The Basics of Brownfield Redevelopment: Finding and Assessing Brownfields

People want to live in healthy communities where past contamination no longer poses a risk to the wellbeing of future generations. Brownfield properties, often referred to as “brownfields,” are a barrier to that vision.

Brownfields are vacant, abandoned, and underutilized properties where the presence or potential presence of a hazardous substance, pollutant, or contaminant makes redevelopment challenging and costly.

When these sites were active, they might have been home to businesses and industries that used chemicals harmful to human health and the environment: former factories that closed when business moved overseas, abandoned mines and railyards, and shuttered gas stations. Other examples of brownfield properties include vacant lots with chronic illegal dumping, and housing built before 1989.  Over time, arsenic, asbestos, lead, petroleum and hydrocarbons (PAHs), volatile organic compounds (VOCs), and other contaminants can infiltrate soil, groundwater, airborne particles, and structures due to spillage, improper storage, or container and property deterioration.

Brownfield redevelopment reclaims the potential of underutilized properties, improves a neighborhood’s health and wellbeing, and can spark community revitalization.

Identifying a Brownfield Site

The US Environmental Protection Agency estimates there are more than 450,000 brownfields in the United States. However, there are no definitive local, state, or federal lists of brownfield properties.

While both private developers and public entities—like land banks—can redevelop brownfields, this article focuses on brownfield redevelopment for communities where there is widespread property vacancy and abandonment. Communities with a high number of vacant properties often have more brownfields.

In these communities, private developers are usually less willing to take on the increased risk and cost of redeveloping contaminated land (which is why we have a resource center explaining how land banks can step in to fill the gap!)

Are All Brownfields Contaminated?

Not all brownfields are contaminated, and not all contaminated sites are brownfields. Any vacant, abandoned, or underutilized property where the presence or potential presence of hazardous chemicals or pollutants makes it challenging, risky, and costly to redevelop can be considered a brownfield.

For example, an active gas station with a leaky underground tank is causing pollution but would not be considered a brownfield because it is still an operating business. 

On the other hand, a poorly maintained former auto repair facility might have the perception of being contaminated and thus meets the definition of a brownfield—even if sampling data show it’s safe to redevelop.

The only way to know for sure if a site is contaminated and what cleanup steps to take is to conduct a site assessment process that includes Phase I and Phase II Environmental Site Assessments (ESAs).

Assessing a Brownfield Site

ESAs tell you whether a site is contaminated and, if so, what needs to be done to clean up the pollution before you can begin construction. Federal funding is available for these assessments, which are conducted by qualified environmental professionals (QEPs).

ESAs are important to help purchasers obtain CERCLA liability protection as an innocent landowner, a contiguous property owner, or a bona fide prospective purchaser.

You do not need to own the property to conduct an ESA, but you need to be able to access it.

A Phase I ESA involves research: visually inspecting the site, interviewing prior owners and neighbors, and looking at historic documents to understand previous activity on the site. If this research reveals possible contamination—for example, seeing a floor drain next to a chemical mixing area, or spotting a rusted fuel storage tank—a Phase II ESA is recommended.

A Phase II ESA involves collecting soil and water samples to confirm the presence and extent of contamination. This assessment is used to develop a cleanup plan. Cleanup plans vary depending on the intended end use of the site, extent of contamination, and applicable regulations. For example, replacing an abandoned factory with housing requires more cleanup than building a solar field on the site, because using the site for housing will result in more people encountering the soil or potential off-gassed vapors over longer periods.

Cleaning Up a Brownfield Site

The brownfield cleanup process is usually overseen by state voluntary cleanup programs, which typically provide certainty regarding state environmental liability by issuing a “no further action” letter or covenant not to sue once a property has been cleaned up according to state standards. Examples of common cleanup activities include asbestos abatement before property demolition, gas tank removal, and removing or capping contaminated soil.

Benefits of Brownfield Redevelopment for Communities

Redeveloping brownfields helps broaden opportunities for residents by removing properties that harm community wellbeing and replacing them with places that meet residents’ needs.

To learn more about brownfield redevelopment, download free resources from our Brownfields Resource Center. The expert team at the Center for Community Progress offers technical assistance to local governments who want to take a comprehensive approach to community revitalization by addressing widespread property vacancy.