified Andersen Environmental mitigator can install a vent fan or other features to reduce indoor radon concentrations.

Radon Inspectors

Los Angeles County:  Dennis Ironi
Orange County:  Joshua White
San Diego County:  Howard Baba
Ventura County:  Benjamin Curry
Inland Empire: Michael Pinkerton
Central California: Jennifer Fifield
Northern California: Roy Graves

Making LAX Modern, Safer and Energy Efficient – LAneXt

February 2nd, 2013

Andersen Environmental has over seven years of experience providing LAWA facilities, specifically LAX, with environmental consulting and testing services.


For more information on our services visit us at:

By: Jorge Caicedo, Digital Marketing Manager

Andersen Environmental Newsletter, January 2013

January 18th, 2013

Dry-Cleaner Remediation and Regulatory Closure

Andersen Environmental Remediation Services

Removal of Subsurface Contaminants in a Mixed Commercial/Residential Area

As a real estate professional, it is likely that you will encounter a contaminatedRemediation Services image 1 property at some point in your career. Andersen Environmental would like to present our capabilities and experience to empower you to navigate through the process of evaluating said contamination and achieving site closure, if warranted.

Andersen Environmental worked with an owner of a property in Orange County to obtain closure on one such site. Andersen Environmental identified two potentially carcinogenic compounds, tetrachloroethene (PCE) and trichloroethene (TCE), in soil, soil vapor, and groundwater samples collected in the vicinity of a former dry- cleaning operation. Additional assessments to delineate the contamination found the contaminant plume had also affected adjoining residential property.

remediation services image 2The soils beneath the subject property and adjoining residential property were treated using a fixed vapor extraction system to reduce the chlorinated solvent concentrations in soil, soil vapor, and groundwater. The site continued to be monitored and remediation continued until the Orange County Health Care Agency (OCHCA) issued a no further action letter for the property, as remediation goals established for the protection of human health and the environment were achieved by Andersen Environmental’s efforts.

What is notable about this project is that the potential impacts to the adjoining residential property are what drove the regulatory response for this project. The residential structures were over 100-feet from the former dry-cleaner; however, given the sensitive receptors at a residential property (i.e. children) the criterion for closure was much more stringent than that for the commercial property itself. Under current regulations, environmental liabilities can extend well beyond property boundaries. If you encounter a property that is suspect as contaminated, give us a call at Andersen Environmental to discuss your options.

Andersen Environmental’s Challenges & Accomplishments

  • Attained Site Closure from the OCHCA Certifying that No Further Action was Necessary to Remediate the Property.
  • Operated in a Limited Footprint to Achieve Remediation Goals while Minimizing Inconvenience to Property Tenants.
  • Worked in Close Confidentiality with the Client to Determine the Most Effective Remediation Method for the Client’s Needs.
  • Addressed two Different Levels of Cleanup Goals set by OCHCA: Residential and Commercial.

Click here to download full case study

Recent Hires

Bryan Behr – Northern California Department Manager

Bryan Behr was brought onto the Andersen Environmental team in 2012 as the Department Manager for the San Francisco office. As an environmental professional with over 10 years of experience, he has served as a Project Manager on wide range of environmental and engineering projects in the Western United States for high-tech, energy, and real estate industries’ clients including the Hewlett-Packard Company, the Chevron Corporation, and various Commercial & Industrial Property Investment Funds. Bryans Project Management experience includes Phase I Environmental Site Assessment, soil and groundwater assessment, soil and groundwater remediation, and environmental monitoring and compliance. Bryan holds a Bachelor of Science Degree in Earth Sciences from California Polytechnic State University, San Luis Obispo, as well as a Master of Business Administration Degree from the University of San Francisco.

By Candice Gasper, Marketing Manager and Jorge Caicedo, Digital Marketing Manager