What is a recognized environmental condition (REC)?
A recognized environmental condition (REC) is a Phase I finding that hazardous substances or petroleum are present at a property because of a release, are likely present because of one, or pose a material threat of a future release.
In more detail
ASTM E1527-21 defines a REC in three parts: (1) a release to the environment has put hazardous substances or petroleum in, on or at the property; (2) such substances are likely present because of a release or likely release; or (3) they are present under conditions that pose a material threat of a future release.
Two related labels describe past releases: a controlled REC (cleaned up, but with limits on use left in place) and a historical REC (cleaned up to unrestricted use). Minor issues that wouldn't draw enforcement are de minimis conditions, which are not RECs.
What it means when you buy
A REC is not a verdict that the property is contaminated. It is a flag that you should understand before closing, often by negotiating, sampling with a Phase II, or walking away.
How the pre-screen handles it
The pre-screen flags the same kinds of evidence that lead to RECs (past uses, tank and cleanup records, neighbors' releases) and ranks each by risk, so you see likely issues early.
Pre-screen a property before you spend on a Phase I
A desk review of one address: past uses from historical photos and maps, federal and state environmental records, and flood risk, ready usually within the hour. $100 for one report, or $100/month for 3.