AN OPTION PRICING APPROACH TO THE VALUATION OF REAL-ESTATE CONTAMINATED WITH HAZARDOUS MATERIALS

This paper uses option pricing to examine how the presence of hazardous materials affects real estate value. The property owner has two options. The first option is to remove the hazardous materials at the best time. The second option, embedded in the first one, is to redevelop the property at the best opportunity. The owner has three possible timing strategies with respect to the exercise of these two options: remove the hazardous materials first and retain the option to redevelop the property later, remove and redevelop at the same time, or do nothing. Conditions under which the presence of the hazardous materials may either expedite or postpone the decision to redevelop are also derived. If the regulatory environment does not allow the property owner to make optimal timing decisions with respect to the exercise of these options, then our results provide an indication of the cost of regulation as measured by the additional loss in property value.