{"id":4908,"date":"2021-05-15T14:14:34","date_gmt":"2021-05-15T13:14:34","guid":{"rendered":"https:\/\/swisnot.trisdemo.ch\/domaines\/propriete-en-nom-ou-en-societe-copy\/"},"modified":"2021-05-31T16:49:39","modified_gmt":"2021-05-31T15:49:39","slug":"environmental-audits-acquisition","status":"publish","type":"portfolio","link":"https:\/\/www.swisnot.ch\/en\/domaines\/environmental-audits-acquisition\/","title":{"rendered":"Environmental audits &#8211; acquisition"},"content":{"rendered":"\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-378y8m-8d59eba8ef38061d0f79d2d8ce8435c5\">\n.avia-section.av-378y8m-8d59eba8ef38061d0f79d2d8ce8435c5{\nbackground-repeat:no-repeat;\nbackground-image:url(https:\/\/www.swisnot.ch\/wp\/wp-content\/uploads\/2021\/05\/Droit-Immobilier-_-swiNot.jpg);\nbackground-position:50% 0%;\nbackground-attachment:scroll;\n}\n<\/style>\n<div id='av_section_1'  class='avia-section av-378y8m-8d59eba8ef38061d0f79d2d8ce8435c5 main_color avia-section-default avia-no-border-styling  avia-builder-el-0  el_before_av_heading  avia-builder-el-first  full-width avia-full-stretch avia-bg-style-scroll av-minimum-height av-minimum-height-75 av-height-75  container_wrap fullsize'  data-section-bg-repeat='stretch' data-av_minimum_height_pc='75' data-av_min_height_opt='75'><div class='container av-section-cont-open' ><main  role=\"main\" itemprop=\"mainContentOfPage\"  class='template-page content  av-content-full alpha units'><div class='post-entry post-entry-type-page post-entry-4908'><div class='entry-content-wrapper clearfix'>\n<section  class='av_textblock_section av-kosl4xbp-0418cb987936bcf2c3ea5ae11805fce1 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock header-text trs-animation animate__fadeInUp'  itemprop=\"text\" ><div class=\"header-text-container\">\n<div class=\"title-container\">\n<h1><\/h1>\n<\/div>\n<div class=\"path-container\"><a href=\"https:\/\/swisnot.ch\/en\/fields\/\">\/ Fields of activity<\/a><a href=\"https:\/\/swisnot.ch\/en\/domaines\/property-law\/\"> \/ Property law<\/a><\/div>\n<\/div>\n<\/div><\/section>\n<\/div><\/div><\/main><!-- close content main element --><\/div><\/div><div id='after_section_1'  class='main_color av_default_container_wrap container_wrap fullsize'  ><div class='container av-section-cont-open' ><div class='template-page content  av-content-full alpha units'><div class='post-entry post-entry-type-page post-entry-4908'><div class='entry-content-wrapper clearfix'>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kov7xz34-6d4814bf8c1bb6fa83558ed6529e4179\">\n#top .av-special-heading.av-kov7xz34-6d4814bf8c1bb6fa83558ed6529e4179{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-kov7xz34-6d4814bf8c1bb6fa83558ed6529e4179 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-kov7xz34-6d4814bf8c1bb6fa83558ed6529e4179 .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  class='av-special-heading av-kov7xz34-6d4814bf8c1bb6fa83558ed6529e4179 av-special-heading-h1 blockquote modern-quote  avia-builder-el-2  el_after_av_section  el_before_av_hr  avia-builder-el-first  trs-special-underline'><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >Environmental audits &#8211; acquisition<\/h1><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-koppn431-54bb785ae51108e53f5000dda3332219\">\n#top .hr.hr-invisible.av-koppn431-54bb785ae51108e53f5000dda3332219{\nheight:30px;\n}\n<\/style>\n<div  class='hr av-koppn431-54bb785ae51108e53f5000dda3332219 hr-invisible  avia-builder-el-3  el_after_av_heading  el_before_av_three_fourth '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-132456d-47db9f48863854cc7017ddb1d083ebb4\">\n.flex_column.av-132456d-47db9f48863854cc7017ddb1d083ebb4{\nborder-radius:0px 0px 0px 0px;\npadding:0px 0px 0px 0px;\n}\n<\/style>\n<div  class='flex_column av-132456d-47db9f48863854cc7017ddb1d083ebb4 av_three_fourth  avia-builder-el-4  el_after_av_hr  el_before_av_one_fourth  first flex_column_div av-zero-column-padding  '     ><section  class='av_textblock_section av-kopppfu0-6b3db85f97d136a5a48653d9e3338d83 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><h3><strong>Environmental audits &#8211; acquisition (environmental due diligence)<\/strong><\/h3>\n<p>Robert-Pascal FONTANET, notary in Geneva, and Philippe FRESARD, notary and lawyer in Berne<\/p>\n<h3><strong>1. What is an environmental audit?<\/strong><\/h3>\n<p>To determine the price of a piece of property or company, it is necessary to know its features and any defects it may have.<\/p>\n<p>Among these defects, there is one &#8211; the risk of pollution &#8211; that has become significantly important, not only because it affects relations between parties but also because it is now governed by public regulations which are constantly developing and increasingly strict.<\/p>\n<h3><strong>2. The legal bases<\/strong><\/h3>\n<p>Although the major technical standards are American, this field is also covered by an ISO standard (ISO 14010: Guidelines for Environmental Auditing &#8211; General Principles) and various legislative documents, in particular:<\/p>\n<p>&#8211; Federal Act dated 7th October 1983 on environmental protection, in particular major modifications applicable as of 1st November 2006 (LPE, RS 814.01),<\/p>\n<p>&#8211; the Order dated 27th February 1991 on protection against major accidents (OPAM, RS 814.012),<\/p>\n<p>&#8211; the Order dated 26th August 1998 on contaminated sites (OSites, RS 814.680).<\/p>\n<h3><strong>3. A few issues to be examined<\/strong><\/h3>\n<p>Here is a brief list of issues that you can discuss with an expert in this field, depending on whether the acquisition involves bare land, a building or a factory:<\/p>\n<p>&#8211; pollution of the ground and subsoil, risks of environmental contamination,<\/p>\n<p>&#8211; presence of asbestos and heavy or radioactive metals in the buildings,<\/p>\n<p>&#8211; hydrological risks,<\/p>\n<p>&#8211; respect for norms and the buildings&#8217; safety, hygiene, fire or seismic risk characteristics,<\/p>\n<p>&#8211; waste and emissions by the installations.<\/p>\n<p>To determine the breakdown of costs between the different parties in a possible (future) dispute, it may be necessary to ask the expert to date the pollution as well.<\/p>\n<h3><strong>4. Frequent practical problems<\/strong><\/h3>\n<p>The presence of asbestos should be checked in all buildings built before 1991, as this silicate mineral was often mixed with other materials in the past. Polluted land generates high extra excavation costs.<\/p>\n<p>Furthermore, buried cisterns are frequently the cause of pollution as they start to leak as they get old.<\/p>\n<p>The presence of special waste (e.g.: old neon lights, old lead paint) are a latent loss factor.<\/p>\n<p>Finally, the risks linked to operation (non-compliancy of installations, risks of explosion) should be examined when purchasing a company.<\/p>\n<h3><strong>5. Why audit an audit?<\/strong><\/h3>\n<p>Just because a seller presents an audit to the buyer, the latter should not feel immediately reassured. On the contrary, an audit of the audit should be demanded. This would take into account, for example, the following factors:<\/p>\n<p>&#8211; Which documents were supplied to the first auditor?<br \/>\n&#8211; Which samples were taken and which analyses made by the first auditor?<br \/>\n&#8211; What was the reasoning behind the conclusions?<\/p>\n<h3><strong>6. How to go about it?<\/strong><\/h3>\n<p>If you believe that an environmental audit is necessary, the first thing to do is clearly word the goals of the audit and the auditor&#8217;s mission, not forgetting to enquire about any forthcoming legal changes which could modify the costs incumbent to you.<\/p>\n<p>You should then provide the expert with the most exhaustive basic documentation possible.<\/p>\n<p>This should define foreseeable risks and measures to be taken and their probable cost, within the framework of federal and cantonal &#8211; sometimes even communal &#8211; norms, applicable to the building or company.<\/p>\n<p>Generally speaking, this type of audit takes somewhere between a week and a month. Considering the financial stakes, often involving hundreds of thousands and even millions of Swiss Francs, its cost is more than reasonable.<\/p>\n<p><em>Do not hesitate to consult your notary, who may firstly help you to define the legal framework of this issue, then introduce you to a competent environmental expert.<\/em><\/p>\n<p>Geneva and Berne, 9th January 2011<\/p>\n<\/div><\/section><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-2o0v39-10201a0b79540da5b99e31f363a9651e\">\n.flex_column.av-2o0v39-10201a0b79540da5b99e31f363a9651e{\nborder-radius:0px 0px 0px 0px;\npadding:0px 20px 0px 20px;\n}\n<\/style>\n<div  class='flex_column av-2o0v39-10201a0b79540da5b99e31f363a9651e av_one_fourth  avia-builder-el-6  el_after_av_three_fourth  avia-builder-el-last  flex_column_div  '     ><p>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kopqirvd-8baf0f142163eb456c0d8e0d62d3a7c6\">\n#top .av-special-heading.av-kopqirvd-8baf0f142163eb456c0d8e0d62d3a7c6{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-kopqirvd-8baf0f142163eb456c0d8e0d62d3a7c6 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-kopqirvd-8baf0f142163eb456c0d8e0d62d3a7c6 .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  class='av-special-heading av-kopqirvd-8baf0f142163eb456c0d8e0d62d3a7c6 av-special-heading-h1 blockquote modern-quote  avia-builder-el-7  el_before_av_iconlist  avia-builder-el-first  trs-special-underline'><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >See also<\/h1><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div><br \/>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04\">\n#top .avia-icon-list-container.av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04 .iconlist_icon{\ncolor:#ffffff;\nbackground-color:#98012e;\n}\n#top .avia-icon-list-container.av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04 .iconlist_icon svg:first-child{\nstroke:#ffffff;\nfill:#ffffff;\n}\n#top #wrap_all .avia-icon-list-container.av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04 .av_iconlist_title{\ncolor:#98012e;\n}\n<\/style>\n<div  class='avia-icon-list-container av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04  avia-builder-el-8  el_after_av_heading  el_before_av_heading '><ul class='avia-icon-list avia_animate_when_almost_visible avia-icon-list-left av-iconlist-small av-kpcjzjtm-2a84923c0ebc807a88bf6ba978d87f04 avia-iconlist-animate'>\n<li><div class='iconlist_icon av-av_iconlist_item-dc1d5ed37994fe720720ac3e3eb917d2 avia-font-entypo-fontello avia-iconfont avia-font-entypo-fontello'><span class='av-icon-char' data-av_icon='\ue821' data-av_iconfont='entypo-fontello' aria-hidden=\"true\"><\/span><\/div><article class=\"article-icon-entry av-iconlist-empty\"  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class=\"iconlist_content_wrap\"><header class=\"entry-content-header\" aria-label=\"Icon: &lt;a href=&#039;https:\/\/www.swisnot.ch\/en\/domaines\/owner-in-own-right-or-as-a-company\/&#039; title=&#039;Owner in own right or as a company&#039;&gt;Owner in own right or as a company&lt;\/a&gt;\"><div class='av_iconlist_title iconlist_title_small  av_inherit_color'  itemprop=\"headline\" ><a href='https:\/\/www.swisnot.ch\/en\/domaines\/owner-in-own-right-or-as-a-company\/' title='Owner in own right or as a company'>Owner in own right or as a company<\/a><\/div><\/header><div class='iconlist_content '  itemprop=\"text\" ><\/div><\/div><footer class=\"entry-footer\"><\/footer><\/article><div class=\"iconlist-timeline\"><\/div><\/li>\n<li><div class='iconlist_icon av-av_iconlist_item-98fe93155d3b24152fedb8ba0e44372d avia-font-entypo-fontello avia-iconfont avia-font-entypo-fontello'><span class='av-icon-char' data-av_icon='\ue821' data-av_iconfont='entypo-fontello' aria-hidden=\"true\"><\/span><\/div><article class=\"article-icon-entry av-iconlist-empty\"  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class=\"iconlist_content_wrap\"><header class=\"entry-content-header\" aria-label=\"Icon: &lt;a href=&#039;https:\/\/www.swisnot.ch\/en\/domaines\/modification-of-the-limitation-periods-for-contracts-of-sale-and-contracts-of-enterprise\/&#039; title=&#039;Modification of the limitation periods for contracts of sale and contracts of enterprise&#039;&gt;Modification of the limitation periods for contracts of sale and contracts of enterprise&lt;\/a&gt;\"><div class='av_iconlist_title iconlist_title_small  av_inherit_color'  itemprop=\"headline\" ><a href='https:\/\/www.swisnot.ch\/en\/domaines\/modification-of-the-limitation-periods-for-contracts-of-sale-and-contracts-of-enterprise\/' title='Modification of the limitation periods for contracts of sale and contracts of enterprise'>Modification of the limitation periods for contracts of sale and contracts of enterprise<\/a><\/div><\/header><div class='iconlist_content '  itemprop=\"text\" ><\/div><\/div><footer class=\"entry-footer\"><\/footer><\/article><div class=\"iconlist-timeline\"><\/div><\/li>\n<li><div class='iconlist_icon av-av_iconlist_item-69a762326a8a7faa51726dbb9dda44fe avia-font-entypo-fontello avia-iconfont avia-font-entypo-fontello'><span class='av-icon-char' data-av_icon='\ue888' data-av_iconfont='entypo-fontello' aria-hidden=\"true\"><\/span><\/div><article class=\"article-icon-entry av-iconlist-empty\"  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class=\"iconlist_content_wrap\"><header class=\"entry-content-header\" aria-label=\"Icon: &lt;a href=&#039;https:\/\/www.swisnot.ch\/en\/domaines\/property-law\/&#039; title=&#039;Property law&#039;&gt;Property law&lt;\/a&gt;\"><div class='av_iconlist_title iconlist_title_small  av_inherit_color'  itemprop=\"headline\" ><a href='https:\/\/www.swisnot.ch\/en\/domaines\/property-law\/' title='Property law'>Property law<\/a><\/div><\/header><div class='iconlist_content '  itemprop=\"text\" ><\/div><\/div><footer class=\"entry-footer\"><\/footer><\/article><div class=\"iconlist-timeline\"><\/div><\/li>\n<\/ul><\/div><br \/>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kopqesoi-9a01f17bd65006d8e3bbfa2b4692d781\">\n#top .av-special-heading.av-kopqesoi-9a01f17bd65006d8e3bbfa2b4692d781{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-kopqesoi-9a01f17bd65006d8e3bbfa2b4692d781 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-kopqesoi-9a01f17bd65006d8e3bbfa2b4692d781 .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  class='av-special-heading av-kopqesoi-9a01f17bd65006d8e3bbfa2b4692d781 av-special-heading-h1 blockquote modern-quote  avia-builder-el-9  el_after_av_iconlist  el_before_av_iconlist  trs-special-underline'><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >Fields of activity<\/h1><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div><br \/>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-av_iconlist-083a1a113fb6869c3c39a2c87f294688\">\n#top .avia-icon-list-container.av-av_iconlist-083a1a113fb6869c3c39a2c87f294688 .iconlist_icon{\ncolor:#ffffff;\nbackground-color:#98012e;\n}\n#top .avia-icon-list-container.av-av_iconlist-083a1a113fb6869c3c39a2c87f294688 .iconlist_icon svg:first-child{\nstroke:#ffffff;\nfill:#ffffff;\n}\n#top #wrap_all .avia-icon-list-container.av-av_iconlist-083a1a113fb6869c3c39a2c87f294688 .av_iconlist_title{\ncolor:#98012e;\n}\n<\/style>\n<div  class='avia-icon-list-container av-av_iconlist-083a1a113fb6869c3c39a2c87f294688  avia-builder-el-10  el_after_av_heading  avia-builder-el-last '><ul class='avia-icon-list avia_animate_when_almost_visible avia-icon-list-left av-iconlist-small av-av_iconlist-083a1a113fb6869c3c39a2c87f294688 avia-iconlist-animate'>\n<li><a href='https:\/\/www.swisnot.ch\/en\/domaines\/family-and-inheritance-law\/' title='Family and inheritance law'  class='iconlist_icon av-av_iconlist_item-5efaa590be284bb901321a951fc9a201 avia-font-entypo-fontello avia-iconfont avia-font-entypo-fontello'><span class='av-icon-char' data-av_icon='\ue80b' data-av_iconfont='entypo-fontello' aria-hidden=\"true\"><\/span><\/a><article class=\"article-icon-entry av-iconlist-empty\"  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class=\"iconlist_content_wrap\"><header class=\"entry-content-header\" aria-label=\"Icon: &lt;a href=&#039;https:\/\/www.swisnot.ch\/en\/domaines\/family-and-inheritance-law\/&#039; 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title=&#039;Property law&#039;&gt;Property law&lt;\/a&gt;\"><div class='av_iconlist_title iconlist_title_small  av_inherit_color'  itemprop=\"headline\" ><a href='https:\/\/www.swisnot.ch\/en\/domaines\/property-law\/' title='Property law'>Property law<\/a><\/div><\/header><div class='iconlist_content '  itemprop=\"text\" ><\/div><\/div><footer class=\"entry-footer\"><\/footer><\/article><div class=\"iconlist-timeline\"><\/div><\/li>\n<li><a href='https:\/\/www.swisnot.ch\/en\/domaines\/company-law\/' title='Company law'  class='iconlist_icon av-av_iconlist_item-92c4558ca59c0e801acb0fab731663f5 avia-font-entypo-fontello avia-iconfont avia-font-entypo-fontello'><span class='av-icon-char' data-av_icon='\ue8bb' data-av_iconfont='entypo-fontello' aria-hidden=\"true\"><\/span><\/a><article class=\"article-icon-entry av-iconlist-empty\"  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class=\"iconlist_content_wrap\"><header class=\"entry-content-header\" aria-label=\"Icon: &lt;a href=&#039;https:\/\/www.swisnot.ch\/en\/domaines\/company-law\/&#039; 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