Asbestos is a well-known carcinogen that can be present in many building materials. Its identification is a critical process for building owners, purchasers, and occupants due to the significant health risks associated with exposure. Asbestos-containing materials (ACM), when damaged or friable, can release microscopic fibers into the air, posing an inhalation hazard. The presence or absence of asbestos in building materials cannot be determined by visual inspection alone; sampling and laboratory analysis are required. This is typically accomplished through an Asbestos Survey or Asbestos Screening. For building purchasers and owners, knowledge of whether a building contains ACM is essential for safe management. If asbestos-containing building materials are in good condition and sealed, they can often be managed safely in place through an Operations & Maintenance Plan.
Asbestos surveys are commonly required as part of due diligence during commercial real estate transactions or financing. They are also necessary prior to the 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 containing 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. While asbestos is no longer widely used for construction, it can still be found in very small amounts in new building projects. Identifying asbestos is difficult, as over 3,500 materials can contain it, meaning identification is a job for specialists.
Types of Asbestos Surveys
Different survey types are designed to meet specific needs, from routine management to pre-demolition assessments. The choice of survey depends on the building's use, the planned activities, and the level of detail required.
Asbestos Screening
The least invasive of the asbestos surveys, a screening involves sampling of suspected asbestos-containing materials. This type of test is best when damaged materials, suspected of containing asbestos, are being repaired and could pose a health risk. An inspector will likely take some samples for analysis. Asbestos Screening usually entails targeted sampling of suspect ACM, such as areas with damaged and potentially friable suspect ACM.
Limited Asbestos Survey
This type of testing is a little more involved than simply having an asbestos professional screening the area. Limited asbestos surveys target specific areas. For commercial buildings, that could be a roof, siding, and even certain walls. A 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
An inspector performing a Path of Construction/Pre-Renovation Asbestos survey will look at areas that are expected to be disturbed during a construction or renovation project. Testing will only be done on suspected building materials in areas where the activity will be taking place. This entails sampling of building materials in the areas of planned disturbance during construction and renovation activities. Asbestos surveys are required by federal law in most buildings where planned renovation and demolition will disturb the building materials.
Pre-Demolition Asbestos Survey
The Pre-Demolition Asbestos Survey is the most comprehensive testing process of them all. The survey looks at the entire building, inside and outside. In many cases, parts of the building could be damaged in an effort to find asbestos-containing materials that could be hiding behind walls, under floors, or in other hidden areas. This entails surveying all facets of the building including interior and exterior building materials utilizing destructive sampling protocols.
Other Survey Types
Additional survey types are offered by various providers. These include Management Surveys, Refurbishment Surveys, Demolition Surveys, Pre-Purchase Surveys, and Re-inspection Surveys. The number of samples required per homogeneous area (HA) to determine if that HA is a non-ACM is outlined in 40 CFR §763.86 Sampling. If asbestos is identified in any samples from a homogeneous area, the entire homogeneous area is considered to contain asbestos.
The Survey Process and Methodology
Professional asbestos surveys follow strict guidelines and utilise accredited laboratories for analysis. The process is designed to be thorough and compliant with relevant regulations.
Visual Examination and Sampling
Surveys begin with a thorough visual examination of suspect areas. Certified professionals then collect bulk material samples from the building materials. The number of samples taken depends on the type of survey being conducted and the size of the homogeneous area.
Laboratory Analysis
The collected samples are analysed using methods such as Polarized Light Microscopy (PLM) or Transmission Electron Microscopy (TEM) by an American Industrial Hygiene Association (AIHA) accredited laboratory. The choice of analytical method can depend on the material type and the required level of detection.
Reporting
Upon receipt of the analytical data, a comprehensive Asbestos Survey report is issued to all relevant parties. This report outlines the analytical findings and, if ACM is found, includes an asbestos abatement recommendations plan. The report is a critical document for property owners and managers, detailing the location, type, and condition of any identified ACM.
Compliance and Professional Qualifications
Asbestos management is governed by a complex web of regulations at the federal, state, and local levels. Professional service providers must stay current with these requirements to ensure compliance.
Regulatory Framework
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. Service providers conduct surveys in accordance with the most stringent Federal, State, and Local guidelines.
Certifications and Expertise
Professional teams consist of certified professionals with broad certifications. These may include EPA AHERA, Certified Asbestos Consultant (CAC), Management Planners, Project Designers, Contractor Supervisor, and Building Inspector credentials. For example, Partner's professionals across the country hold these certifications. SGS asbestos experts work around the globe, helping companies protect their workers and ensuring compliance with local regulations.
Post-Survey Services: Remediation and Management
If asbestos is found, the survey often leads to further services to manage or remove the hazard. Professional oversight is crucial for ensuring safety and compliance during abatement.
Asbestos Abatement and Removal
If asbestos needs to be removed, the survey provider can often assist with the process. This includes abatement oversight, air monitoring, and clearance sampling to ensure asbestos fibers are not present in the air after removal. Some providers can also assist clients 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.
Post-Abatement Clearance
Once the contractor has completed the Asbestos Abatement, a Post-Abatement Asbestos Clearance Inspection is conducted. This ensures the work has been carried out to the highest industry standards and the asbestos has been properly and safely removed. This may involve final clearance testing to confirm the air is free of asbestos fibers.
Asbestos Management Plans (AMPs) and O&M Planning
Effective long-term management of ACM requires a comprehensive strategy. After an initial survey, a detailed risk assessment is conducted to evaluate potential hazards and determine the best management and prioritisation strategies. Based on these findings, a custom Operations and Maintenance (O&M) plan is developed. This plan includes detailed procedures for ongoing ACM management, which helps protect occupant health and safety and reduces the risk of asbestos exposure incidents. An Asbestos Management Plan (AMP) is a key component of this strategy.
The Importance of Choosing a Reputable Service Provider
Selecting a qualified asbestos survey provider is essential for accurate results and regulatory compliance. Providers should have the necessary certifications, experience, and resources to conduct surveys and manage any subsequent remediation.
Global and National Expertise
Some providers, like SGS and Intertek, offer global expertise with local knowledge. They work with companies worldwide to ensure compliance with local legislation. Partner provides asbestos surveys nationwide for all types of commercial and multifamily real estate.
Comprehensive Service Offerings
Leading providers offer a full suite of services, from initial survey through to remediation design, planning, and oversight. This includes Abatement Planning, Health and Safety Plans (HASP), On-Site Supervision & Contractor Coordination, Air Quality Monitoring, and Final Clearance Testing. A one-stop-shop approach can streamline the process for property owners and managers.
Conclusion
Asbestos surveys are a critical component of building safety, due diligence, and regulatory compliance. Whether for a commercial real estate transaction, a planned renovation, or routine management, understanding the different types of surveys available is key. From basic screening to comprehensive pre-demolition surveys, each type serves a specific purpose in identifying and managing asbestos risks. The process involves professional visual inspection, sampling, and laboratory analysis, followed by detailed reporting. If ACM is found, professional remediation services and ongoing management plans are available to ensure safety. Choosing a provider with the appropriate certifications and a comprehensive service offering is essential for navigating the complexities of asbestos management effectively.