(a) “Contiguous property owner” means a person who owns a site that is adjacent to or otherwise similarly situated with respect to another site that is, or may be, contaminated by a release or threatened release of a hazardous material and that is not owned by that person, and who demonstrates, by a preponderance of the evidence, all of the following:

1. (1) The person did not cause, contribute, or consent to the release or threatened release.
2. (2) At the time the person acquired the property, the person made all appropriate inquiries and did not know and had no reason to know of the release or threatened release at the site.
3. (3) All of the conditions of Section 25395.80 to qualify as a contiguous property owner have been met.

4. (4) The person is not potentially liable, or affiliated with any other person who is potentially liable, for the release at issue through any of the following circumstances:

   1. (A) Any direct or indirect familial relationship.
   2. (B) Any contractual, corporate, or financial relationship, unless the contractual, corporate, or financial relationship is created by the instruments by which title or possession to the site is conveyed or financed or a contract for the sale of goods or services.
   3. (C) The result of a reorganization of a business entity that was potentially liable for the hazardous materials.