We have incurred and will continue to incur substantial capital operating and maintenance and remediation expenditures as a result of these laws and regulations In addition to the extent these expenditures are assumed by a buyer as a result of a disposition it may result in our incurring substantial costs if the buyer is unable to satisfy these obligations Any failure by us to comply with existing or future laws regulations and other requirements could result in administrative or civil penalties criminal fines other enforcement actions or third party litigation