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Environmental
Regulation
SYNOPSIS
A.
INTRODUCTION 26.101
1. Government Organization 26.104
2. The Constitution 26.109
3. Provincial Constitutions
26.112
B.
BASIC LEGISLATION
1.
Federal Law
1.1.
Hazardous Waste 26.113
1.2. Water 26.118
1.3. Toxic Substances 26.119
1.4. Underground Storage Tanks 26.121
1.5. Transportation of Hazardous Waste
and Substances 26.123
1.6. Oil & Gas 26.128
1.7. Mining 26.149
1.8. Electric Energy 26.159
2.
Provincial Law
2.1.
Buenos Aires
2.1.1. General Environment 26.168
2.1.2. Industries 26.172
2.1.3. Hazardous Waste 26.174
2.1.4. Water 26.177
2.1.5. Air 26.182
2.2. Other provinces 26.184
C.
CIVIL AND CRIMINAL LIABILITY 26.185
A. INTRODUCTION
26.101
Until
the end of the 80’s, environmental
protection was not a public concern in
Argentina; and although there existed a
considerable number of environmental
regulations since the beginning of the
century -either at federal, provincial
and municipal levels-, there was little
or no enforcement.
26.102
The
growing demand for the protection of the
environment in the country, starting in
the early 90’s, recognizes several
causes, among others: (i) the process of
democratization and consolidation of
democratic institutions, initiated in
1983; (ii) the economic stability since
1990; (iii) a process of privatization
of state-owned companies, mainly those
dealing with public services, that were
in most cases the major polluters within
the country; (iv) the environmental
requirements and conditions imposed by
international financing organizations,
such as IDB and the World Bank; and (v)
the economic integration of the region
through MERCOSUR (Common Market of the
South), that requires the harmonization
of legislation of its members.
26.103
The
consequences of that trend were: (i) the
creation of a Federal Secretary of
Natural Resources and Sustainable
Development; (ii) the ratification of a
number of environmental international
treaties; (iii) the enactment of
legislation at all levels, dealing with
the protection of the environment; (iv)
the introduction into the new
Constitution, of the right to live in a
healthy environment, and the concept of
sustainable development; and (v) the
launching of several calls for bids for
the restoration of polluted sites.
1.
Government Organization
26.104
As
we have already described in Chapter 1,
Argentina is organized as a federal
republic, currently divided into 23
provinces and the City of Buenos Aires.
Thus, the provinces retain those powers
not specifically granted to the federal
government by the Constitution.
26.105
Dominion
and jurisdiction over natural resources
are provincial powers never delegated by
the provinces to the federal government,
so, theoretically, they have remained
under the province’s sphere.
Notwithstanding that, the federal
government may regulate environmental
protection by means of constitutional
clauses, such as those that empower
Congress to rule inter-jurisdictional
and foreign commerce and navigation and
to sign international treaties that
become constitutionally the supreme law
of the land, as well as the powers
delegated through the so called
"progress clause", that allows
the nation to take measures to enhance
the public welfare.
26.106
In
practice, at the provincial level, each
province has functioned as an isolated
unit, creating its own environmental
protection system, through the enactment
of environmental legislation and the
creation of Environmental Authorities.
The result is the coexistence of a wide
variety of non-coordinated systems and
norms, this being the main consequence
of the lack of a federal environmental
policy.
26.107
The
institutional and legal organization of
each of the provinces will depend on its
political framework and economical
status. Therefore, there are provinces
that have developed a complete and
efficient system of protection of the
environment (e.g. Buenos Aires and
Mendoza), while others have only few
regulation on the matter (Chaco,
Formosa, Santiago del Estero).
26.108
Notwithstanding
the stated above, there are some common
characteristics among the provinces that
are worth pointing out: most have
included the right to live in a healthy
environment into their Constitutions;
they have enacted legislation regarding
the protection of water bodies, fauna
and flora conservation, and protected
areas. Some of them have regulations
regarding soil and air pollution
control, land use and planning and
industrial sites, and only few of them
have legislation regarding industrial
waste.
2.
The Constitution
26.109
The
1853 Constitution had no provisions
referred to the protection of the
natural resources or the environment.
The right to live in a healthy
environment was thus considered implied
into article 33º, which establishes
that the rights enumerated in the
Constitution do not exclude other rights
not expressly stated, but originated in
the principle of sovereignty of the
people, and the republican form of
government.
26.110
The
1994 reform introduced, by means of
article 41º, the right of all
inhabitants to live in a healthy
environment, the obligation to preserve
it and the obligation to remediate, when
feasible, environmental damage.. It also
establishes that the government is
responsible for the preservation of
natural resources and has the obligation
to provide environmental information and
education to the people. It also grants
the nation the power to set minimum
standards of protection, while the
provinces have the power to complement
them. The ambiguity of this provision is
heightened by the other one stated in
article 124º, that reinforces the
original dominion of the provinces over
their natural resources.
26.111
Finally,
article 43º establishes a tool for the
protection of all rights established in
the Constitution, through an injunction
called in Spanish "recurso de
amparo", by means of which the
affected person, the ombudsman, and the
non-governmental organizations may
request that a public or private person
stop an action or conduct that affects a
constitutional right.
3. Provincial Constitutions
26.112
In
the last decade, most of provincial
constitutions have been reformed, the
majority of them include the right to
live in a healthy environment, and the
right of any citizen to have access to
Justice, in order to stop actions of
private or public persons that may
damage the environment.
B. BASIC LEGISLATION
1.
Federal Law
1.1.)
Hazardous Waste. Law 24.051
26.113
Law
24.051 (HWL), enacted in 1991 and
designed to legislate all matters
concerning hazardous waste, is in effect
the most comprehensive attempt at
enacting environmental legislation, and
covers solid, liquid and gaseous
effluents and protects all recipient
environments. The system provides for a
full cycle, "cradle to grave"
control of waste.
26.114
HWL
contains administrative (local)
regulations, as well as civil and
criminal (federal) provisions.
26.115
Administrative
regulations are applied to the
generation, operation, transport,
treatment and final disposal of
hazardous waste:
1.
when such activities are carried out in
federal jurisdiction; or,
2.
when the waste generated within
provincial jurisdiction, may cause
damages to the persons or the
environment beyond the boundaries of the
province; or
3.
when there is a transport of waste
between two or more jurisdictions.
26.116
The
Enforcement Authority of the law is the
Federal Secretary of Natural Resources
and Sustainable Development and the law
creates a Federal Registry of
Generators, Carriers and Operators of
Hazardous Waste, depending from the
Federal Secretary of Natural Resources.
It is mandatory to obtain an annual
Environmental Certificate and to pay an
annual fee.
26.117
Accidents:
Should an accident or any other
contingency occurs that may cause
damages to persons or the environment
within federal jurisdiction or beyond
the provincial jurisdiction where a
plant is located, it will be mandatory
to report the event to the Federal
Secretary of Natural Resources and
Sustainable Development, within 30
working days.
1.2.)
Water. Decrees 674/89 and 776/92
26.118
Both
decrees regulate water pollution in
Buenos Aires City and a major part of
the Greater Buenos Aires area. The
enforcement authority is the Secretary
of Natural Resources and Sustainable
Development of the Nation.
1.3.) Toxic Substances. Decree 1.095/96
26.119
The
Decree establishes the obligation for
all companies dealing with toxic
substances, to apply for registration
before the Secretary of Prevention of
Drug Addictions. The registered
companies should inform the Secretary
about all transactions involving such
substances on a three month basis.
26.120
It
is important to point out that the
Certificate of Registration is an
essential document in order to carry out
any kind of transaction involving the
substances listed by the Decree.
1.4.)
Underground Storage Tanks. Resolutions
SE 419/93, 404/94 and 76/97
26.121
Resolution
419/94, as amended by Resolutions 404/95
and 76/97 of the Secretary of Energy,
regulates the auditing and control of
leaks of underground storage tanks
containing hydrocarbons, with a capacity
of 4,000 lts. or more.
26.122
The
norm also establishes technical
requirements regarding the safety of
underground storage tanks, as well as
the actions to be taken in case of
accident.
1.5.)
Transport of Hazardous Waste and
Substances.
26.123
Resolution
233/86 Sec. Transport: This Resolution
approves the general regulations
applicable to hazardous materials
transported by road. Said regulations
govern such materials and objects
defined as hazardous by the Secretary of
Transportation, including gases and
vapors, packed or unpacked solid
materials.
26.124
Resolution
720/87 Sec. Transport: This Resolution
contains the list of hazardous
materials, the hazardous material
incompatibility table, emergency
directions and the identification
specifications both for the vehicle and
packaging.
26.125
Resolution
14/94 Sec. Transport: This Resolution
provides for the standard forms and
instructions for the hazardous waste
carriers to register with the Federal
Registry of Hazardous Waste Generators
and Operators, at the Federal Secretary
of Natural Resources and Human
Environment.
26.126
Resolution
195/97 includes technical rules to the
"General Rules for the Transport of
Dangerous Materials by Roads",
approved by Decree 779/95.
26.127
Resolution
195/97 classifies and defines the
different types of dangerous materials,
establishing general and particular
rules for the handling and transport of
such materials.
1.6.)
Oil & Gas
26.128
The
environmental protection regulations for
hydrocarbon exploration and
exploitation, both onshore and offshore,
are contained in Resolution Nº 105/1992
issued by the Secretary of Energy.
26.129
Resolution
Nº 105/92 Sec. Energy: It applies both
to continental areas and the sea
platform of the whole territory of the
Republic of Argentina. The Enforcement
Authority is the Federal Secretary of
Energy.
26.130
Regulations
are divided into "Exploration
Stage" and "Exploitation
Stage". We will analyze the duties
to be performed in each stage:
26.131
Exploration
Stage: During this stage and before
drilling the first exploration well, a
Preliminary Environmental Survey
(Estudio Ambiental Previo -EAP-) must be
prepared by professional experts or
consulting firms registered with the
Registry of Environmental Consultants
kept by the Secretary of Energy. Copy of
said survey must be forwarded to the
Federal Board of Resources at the
Secretary of Energy. When drilling
starts -and until the well is abandoned
if it were barren- works and tasks
should be monitored for environmental
care purposes. The monitoring activity
will be performed by the Provincial
entity designated therefor by the
Secretary of Energy, the operator will
outsource such monitoring services, upon
prior notice to the Secretary of Energy.
The resulting monitoring report shall be
submitted before the Federal Board of
Resources at the Secretary of Energy
within thirty days upon completion of
the drilling operations and tests.
26.132
Exploitation Stage: During this stage a
Preliminary Environmental Survey should
be submitted for such area where a
hydrocarbon discovery has resulted. The
Preliminary Environmental Survey for
this stage should be more comprehensive
than the one prepared for the
exploration well. This Survey will
commence within three months from any
discovery and assessment of the finding
and shall be submitted before the
Secretary of Energy for evaluation
thereof within six months as from its
commencement. At this stage, a yearly
monitoring of works and tasks shall be
also conducted both for future fields
and for those already under exploitation
at the time the Resolution was passed.
26.133
Fields prior to Resolution 105/92:
Regarding fields discovered before
legislation was passed (November 1992),
the development area's operator should
have submitted, prior to March 31, 1994,
an environmental study of the area under
development.
26.134
Chapter
2 of the Resolution refers to the
environmental care to be taken during
the exploration stage, such as the
proper erection of camps, control of
waste disposal at camps, careful digging
of access ways and trails so as to avoid
soil erosion, use of explosives during
seismic surveys, backfilling of shallow
seismic wells and the use of seismic
vibrators.
26.135
Chapter
3 governs the environmental protection
during the drilling stage for
development purposes. It sets forth
standards for the selection of the site
or location, the development of access
ways or roads, the supply of fresh
water, location of camps, equipment,
materials and waste on the esplanade,
the design of casing, the handling of
waste, drilling fluids and completion,
the storage of fuel liquids, the
handling of well test gases, handling of
salt water and oil based or distilled
fluids, handling of test hydrocarbons,
etc.
26.136
Finally,
Chapter 4 deals with environmental
protection during the development and
production stages, providing that
development operations shall be carried
out based on: the location of
development wells and access thereto,
the drilling of development wells, catch
basins, treatment plants and ancillary
services, by-pass oil pipelines, storage
and dispatch plant for crude, assisted
recovery plants, camps and further
operating procedures.
26.137
As
from the enactment of Resolution 105/92
and for supplementing purposes, new
Resolutions regarding environmental
protection have been passed:
26.138
Resolution
252/93 Sec. Energy: It describes the
advisable and guiding procedures for the
preparation of the environmental surveys
required by Resolution 105/92.
26.139
Resolution
341/93 Sec Energy: This resolution,
dated November 1993, establishes a
schedule and standards for the revamping
of pits and recovery of soils. It refers
to four types of pits, based on the
criterion of minimizing risk exposure
for the various natural resources. Those
pits not removed, due to their regular
and necessary use, must comply with the
requirements under the Resolution such
as: no oil contents, clean and empty,
wire fenced, warning signs, watertight,
etc.
26.140
As
to soil, the Resolution establishes that
soil should be restored following the
same criteria described for pits and
always focused on risk minimization.
26.141
Resolution
342/93 Sec Energy: This Resolution
establishes the scheme for the
"Contingency Plans" required
by Resolution 252/93.
26.142
"Contingency
Plans" must be prepared by the
operators and submitted before the
Secretary of Energy jointly with the
Environmental Surveys. For those fields
existing prior to Resolution 105/92,
this filing should have been made prior
to March 31, 1994.
26.143
Emergencies
and Accidents: Operators are also
required to give notice to the Federal
Board of Resources, at the Secretary of
Energy, about any emergency that
actually threatens or is likely to
threaten natural resources or
social-economic assets. Operators shall
file with the Secretary of Energy a
final report within 30 days after
completion of the contingency remedial
works.
26.144
Resolution
236/93 Sec Energy: this
Resolution prohibits natural gas vents
from gas and oil wells wherever the
gas/oil ratio exceeds 100m3/m3. The
Secretary of Energy may grant temporary
exemptions to this prohibition, at the
operator's request, for Federal interest
purposes, whenever venting derives from
the well testing upon completion or
repair thereof or whenever a works
schedule aimed at correcting the
situation within a reasonable time is
submitted. Likewise, regular vents are
allowed for the purposes of unblocking
the pump at such wells with production
through mechanic pumping, whenever there
is no transmission line installed.
Temporary vents are allowed at remote
and low productivity areas until nearby
pipelines are constructed or consumption
points are established. Finally
temporary vents are allowed in the case
of oil wells producing gas associated
with hydrosulphuric acid, nitrogen,
carbon dioxide or other gases (either
inert or toxic) provided their
utilization is not possible or their
reinjection is not economically
feasible.
26.145
Resolution
5/96 Sec. Energy: This Resolution is
applied to those wells to be abandoned
at the moment of release of the
Resolution (January 9, 1996), or in the
future. Therefore, wells abandoned prior
to the release of the Resolution, are
not subject to same. Abandonment may be
temporary or permanent, in accordance
with technical, commercial and/or
operational reasons.
26.146
Wells
to be abandoned at the moment of
effectiveness of the Resolution have a
5, 10 or 15 year period for their
abandonment, depending on their
categorization. Wells to be abandoned in
the future, should be abandoned
immediately.
26.147
It
is mandatory to submit annually, a
tentative schedule of the works related
to the abandonment of wells, and a final
report stating the activities carried
out in respect of the wells which have
been abandoned during the year.
26.148
Four
years before the termination of a
concession, or at the moment of
reversion of same, the concessionaire
and/or permit holder must submit to the
Regulatory Authority, a technical and
economic study, on the advisability of
abandoning -temporarily or permanently-
each inactive well in the area.
1.7.)
Mining
26.149
Law
24.585 included into the Mining Code,
environmental protection for mining
activities. The law introduces -through
a complementary chapter to be part of
the Mining Code- the obligation to
protect the environment during mining
activities. Among Law 24.585's
highlights, the following can be
mentioned:
26.150
Environmental
Impact Assessment: It is mandatory to
submit, prior to the commencement of any
mining activity, a report on
environmental impact. The enforcement
authority will evaluate the report and
will pronounce in favor of approval by
means of a statement of environmental
impact for each of the stages of the
project or actual implementation of
same.
26.151
The
environmental impact statement will be
updated at most biannually, and it will
be necessary to file a report detailing
the results of the actions of
environmental protection taken, as also
any new developments.
26.152
For
those activities, the commencement of
which was prior to the enactment of the
law, the report of environmental impact
must be filed within one year as from
the effective date of the law (i.e. 90
days as from the publication in the
Official Gazette).
26.153
Certificate
of Environmental Quality: Any person
that carries out mining activities and
meets the requirements of the law, may
request from the enforcement authority
the issuance of a certificate of
environmental quality.
26.154
Registers:
Law 24.585 creates two registers: a) a
register of consultants and laboratories
for the carrying out of monitoring and
external auditing work; and b) a
register of infringers.
26.155
Liabilities:
Persons carrying out mining activities,
and all those under their authority,
contractors and subcontractors, and
proprietors of mining rights, will be
jointly liable in respect of any
environmental damage caused as a result
of noncompliance with the law.
26.156
Persons
causing present or residual damage to
the environment will be obligated to
mitigate, recondition, restore or repair
same, as appropriate.
26.157
It
is important to point out that, in
respect of those activities the
commencement of which is prior to the
enactment of the law, the irreversible
and inevitable impacts caused may under
no circumstance affect the activities
being carried out.
26.158
Penalties:
The penalties include warning, fines,
suspension of the benefit of the
certificate of environmental quality of
the products, repair of the
environmental damage, temporary closure
and disqualification.
1.8.)
Electric Energy
26.159
The
process of transformation of the
argentine electric sector implied a
change of attitude of the companies
integrating the Wholesale Electricity
Market, with regard their responsibility
for the protection of the environment.
This change has its origin mainly in:
(i) the incorporation of specific
obligations for environmental protection
in the bidding conditions of
privatization and concession of the
generation, transport and distribution
of electric energy; (ii) the setting of
minimum standards for air emissions; and
(iii) the control by ENRE (Federal
Regulatory Entity for Electric Energy),
of all aspects involving environmental
pollution.
26.160
The
regulations applicable to the electric
sector are: (i) environmental norms of
the Secretary of Energy; (ii)
resolutions of ENRE´s Board of
Directors; (iii) laws and regulations on
environmental protection at federal,
provincial and municipal levels; and
(iv) environmental clauses included in
the generation, transport and
distribution of electric energy’s
Concession Contracts.
26.161
Law
24.065. Articles 2, 16, 17 and 56 a)
& k) establish the main
environmental obligations that must be
carried out by the Wholesale Electricity
Market’s Agents, as well as the powers
of ENRE Regarding public safety and the
protection of the environment.
Resolutions
of the Secretary of Energy
26.162
Resolution
149/90. The resolution approves the
"Environmental Management Plan for
Thermal Plants of Electric Energy
Generation".
26.163
Resolution
15/92. Approves the "Guidelines
of Environmental Management of the
System of Extra High Tension Electric
Energy Transport"
26.164
Resolution
342/93. It establishes the structure
of the Contingency Plans, to be
performed by the Market’s Agents.
26.165
Resolutions
154/93 and 195/96. Both resolutions
set forth the environmental conditions
to be achieved by the generators of
conventional thermal electric energy,
for plants in operation or to be
operated in the future.
26.166
Resolutions
32/94 and 52/95. These resolutions
establish the guidelines and minimum
standards for the Environmental
Management Plans (EMP) that must be
carried out and implemented by the
Wholesale Electricity Market’s Agents.
26.167
Resolution
13/97. Approves the "Practical
Guide for the Atmospheric Environmental
Impact Assessment", to be performed
previous to any modification or
enlargement of the Plant, that may vary
the atmospheric emissions, implying a
change in the quality of the surrounding
air.
2.
Provincial Law
2.1.)
Buenos Aires
2.1.1.) General Environment. Law 11.723
26.168
The
aim of the Law is to protect, preserve,
improve and recover natural resources
and the environment in general, in all
the territory of the province of Buenos
Aires. The final goal is the
preservation of life in a broad sense,
to achieve a sustainable development and
to heighten the protection of the
biological diversity.
26.169
The
Law establishes the rights of all
inhabitants to live in a healthy
environment, the access to the
information regarding natural resources
management by the government, as well as
the right to participate in the
processes that involve natural resources
and the protection, conservation,
improvement and restoration of the
environment in general.
26.170
Among
the citizen’s obligations are the
protection, conservation and improvement
of the environment and its elements,
taking all the necessary measures or
avoiding those actions that may harm it.
26.171
The
law also prescribes that all projects
consisting in works or activities that
may produce a negative impact to the
environment of the province of Buenos
Aires, should be accompanied by an
Environmental Impact Assessment.
2.1.2).
Industries. Law 11.459
26.172
This
Law replaces ancient Law 7.229 on
industrial sites. It prescribes that all
industries located in the territory of
the Province of Buenos Aires must apply
for registration, in order to obtain an
Environmental Certificate, which
approves the plant’s location and
functioning.
26.173
The
Certificate is issued by the provincial
Secretary of Environmental Policy, once
completed and approved all the
requisites listed by the law, and should
be renewed every two years. Moreover,
modifications on the processes or the
facilities, may require the granting of
a new Environmental Certificate.
2.1.3.)
Hazardous Waste. Law 11.720
26.174
The
Law is applicable to the generation,
operation, handling, transport,
treatment and final disposal of
hazardous waste, within the territory of
the province of Buenos Aires. All
individuals or corporations reached by
the law, must apply for registration
before the provincial Registry of
Hazardous Waste of the Secretary of
Environmental Policy, in order to obtain
the Special Certificate of Permission.
26.175
The
Certificate, which approves the
procedures -generation, operation,
handling, transport, treatment and final
disposal -applied to the waste, must be
renewed every two years.
26.176
Regarding
the transport of hazardous waste, the
same may be done either for the owner of
the waste, or for a third party. In both
cases, the carrier should be registered
before the Registry of the Federal
Secretary of Natural Resources -if an
interjurisdictional transport of waste
exists-, or the Registry of
Environmental Policy of the Province -if
the transport is carried out within the
boundaries of the province-.
2.1.4.)
Water. Law 5.965
26.177
This
Law protects water bodies located within
the territory of the province of Buenos
Aries. Temporarily, it is not applicable
to those industries located in greater
Buenos Aires area, where Federal Decrees
674/89 and 776/92 are applicable.
26.178
By
means of the Law and their regulatory
decrees, it is mandatory to obtain,
before making any discharge of effluents
to the water, a permit issued by the
water supply utility -AGOSBA-. AGOSBA
also controls the quality of industrial
effluents, in accordance with the
standards set by Resolutions 287 and
288. Fines and partial or total closures
of pipes -temporary or definite- may be
applied in cases of noncompliance with
the Law.
26.179
Besides,
the Department of Water of the Ministry
of Public Works of Buenos Aires Province
is competent to inspect those effluents
that may pollute water bodies under its
jurisdiction. It is also empowered to
apply fines, and to determine partial or
total closures, depending on the case.
26.180
Although
the provincial Law of Ministries
establishes that those departments with
concurrent competencies have to
coordinate their tasks, in order to
avoid an overlapping of functions, in
practice, both AGOSBA and the Department
of Water, -although depending on the
same Ministry of Public Works of the
Province-, act independently one from
the other.
26.181
Special
Waste Law 11.720 is applicable to water
discharges containing industrial waste.
The enforcement authority for the law is
the Secretary of Environmental Policy.
2.1.5.)
Air. Law 5.965
26.182
The
Law protects the quality of air,
establishing standards for gaseous
emissions, and the obligation to obtain
a permit, prior to the commencement of
any activity that may involve air
emissions. The permit must be requested
before the Secretary of Environmental
Policy of the Province.
Municipal
Level
26.183
Many
Municipalities have sanctioned
Ordinances related to the protection of
the environment- that a company should
check.
2.2.) Other Provinces
26.184
Many
Provinces at Provincial and/or Municipal
level have enacted legislation related
to the protection of the general
environment, water, air, oil and gas,
and waste disposal that should be
considered when choosing a site in
Argentina or purchasing a Company.
C. CIVIL AND CRIMINAL LIABILITY
26.185
Under
Federal Law 24.051, both civil and
criminal liabilities are strict, joint
and several for directors, managers, and
representatives of a company, in the
event of infringement.
26.186
Regarding
civil liability, the law modifies the
Civil Code, establishing that the owner
or guardian of an hazardous waste cannot
exempt his liability by proving fault on
the part of a third party for whom he is
not responsible for and whose action
could have avoided the liability through
the use of due care.
26.187
The
system of liability set out by the law
is the so-called "from the cradle
to the grave", since the generator
of hazardous waste is liable, as the
owner of same, for any damage caused by
it, and his liability does not disappear
as a result of the transformation,
development, change or treatment of the
hazardous waste, with the only exception
of those damages caused as a consequence
of a defective treatment carried out at
the plant for treatment or final
disposal.
26.188
Finally,
carriers and treaters of hazardous waste
are liable as guardians of same, for any
damage caused by the waste.
26.189
As
a general principle, no one may transmit
a better title to property than one
originally possessed (Article 3270).
Henceforth, real estate property is sold
with all its characteristics, defects
and encumbrances.
26.190
From
this perspective, there is no legal way
of acquiring a real estate, without
acquiring the ownership and liabilities
of the hazardous waste existing in the
site. Nevertheless, there are legal
means of addressing potential contingent
liabilities arising from the owner’s
prior pollutant activities, or the
disposal of hazardous waste pertaining
to such activities. A transaction on
real estate properties shall contain
provisions dealing with any such
problems existing on the property at the
time of acquisition. Nevertheless, it is
our opinion that purchaser's liability
before third parties (including the
Government) cannot be avoided. A way to
minimize such liability would be to
include some provisions in the purchase
contract, by means of which the vendor
would commit to hold harmless the
purchaser from any future contingent
liability resulting from hazardous waste
disposed in the past, by the vendor or a
third party during vendor’s ownership.
26.191
In
order to make effective the application
of the contractual clause described in
the previous paragraph, it would be
essential to carry out a due diligence
study of the site.
26.192
It
is important to point out that any
disclaim of liability included a the
contract, would only operate between
vendor and purchaser, and not regarding
third parties -including the
Government-, since both vendor and
purchaser may be liable for the damage
the waste may cause to the persons,
their assets, or the environment in
general: according to Hazardous Waste
Law, the vendor as the generator -owner-
of the waste, and the purchaser as the
guardian of same.
26.193
Regarding
criminal liability, Hazardous Waste Law
provides for criminal sanctions
including imprisonment for managers and
directors of companies responsible for
causing environmental harm either
through willful misconduct or
negligence.
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