292.15(1)(b)
(b) "Owner of a business or entity" means any person who owns or who receives direct or indirect consideration from the operation of a business or entity regardless of whether the business or entity remains in operation and regardless of whether the person owns or receives consideration at the time any discharge of a hazardous substance occurs. "Owner of a business or entity" includes a subsidiary or parent corporation.
292.15(1)(e)
(e) "Subsidiary or parent corporation" means any business entity, including a subsidiary, parent corporation or other business arrangement that has elements of common ownership or control or uses a long-term contractual arrangement with any person that has the effect of avoiding direct responsibility for conditions on a parcel of property.
292.15(1)(f)
(f) "Voluntary party" means a person to whom all of the following apply:
292.15(1)(f)1m.
1m. The person did not intentionally or recklessly cause the release of a hazardous substance on the property.
292.15(2)(a)(a) Except as provided in
sub. (6) or
(7), a voluntary party is exempt from the provisions of
ss. 289.05 (1),
(2),
(3) and
(4),
289.42 (1),
289.67,
291.25 (1) to
(5),
291.29,
291.37,
292.11 (3),
(4) and
(7) (b) and
(c) and
292.31 (8), and rules promulgated under those provisions, with respect to the existence of a hazardous substance on the property, if all of the following occur at any time before or after the date of acquisition:
292.15(2)(a)1.
1. An environmental investigation of the property is conducted that is approved by the department.
292.15(2)(a)2.
2. Except as provided in
sub. (4), the property is cleaned up by restoring the environment to the extent practicable and minimizing the harmful effects from a discharge of the hazardous substance in accordance with rules promulgated by the department and any contract entered into under those rules.
292.15(2)(a)3.
3. The voluntary party obtains a certificate of completion from the department that the property has been satisfactorily restored to the extent practicable and that the harmful effects from a discharge of a hazardous substance have been minimized.
292.15(2)(a)4.
4. The voluntary party maintains and monitors the property as required under rules promulgated by the department and any contract entered into under those rules.
292.15(2)(a)5.
5. The voluntary party does not engage in activities that are inconsistent with the maintenance of the property.
292.15(2)(a)6.
6. The voluntary party has not obtained the certification under
subd. 3. by fraud or misrepresentation, by the knowing failure to disclose material information or under circumstances in which the voluntary party knew or should have known about more discharges of hazardous substances than were revealed by the investigation conducted under
subd. 1.
292.15(2)(am)
(am) The department may approve a partial cleanup and issue a certificate of completion as provided in
par. (a) that states that not all of the property has been satisfactorily restored or that not all of the harmful effects from a discharge of a hazardous substance have been minimized. Approval of a partial cleanup exempts a voluntary party from
ss. 291.37 (2) and
292.11 (3),
(4) and
(7) (b) and
(c) with respect to the portion of the property or hazardous substances cleaned up under this paragraph. In addition to meeting the requirements of
par. (a), a certificate for a partial cleanup under this paragraph may be issued only if:
292.15(2)(am)1.
1. Public health, safety or the environment will not be endangered by any hazardous substances remaining on or originating from the property after the partial cleanup, given the manner in which the property will be developed and used and any other factors that the department considers relevant to the endangerment of public health, safety or the environment.
292.15(2)(am)2.
2. The activities associated with any proposed use or development of the property will not aggravate or contribute to the discharge of a hazardous substance and will not unduly interfere with, or increase the costs of, restoring the property and minimizing the harmful effects of the discharge of a hazardous substance.
292.15(2)(am)3.
3. The owner of the property agrees to cooperate with the department to address problems caused by hazardous substances remaining on the property. Such cooperation shall include allowing access to the property or allowing the department or its authorized representatives to undertake activities on the property, including placement of borings, equipment and structures on the property.
292.15(2)(ar)
(ar) The department may require the owner of the property to grant an easement or other interest in the property for any of the purposes specified in
par. (am) as a condition of issuing a certificate under
par. (am).
292.15(2)(b)
(b) The exemptions provided in
pars. (a) and
(am) continue to apply after the date of certification by the department under
par. (a) 3., or approval by the department under
par. (am), notwithstanding the occurrence of any of the following:
292.15(2)(b)1.
1. Statutes, rules or regulations are created or amended that would impose greater responsibilities on the voluntary party than those imposed under
par. (a) 2.
292.15(2)(b)2.
2. The voluntary party fully complies with the rules promulgated by the department and any contract entered into under those rules under
par. (a) 2. but it is discovered that the cleanup fails to fully restore the environment and minimize the effects from a discharge of a hazardous substance.
292.15(2)(b)3.
3. The contamination from a hazardous substance that is the subject of the cleanup under
par. (a) 2. is discovered to be more extensive than anticipated by the voluntary party and the department.
292.15(2)(c)
(c) The department of justice may not commence an action under
42 USC 9607 against any voluntary party meeting the criteria of this subsection to recover costs for which the voluntary party is exempt under
pars. (a),
(am) and
(b).
292.15(2)(d)
(d) This subsection does not apply to a municipal waste landfill, as defined in
s. 289.01 (22), or to an approved facility.
292.15(3)
(3) Successors and assigns. The exemption provided in
sub. (2) applies to any successor or assignee of the voluntary party who qualifies as a voluntary party and who complies with the provisions of
sub. (2) (a) 4. and
5. unless the successor or assignee knows that a certificate under
sub. (2) (a) 3. or
(am) was obtained by any of the means or under any of the circumstances specified in
sub. (2) (a) 6.
292.15(4)
(4) Limited responsibility. The responsibility of a voluntary party under
sub. (2) (a) 2. may be monetarily limited by agreement between the voluntary party and the department if the voluntary party purchased the property from a local governmental unit that acquired the property in a way described in
s. 292.11 (9) (e) 1m. a.,
b.,
c. or
d. The agreement shall stipulate all of the following:
292.15(4)(a)
(a) That the voluntary party may cease the cleanup when the cost of the cleanup equals 125% of the anticipated expense of the cleanup.
292.15(4)(b)
(b) That the voluntary party will continue to receive the benefit of the exemption under
sub. (2) (a) after cessation of the cleanup if the voluntary party complies with
sub. (2) (a) 4. and
5.
292.15(4)(c)
(c) That, if the voluntary party ceases the cleanup, the voluntary party shall use reasonable efforts to sell the property in accordance with rules of the department that define "reasonable efforts" in a manner substantively equivalent to
40 CFR 300.1100 (d) (2) (i).
292.15(5)
(5) Fees. The department may, in accordance with rules that it promulgates, assess and collect fees from a voluntary party to offset the cost of the department's activities under
subs. (2) and
(4). The fees may include an advance deposit, from which the department shall return the amount in excess of the cost of the department's activities under
subs. (2) and
(4).
292.15(5m)
(5m) Prospective purchaser assurance letters. The department, in accordance with rules promulgated by the department, may issue to a prospective purchaser of property a letter certifying that the prospective purchaser is entitled to the exemptions described under
sub. (2). The department may condition the entitlement to the exemptions upon the prospective purchaser's taking action as provided in this section and in a manner considered satisfactory to the department. Notwithstanding
sub. (1) (f), a person to whom the department issues a letter under this subsection shall be considered to be a voluntary party under this section. Any letter issued under this subsection is void if the letter was obtained by fraud or misrepresentation.
292.15(6)
(6) Liens. This section does not exempt property from any lien filed under
s. 292.81 (3) for costs incurred by the department prior to the date that certification is issued under
sub. (2) (a) 3.
292.15(7)
(7) Applicability. This section does not apply to any of the following:
292.15(7)(a)
(a) A hazardous waste treatment, storage or disposal facility that first begins operation after the date on which the voluntary party acquired the property.
292.15(7)(b)
(b) A licensed hazardous waste treatment, storage or disposal facility operated on the property before the date on which the voluntary party acquired the property and that is operated after the date on which the voluntary party acquired the property.
292.15(7)(c)
(c) Any hazardous waste disposal facility that has been issued a license under s.
144.441 (2), 1995 stats., or
s. 289.41 (1m), or rules promulgated under those sections, for a period of long-term care following closure of the facility.
292.15 Annotation
The Land Recycling Act. Borchert & Burke. Wis. Law. Aug. 1994.
292.16
292.16
Responsibility of certain municipalities acquiring closed landfills. 292.16(2)
(2) Application. A municipality may apply to the department for an exemption from liability with respect to property that contains a closed landfill and that is acquired by the municipality before, on or after the effective date of this subsection.
292.16(3)
(3) Conditions for approval. The department shall approve an application under
sub. (2) if all of the following apply:
292.16(3)(a)
(a) The landfill is closed when the municipality acquires the property.
292.16(3)(b)
(b) The landfill closure complies with all rules of the department at the time of the application under
sub. (2).
292.16(3)(c)
(c) The municipality did not have an ownership interest in the landfill while the landfill was in operation.
292.16(3)(d)
(d) The municipality enters into an agreement with the department that contains requirements for the municipality to maintain the property.
292.16(3)(e)
(e) The department determines that an exemption from liability under this section is in the public interest.
292.16(3)(f)
(f) The landfill was privately owned while it was in operation.
292.16(3)(g)
(g) The landfill has caused groundwater contamination.
292.16(3)(h)
(h) A steering committee of local public and private representatives was formed to address the contamination caused by the landfill in a cooperative effort with the department that prevented the landfill from being listed on the national priority list under
42 USC 9605 (a) (8) (B).
292.16(3)(i)
(i) The remedial action approved by the department authorized a recreational use for the property and was completed by December 31, 1995.
292.16(4)
(4) Scope of exemption. An approval by the department under
sub. (3) exempts the municipality from liability imposed under
ss. 289.05,
289.41,
289.46,
289.95,
291.37,
291.85 (2),
292.11 (3),
(4) and
(7) (b) and
(c) and
292.31 (8), and rules promulgated under those provisions, based on the municipality's ownership of the property. The exemption does not apply to any liability based on hazardous substances for which the municipality is responsible as a generator or transporter.
292.16(5)
(5) Requirements. If the department approves a municipality's application under
sub. (3), the municipality shall do all of the following:
292.16(5)(a)
(a) Obtain the prior approval of the department for any proposed uses of the property, for any physical disturbance of the soil and for any construction on the property.
292.16(5)(b)
(b) Allow access to the property by any person who is required to conduct monitoring, to operate and maintain equipment or to undertake remedial action in connection with the closed landfill.
292.16 History
History: 1997 a. 27.
292.19
292.19
Responsibility of persons conducting investigations. 292.19(1)(1) For purposes of this chapter, a person who conducts an investigation of property to determine the existence of, or to obtain information about, a discharge of a hazardous substance does not possess or control the hazardous substance or cause the discharge of the hazardous substance as the result of conducting the investigation.
292.19(2)
(2) If the person who conducts the investigation physically causes a discharge,
sub. (1) does not apply with respect to the portion of the property on which the person causes the discharge.
292.19 History
History: 1997 a. 27.
292.21
292.21
Responsibility of lenders and representatives. 292.21(1)(1)
Responsibility of lenders; lending activities; acquisition of property. 292.21(1)(a)1.1. Subject to
subd. 2. and
par. (b), for purposes of this chapter, a lender does not possess or control a hazardous substance or cause the discharge of a hazardous substance as a result of engaging in lending activities.
292.21(1)(a)2.
2. Subdivision 1. does not apply in any of the following situations:
292.21(1)(a)2.b.
b. The lender through tortious conduct with respect to lending activities causes a discharge of a hazardous substance or exacerbates an existing discharge of a hazardous substance.
292.21(1)(a)3.
3. The department may, by rule, designate as lending activities other activities, in addition to those listed in
s. 292.01 (9), that are related to undertaking appropriate actions to preserve and protect property or are related to the advancing of funds or credit or the collecting of funds.
292.21(1)(b)
(b)
Preacquisition inspections of real property. For purposes of this chapter, a lender does not possess or control a hazardous substance or cause the discharge of a hazardous substance as the result of inspecting real property for compliance with environmental laws, conducting any portion of an environmental assessment of the property in the manner specified in
par. (c) 2., conducting an investigation to determine the degree and extent of contamination or performing remedial action to clean the discharge of a hazardous substance. This paragraph applies to a lender only if all of the following conditions are satisfied:
292.21(1)(b)1.
1. The activities described in this paragraph occur before the date on which the lender acquires title to, or possession or control of, real property through enforcement of a security interest.
292.21(1)(b)2.
2. The lender notifies the department, in accordance with
s. 292.11 (2), of any discharge of a hazardous substance identified as the result of activities described in this paragraph.
292.21(1)(b)3.
3. If the lender conducts an investigation or performs remedial action, the lender does so in accordance with department rules.
292.21(1)(b)5.
5. The lender through tortious conduct with respect to the activities described in this paragraph does not cause a new discharge of a hazardous substance or exacerbate an existing discharge of a hazardous substance.
292.21(1)(c)1.1. A lender that acquires title to, or possession or control of, real property through enforcement of a security interest is not subject to
s. 292.11 (3),
(4) and
(7) (b) and
(c) and is not liable under this chapter or
chs. 281,
285,
289,
291 or
293 to
299 for a discharge of a hazardous substance on that real property if all of the following conditions are satisfied:
292.21(1)(c)1.a.
a. The lender, through action or inaction, does not intentionally or negligently cause a new discharge of a hazardous substance or exacerbate an existing discharge of a hazardous substance.
292.21(1)(c)1.c.
c. The lender notifies the department, in accordance with
s. 292.11 (2), of any known discharge of a hazardous substance.
292.21(1)(c)1.d.
d. The lender conducts an environmental assessment of the real property in accordance with
subd. 2. at any time, but not more than 90 days after the date the lender acquires title to, or possession or control of, the real property. The lender shall file a complete copy of the environmental assessment with the department not more than 180 days after the date the lender acquires title to, or possession or control of, the real property. If an environmental assessment is conducted more than one year before the date on which the lender acquires title to, or possession or control of, the real property, the exemption under this
subd. 1. d. applies only if the lender does all of the following: visually inspects the property in accordance with
subd. 2. a. and
b. after the date on which the lender acquires title to, or possession or control of, the real property to verify the environmental assessment; submits a complete copy of the environmental assessment and the results of the visual inspection to the department not later than 90 days after the lender acquires title to, or possession or control of, the real property; receives notice from the department that the department determines that the environmental assessment is adequate or that the department directs the lender to address any inadequacies in the environmental assessment; corrects, to the satisfaction of the department, any inadequacies of an environmental assessment; and reimburses the department for the cost to the department of reviewing materials submitted under this
subd. 1. d.
292.21(1)(c)1.e.
e. For a hazardous substance released on or after the date on which the lender acquires title to, or possession or control of, the real property, the lender is not engaged in the operation of a business at the property, completion of work in progress or other actions associated with conducting the conclusion of the borrower's business.
292.21(1)(c)1.f.
f. If the discharge of a hazardous substance occurs on or after the date on which the lender acquires title to, or possession or control of, the real property, the lender implements an emergency response action in response to the discharge of the hazardous substance.
292.21(1)(c)2.
2. The environmental assessment under
subd. 1. d. shall be performed by a qualified environmental technician or consultant and shall include all of the following:
292.21(1)(c)2.b.
b. A visual inspection and description of the personal property located on the real property that may constitute a hazardous waste or hazardous substance or that has a significant risk of being discharged.
292.21(1)(c)2.c.
c. A review of the ownership and use history of the real property, including a search of title records showing prior ownership of the real property for a period of 80 years previous to the date of the visual inspection under
subd. 2. b.
