Key Takeaways
- Asbestos is a mineral with insulating and heat-resistance properties that made it a popular building material before its use was restricted in the late 1900s. Asbestos surveys can ensure asbestos is not still on your property.
- Asbestos exposure can increase a person’s risk of developing asbestosis, lung cancer, or a variety of respiratory complications like shortness of breath, tightness in the chest, or a dry cough.
- Asbestos testing must follow strict guidelines to ensure regulatory compliance. Usually, the process involves an initial visual inspection, material or dust sampling, laboratory analyses, and a reporting phase.
- Asbestos surveys are usually required when commercial or residential buildings built before 2004 are scheduled to be renovated or demolished. Schools and workplaces have stricter testing requirements to ensure safety.
Understanding When an Asbestos Survey is Required
Asbestos is a naturally occurring mineral with insulating and fire-resistant qualities. Historically, it has been used in building materials such as insulation, floor tiles, and roof coatings. However, asbestos can be hazardous to humans, so its use has been greatly restricted for decades. Nevertheless, it can still be found, especially in older buildings.
Scheduling asbestos surveys is essential for identifying asbestos-containing materials (ACMs) throughout your property. After accurate, professional-led asbestos testing, you can make informed decisions about managing or removing any detected ACMs.
Neglecting asbestos surveys can increase the risk of asbestos exposure for the property’s inhabitants. Without proper asbestos regulation, exposed individuals may experience symptoms ranging from shortness of breath or a dry cough to asbestosis or mesothelioma.
In addition to promoting safety, asbestos surveys can help property owners remain compliant with regulations, allowing them to avoid legal penalties like fines. Consult a trusted environmental remediation company to understand how to keep your property asbestos-free.
How Does an Asbestos Survey Work?
Environmental professionals may approach each asbestos survey uniquely, depending on the property they are working with. Nevertheless, some steps that might be involved in your asbestos testing process are:
- Initial assessment – Visual inspections are the first step in evaluating the presence of asbestos. The professional may note the building’s age and look for features commonly including ASMs, such as popcorn ceilings.
- Material sampling – Next, the professional may use polarized light to assess mineral-specific fiber properties. This process can provide percentages for asbestos content within building materials like insulation or flooring.
- Dust sampling – Alternatively, the professional can scrape, tape-lift, wipe, or micro-vacuum dust samples from surfaces to determine the presence of asbestos on surfaces.
- Analysis – Collected samples will be sent to off-site accredited laboratories for analysis to obtain accurate readings on the presence and type of asbestos.
- Survey report – Findings are usually compiled into a report listing the location, type, and condition of any identified ACMs. It may also contain recommendations for managing or removing ACMs.
After a trusted environmental remediation company finishes your asbestos survey, they should be able to draft a plan for asbestos abatement to help you make your building a safe and comfortable environment.
Types of Asbestos Surveys
There are different kinds of asbestos surveys, and their purpose and approach can vary greatly. The following two types of surveys are the most common forms of asbestos testing.
Management Asbestos Survey
The primary purpose of the management asbestos survey is to locate and assess asbestos in buildings to assist with its management and monitoring. Usually, it entails a visual examination with little sample and invasive work, and it may be assumed that some items contain asbestos without testing.
What Properties Need a Management Asbestos Survey?
This survey should be performed for non-domestic structures built before 2000 and shared spaces like foyers or lobbies in residential buildings. It helps create an asbestos management plan and records but is unsuitable for major maintenance or building projects. Private residential homes are typically exempt from needing a management survey, even though they may contain asbestos.
Refurbishment and Demolition Asbestos Survey
Dormant ACMs are at a high risk of being disturbed during construction projects. Their dangerous fibers may become airborne, causing people to inhale the particles and increase their chances of experiencing uncomfortable and harmful symptoms.
To prevent exposure, a refurbishment and demolition survey should be executed before beginning any building or remodeling work. This comprehensive, invasive survey locates and evaluates asbestos in areas that must be disturbed during construction. The professional may have to test for asbestos in insulation and other hidden areas that may be agitated. Impacted areas or the entire building might have to be evacuated to gather many samples.
What Properties Need a Refurbishment and Demolition Asbestos Survey?
A refurbishment and demolition survey should be carried out before beginning any construction on a building built before the year 2000 unless it has been established that asbestos is absent. This test helps employers to ensure they handle asbestos correctly under laws. Important information from the survey is provided to licensed contractors so they can manage or remove asbestos properly.
By scheduling the asbestos survey that fits your property’s needs, you can obtain peace of mind knowing that your building is as safe as possible. Moreover, these tests can help you guarantee regulatory compliance.
Federal Requirements for Asbestos Surveys
Property owners must know asbestos sampling rules to avoid legal complications like fines or lawsuits. The following agencies and acts outline federal expectations for asbestos testing and abatement.
The Occupational Safety and Health Administration (OSHA)
Under 1910.1001(c)(1), OSHA declares that the employer is responsible for making sure that no worker is exposed to asbestos in the air at a concentration greater than 0.1 fiber per cubic centimeter of air as determined by an eight-hour time-weighted average. The best way to ensure employees are not subjected to more than the permissible exposure limits is to schedule a professional-led survey that can accurately calculate asbestos concentrations.
Under 1926.1101(k)(5)(ii)(B), OSHA also states tests must be carried out per 40 CFR 763.86 to ensure that suspected ACMs do not truly contain asbestos. These tests should only be performed by certified specialists, such as Certified Industrial Hygienists (CIHs) or accredited inspectors. Labs that have demonstrated their dependability via participation in national testing programs, such as those administered by the American Industrial Hygiene Association (AIHA) or the National Voluntary Laboratory Accreditation Program (NVLAP), are required to evaluate the samples.
The Asbestos Hazard Emergency Response Act (AHERA)
Under AHERA, public school districts and non-profit educational institutions must follow strict asbestos testing rules. Some examples of AHERA-established guidelines are:
- Schools must first perform an initial inspection to find any materials that may contain asbestos.
- Schools must re-inspect these items every three years to ensure all materials still do not contain asbestos.
- Schools must create, update, and maintain an asbestos management plan, with a copy always on hand.
- Every year, schools must inform parents, staff, and instructors about any plan updates and other asbestos-related measures.
- Schools must also designate a point of contact to supervise AHERA compliance.
- Schools must conduct routine surveillance of materials known or suspected to contain asbestos.
Additionally, schools must guarantee that qualified and licensed professionals conduct inspections and response activities. They also need to train custodial staff on asbestos awareness.
The Environmental Protection Agency (EPA)
Although it is not a federal mandate, EPA recommends having an accredited asbestos professional test suspect materials if they are broken, fraying, or crumbling. EPA also suggests testing before planned renovations that could disrupt the suspect material.
In addition to federal guidelines, state and local asbestos survey regulations may apply. For example, Oregon Administrative Rule (OAR) 340-248-0270 mandates that an inspector conduct an asbestos study before any demolition or restoration in Oregon. The survey copies must be provided to the Department of Environmental Equality (DEQ) and stored on-site for the duration of the renovation or demolition.
Consult a reliable environmental remediation company in your area to ensure your property complies with all local and federal guidelines.
When Are Asbestos Surveys Required?
Asbestos survey requirements vary depending on the building type and the area in which it is located. Still, some examples of situations where asbestos testing is often required in residential properties are:
- Before any significant renovations
- Prior to any demolitions
- Preceding any work that might disturb asbestos-containing materials
There are some exceptions to the above expectations. For example, if the building has already been tested and is asbestos-free, additional testing may not be required. Additionally, you may also be exempt if you are an owner-occupant of a single-unit private residence performing a renovation inside your home.
What Do Oregon Asbestos Regulations Require?
In Oregon, DEQ establishes asbestos surveying regulations to ensure safety during demolition and renovation activities. All commercial buildings, regardless of their construction date, must have an asbestos survey before any demolition or renovation work begins. An asbestos survey is also required for residential buildings constructed before January 1, 2004, prior to demolition or renovation.
Although owners of single-unit private residences are exempt from the survey requirement if they are renovating inside their own homes, it is still recommended that they conduct an asbestos survey or test suspected materials before starting renovations. If the residence is to be demolished, a survey is required.
Reporting Requirements
The professional will leave behind a copy of the asbestos survey report—it must be available on-site during all renovation or demolition activities. Additionally, Oregon property owners have to be ale to provide this document to the DEQ upon request.
The survey report must include specific details such as the survey dates, the inspector’s credentials, the project site address, a description of the facility, and any limitations of the survey. It should also list all materials sampled, including their asbestos content, condition, and location, along with recommended response actions and a complete laboratory analysis report.
What Does the Survey Involve?
Before starting demolition or renovation, at least one bulk sample from each suspected ACM must be collected and analyzed. At least three samples from each homogeneous area are required for sprayed or troweled-on materials.
For complete demolition or major renovations, a survey of the entire facility is required. For partial renovations, such as a kitchen remodel, the survey only needs to cover the area being renovated. If materials are presumed to contain asbestos, they must be managed as ACMs even without testing.
Who Can Perform the Survey?
DEQ only allows an accredited asbestos inspector to conduct the survey and generate the report. Moreover, as of January 1, 2021, all asbestos samples must be analyzed by a laboratory accredited by a nationally recognized program—DEQ will maintain a list of accepted laboratories on its website.
These rules guarantee that asbestos-related health risks are kept to a minimum while building or renovating properties in Oregon.
What if I Do Not Get an Asbestos Survey?
Neglecting to perform an asbestos survey may result in severe repercussions. Some examples of consequences that can arise if you do not get an asbestos survey when necessary include:
- Health risks – Workers and residents exposed to asbestos fibers may experience serious health problems.
- Legal penalties – Fines and legal action may be taken against individuals who violate asbestos-related restrictions.
- Increased costs – Managing asbestos problems after work has begun may be more expensive than taking preventative measures.
To avoid negative outcomes, consult a trusted environmental remediation company to ensure you are abiding by all asbestos testing guidelines.
How to Schedule an Asbestos Survey
Asbestos surveys are essential for preserving a building’s safety. Only some situations, like renovations or demolitions, may require asbestos testing, but it can be helpful for all commercial and residential properties. Knowing about the various types of asbestos surveys and their respective guidelines can help you make informed decisions.
For over 21 years, Alpha Environmental, a trusted environmental remediation company, has offered expert-level asbestos services to the people of Portland, Oregon. We perform comprehensive asbestos surveys that can test for asbestos in drywall, flooring, and any other part of your property with suspected ACMs, mitigating the risk of asbestos exposure for the building’s inhabitants.
If we do find ACMs during asbestos testing, we can schedule abatement services that facilitate asbestos regulation. Our highly qualified team can be a one-stop resource for your environmental remediation needs, keeping your property as safe as possible.
Contact Alpha Environmental today to schedule top-of-the-line asbestos services.
