Asbestos surveys are required by federal law in most buildings where planned renovation and demolition will disturb the building materials. They are also commonly required during due diligence as dual protection from exposure risks and legal liability.
Partner provides asbestos surveys nationwide for all types of commercial and multifamily real estate. Our team of certified professionals stays current with state, local and federal regulations and certifications requirements. Our professionals across the country have broad certifications including EPA AHERA, Certified Asbestos Consultant (CAC), Management Planners, Project Designers, Contractor Supervisor, and Building Inspector.
Partner also provides services to assist with asbestos removal, including abatement oversight, air monitoring and clearance sampling to ensure asbestos fibers are not present in the air after removal.
Contact Partner to learn more about how we can help you stay in compliant and address any asbestos issues on your property.
Asbestos is a well-known carcinogen that can be present in many building materials. When asbestos-containing materials (ACM) are damaged or “friable,” asbestos fibers can be released into the air presenting an exposure health risk to building occupants or workers via inhalation.
The presence or absence of asbestos fibers in building materials cannot be determined based only on visual identification – sampling and laboratory analysis of the material is required, which is accomplished through an Asbestos Survey or Asbestos Screening. It is important for building purchasers and owners to know whether their building has ACM so that they can be safely managed. If asbestos containing building materials are in good condition and the asbestos is “sealed,” it can usually be safely managed in place through an Operations & Maintenance Plan.
Asbestos surveys are commonly required as part of due diligence during commercial real estate transactions or financing, as well as prior to demolition or renovation of buildings. This provides dual protection from exposure risks and legal liability.
Buildings constructed prior to 1981 have the greatest risk of having ACM. It is prudent to obtain an asbestos survey on these facilities when suspect ACM is identified, especially if they are in a damaged or friable condition. Many people are under the impression that only older buildings are at risk of containing ACM, which is not true. Asbestos continues to be manufactured and used in some building materials to this day, though not as extensively.
It is important that prior to planned demolition or renovation of any building, regardless of the construction date, suspect ACM should be identified – this is a federal requirement. This is a safeguard since renovation and demolition activities can release asbestos fibers into the air where they could be inhaled by building occupants and workers. Many local building departments will not issue building permits until an asbestos survey is completed.
At this point there is no construction date that would preclude the need for an asbestos survey.
Asbestos surveys are generally tailored to the building characteristics and the client’s needs, but below are some common types of asbestos surveys.
AHERA Survey – U.S. EPA Asbestos Hazard Emergency Response Act 40 CFR Part 763 requires a visual inspection to identify, classify, and evaluate the condition of homogeneous areas of suspect ACM in building materials in deciding how to manage those materials.
The ACM most likely to release asbestos fibers are those which are in a friable state. The definition of friable is any material, when dry, that is capable of being crumbled, pulverized, or reduced to powder by hand pressure (AHERA). Non-friable asbestos materials containing cement or asphaltic binder may become friable and release fibers if exposed to actions such as abrasion, drilling, cutting, fracturing, or hammering. Non-friable asbestos materials do not typically pose a significant exposure risk if they remain in good condition and are not disturbed. During renovation activities or when subject to abrasive action, non-friable materials may become friable and thus may pose an exposure risk.
Representative sampling is conducted by Homogenous Area (HA): “an area of surfacing material, thermal system insulation material, or miscellaneous material that is uniform in color and texture” (40 CFR 763). If asbestos is identified in any samples from a homogeneous area, the entire homogeneous area is considered to contain asbestos. The number of samples required per HA to determine if that HA is a non-ACM is outlined in 40 CFR §763.86 Sampling.
Asbestos Screening – Usually entails targeted sampling of suspect ACM, such as areas with damaged and potentially friable suspect ACM.
Limited Asbestos Survey – Usually entails somewhat more comprehensive sampling of building materials and suspect ACM in particular areas of a building.
Path of Construction / Pre-Renovation Asbestos Survey – Entails sampling of building materials in the areas of planned disturbance during construction and renovation activities.
Pre-Demolition Asbestos Survey – The most comprehensive type of survey, this entails surveying all facets of the building including interior and exterior building materials utilizing destructive sampling protocols.
Asbestos Removal / Abatement – Partner also provides services to assist with asbestos removal, including abatement oversight, air monitoring and clearance sampling to ensure asbestos fibers are not present in the air after removal.
We can also assist the client in soliciting and procuring bids from licensed abatement contractors, providing abatement specifications and work plans, and ensuring that project personnel comply with state, federal, and local regulations.
Partner performs abatement oversight and air monitoring at a subject site. We observe and visually inspect asbestos abatement areas during the abatement activities to confirm proper work practices are being implemented consistent with regulatory requirements. We collect in process PCM air samples during removal activities. Upon completion of the abatement, we provide visual clearance and air sampling followed by written documentation regard the removal of ACM as identified in the project specifications. Data is summarized at the completion of the project in a Post Abatement Closeout Report.
