Hazardous Materials Survey - CRD Home

Prepared by

NWEG Project: 13890

Prepared for: Capital Regional Housing Corporation

631 Fisgard St. Victoria BC Victoria, BC V8W 1R7

Hazardous Materials Survey

James Yates Gardens – 1150 Yates Street Victoria, BC

210-2950 Douglas St

Victoria, British Columbia

James Yates Gardens, 1150 Yates Street Hazardous Materials Survey December 2011

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TABLE OF CONTENTS

EXECUTIVE SUMMARY ................................................................................................ 1

1 INTRODUCTION .................................................................................................... 1

2 REGULATORY CRITERIA ..................................................................................... 2

2.1 Polychlorinated Biphenyls (PCB) ..................................................................................... 2 2.2 Asbestos .......................................................................................................................... 2 2.3 Mercury ............................................................................................................................ 3 2.4 Arsenic ............................................................................................................................. 3 2.5 Ozone-depleting Substances (CFCs/ODS) ..................................................................... 3 2.6 Urea Formaldehyde Foam Insulation .............................................................................. 4 2.7 Radioactive Materials ...................................................................................................... 4 2.8 Aboveground / Underground Storage Tanks ................................................................... 5 2.9 Lead ................................................................................................................................. 5 2.10 Hantavirus – Rodent Droppings ...................................................................................... 5 2.11 Silica ................................................................................................................................ 6 2.12 Mould ............................................................................................................................... 6

3 FINDINGS .............................................................................................................. 7

3.1 Polychlorinated Biphenyls (PCB) ..................................................................................... 7 3.2 Asbestos .......................................................................................................................... 7 3.3 Mercury ............................................................................................................................ 8 3.4 Arsenic ............................................................................................................................. 8 3.5 Ozone-depleting Substances (CFCs/ODS) ..................................................................... 8 3.6 Urea Formaldehyde Foam Insulation .............................................................................. 9 3.7 Radioactive Materials ...................................................................................................... 9 3.8 Aboveground Storage Tanks ........................................................................................... 9 3.9 Lead ................................................................................................................................. 9 3.10 Hantavirus – Rodent Droppings ...................................................................................... 9 3.11 Silica ................................................................................................................................ 9 3.12 Mould ............................................................................................................................. 10

4 RECOMMENDATIONS ........................................................................................ 11

5 CLOSURE ............................................................................................................ 12

APPENDIX 1 Photographs ...................................................................................... 13

APPENDIX 2 Sampling Locations ............................................................................. 18

APPENDIX 3 Sample Report ................................................................................... 25

APPENDIX 4 Evaluation of Asbestos Containing Material…..…………..…...……..29


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EXECUTIVE SUMMARY

North West Environmental Group conducted a hazardous materials risk assessment at James

Yates Gardens, 1150 Yates Street on August 24, 2011. Building fabric components suspected of

containing hazardous materials were identified, logged and, where necessary, sampled and

analyzed to confirm the presence or absence of hazardous materials.

James Yates Gardens is an apartment building with seven family units. It was built in 1985 and

has a stucco and wood exterior and asphalt shingle roof.

The buildings were occupied during the survey and, therefore, invasive investigative techniques

were not used. Even with the most invasive survey techniques, however, it should be noted that

the possibility remains for other concealed materials to be found during the demolition process.

WorkSafeBC Regulations require that all hazardous materials found to be in the way of the

planned work, including asbestos, be removed prior to demolition. Removal of hazardous

materials must be undertaken by a qualified contractor employing WorkSafeBC approved

procedures. If materials that are suspected of containing hazardous components such as lead or

asbestos, are encountered during deconstruction that differ from, or are in addition to those

reported in the bulk sample collection report, then work must stop until the material content can

be determined.

The purpose of this hazard assessment was to identify the locations of asbestos and other

hazardous materials prior to any planned demolition or renovation work. This report includes a list

of building materials that are confirmed or suspected of containing hazardous materials.

The survey identified the following hazardous materials:

Hazardous Material Type and Location

Asbestos Sheet Flooring (see detail in table below) Chrysotile 20% to 25%

PCBs Fluorescent Light Ballasts present

Mercury Fluorescent Light Tubes

Lead Lead based or lead containing paint assumed to be

in all original coatings on and in the buildings

Ozone Depleting Substances Fridge present in kitchens

Above Ground Storage Tanks (AGST)

AGST not observed

Radioactive Materials Smoke Detectors may be present

Urea Formaldehyde Foam Insulation

UFFI not observed

Hantavirus – Rodent Droppings Rodent droppings not observed

Arsenic Pressure Treated Wood not observed on the property

Silica Assumed to be present in concrete, plaster and stucco

Mould None observed

Where hazardous materials were found they can be presumed to be found in similar materials

throughout the buildings.


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Asbestos containing materials are known to be in the following materials/locations:

13890-07

Maintenance Closet

Sheet Flooring

13890-10

Unit 2 – Kitchen

Sheet Flooring

13890-17

Unit 4 – Kitchen

Sheet Flooring


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13890-22

Unit 5 – Kitchen

Sheet Flooring

13890-24

Storage Unit 5

Sheet Flooring

Asbestos containing materials may be in the following materials/locations:

Throughout buildings:

Sheet Flooring (may be concealed beneath new flooring)

Pipe and elbow insulation

Roofing materials

Cement blocks may contain vermiculite

Gaskets

Warning: in the event any additional suspect materials are encountered during demolition activities, work

on those materials must stop immediately and remain undisturbed until testing confirms the presence or

absence of asbestos or other hazardous material. If this any materials suspected of containing asbestos or

another hazardous material are disturbed during the work, all work shall stop until the area is contained, the

hazard evaluated by a qualified professional and the hazardous materials, if indeed present, is safely

managed by a qualified contractor.


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1 INTRODUCTION

North West Environmental was retained by Capital Regional Housing Corporation to conduct a

hazardous-material risk assessment at James Yates Gardens, 1150 Yates Street as per

WorkSafeBC requirements. This is an inventory intended to identify building materials and

equipment containing hazardous materials that maybe be impacted by any renovation work

planned for these buildings.

James Yates Gardens is an apartment building with seven family units. It was built in 1985 and

has a stucco exterior and asphalt shingle roof.

All accessible areas of these buildings within the survey area were inspected for the presence of

asbestos-containing materials, mould, lead, radioactive sources, ozone depleting substances,

mercury, and PCBs. Where appropriate, representative samples of materials suspected of

containing asbestos or other hazardous materials were collected and sent for confirmatory

testing.

Observations were made to determine the presence of equipment including mercury-containing

thermostats, smoke detectors, refrigerating devices, urea-formaldehyde foam insulation, as well

as aboveground storage tanks that may be impacted by the work.

WorkSafeBC Regulations require that all hazardous materials including asbestos be removed

prior to demolition. Removal of hazardous materials must be undertaken by a qualified contractor

employing WorkSafeBC approved procedures. If materials are encountered during deconstruction

that differ from, or are in addition to those described in this report, then work must stop until the

material content can be determined and appropriate precautionary measures employed to protect

workers and others at or near the worksite.


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2 REGULATORY CRITERIA

As per WorkSafeBC requirements, the buildings were surveyed for the presence of severall

different types of hazardous materials including:

Polychlorinated biphenyls Asbestos Mercury Arsenic Ozone Depleting Substances Urea formaldehyde foam insulation Radioactive Materials Above or Underground Storage Tanks Lead Hantavirus – rodent droppings Silica Mould

2.1 Polychlorinated Biphenyls (PCB)

Polychlorinated biphenyls (PCB) are regulated under both federal (Canadian Environmental

Protection Act) and BC Hazardous Waste Regulation and must be treated as PCB waste and be

stored and disposed of accordingly.

Each fluorescent light fixture removed during renovation or demolition should have the ballast

checked to determine if it contains PCB. Ballasts containing PCB must be removed, sorted and

transported to a licensed facility. Although rare, paints have been known to contain PCBs.

2.2 Asbestos

Projects that will result in the disturbance of asbestos-containing materials (ACMs) must satisfy

WorkSafeBC’s regulations and conform to the guidance document Safe Work Practices for

Handling of Asbestos. WorkSafeBC’s Occupational Health and Safety Regulation defines an

asbestos-containing material as “any manufactured article or other material which contains one

(1) per cent or more asbestos by weight at the time of manufacture, or which contains one (1) per

cent or more asbestos as determined by the National Institute of Occupational Safety and Health

(NIOSH) Analytical Method 9002 (dispersion staining, polarized light microscope) or x-ray

diffraction”. This limit is currently being reviewed by WorkSafeBC with a view to reducing it to 0.5

percent by weight.

The asbestos-containing material can also be characterized as friable and non-friable. Friable

asbestos “means any material which, when dry, can be easily crumbled or powdered by hand

pressure, or a material that is crumbled or powdered” as defined under the BC Occupational

Health and Safety Regulation. The condition of the asbestos and classifications would be used in

assessing the level of action required with respect to re-use of the buildings

Worker exposure to asbestos fibres is also regulated by the BC Occupational Health and Safety

Regulation. The WorkSafeBC eight-hour time-weighted average(TWA) for asbestos fibres (all

forms) is 0.1 fibre/cm3. Exposure to these substances must be kept as close to zero as is

reasonably practicable.

Bulk samples are collected in accordance with NIOSH Analytical Method 9002 and the

WorkSafeBC guideline document, Safe Work Practices for Handling Asbestos.

Asbestos is designated as an ALARA substance; worker exposure to this product must be kept

“as low as reasonably achievable” (ALARA). Employers are required under Section 5.54

(Exposure control plan) of the Occupational Health and Safety Regulation (OHSR) to develop an


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exposure control plan (ECP) when workers are or may be exposed to airborne concentrations of

this materials in excess of 50% of the exposure limit.

2.3 Mercury

Mercury is hazardous substance, and any maintenance or abatement involving materials

containing mercury or mercury compounds must be done in compliance with the BC Occupational

Health and Safety Regulations (BCOHSR).

Employers with workers who have a risk of exposure must have an exposure control plan (ECP)

in place prior to allowing their workers to come into contact with this material. As with all other

hazardous substances, all personnel working around or with such materials must be made aware

of their presence and be supplied with training in the potential health effects and means of

avoiding exposures.

As a hazardous substance, transportation and disposal of this substance must be done in

compliance with the federal Transportation of Dangerous Goods (TDG) Regulations and the BC

Hazardous Waste Regulation. Mercury is found in fluorescent light bulbs, thermostats,

manometers, and equipment such as electrical switches.

Mercury is designated as an ALARA substance; worker exposure to this product must be kept “as

low as reasonably achievable” (ALARA). Employers are required under Section 5.54 (Exposure

control plan) of the Occupational Health and Safety Regulation (OHSR) to develop an exposure

control plan (ECP) when workers are or may be exposed to airborne concentrations of this

materials in excess of 50% of the exposure limit.

2.4 Arsenic

Arsenic is hazardous substance, and any maintenance or abatement involving materials

containing arsenic or arsenic compounds must be done in compliance with the BC Occupational

Health and Safety Regulations (BCOHSR).





avoiding exposures.

Arsenic has long been used as a pesticide due to its toxic properties. Arsenical pesticides, often

in the form of chromated copper arsenate (CCA), when applied with high pressure to wood, serve

to extend the structural life of the material by making it resistant to mould, rot and insect

infestation. Studies have shown that these materials have the ability to leach arsenic into the soil.

Arsenic may also be found in paints. Although wood and wood dusts contaminated with arsenical

pesticides do not require specialized disposal in BC, care must be exercised to minimize the

potential for worker exposure to these materials through direct skin contact or through inhalation

of dusts and fumes.

2.5 Ozone-depleting Substances (CFCs/ODS)

Chlorofluorocarbons (CFCs) are ozone-depleting substances (ODS) and a type of halocarbon.

ODS are regulated by the Canadian Environmental Protection Act under the Ozone-Depleting

Substances Regulations 1998 SOR/99-7 and the Federal Halocarbon Regulations (FHR)

SOR/99-225. Compounds that contain only chlorine, fluorine and carbon are called CFCs.

These materials are used in refrigeration systems and in fire suppression systems. The other

main refrigerants are hydrochlorofluorocarbons (HCFCs), hydrofluorocarbons (HFCs) and blends

of fluorocarbons (designated by “R”).

While the regulations allow the continued use of halocarbon refrigerants, they strictly prohibit any

person from releasing into the environment any halocarbon.


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In the case of demolition, these materials will require proper recovery and disposal. The BC

Ozone-Depleting Substances Regulations would also apply to any CFC/ODS abatement

procedures. These regulations require that all ODS must be collected, stored and recycled, or

collected and disposed appropriately by a licensed professional.

2.6 Urea Formaldehyde Foam Insulation

Urea Formaldehyde Foam Insulation (UFFI) was banned in 1978. All such material was to have

been removed and replaced. Standard real estate agreements currently contain a “No UFFI”

clause and as a best management practice, all buildings containing UFFI should have the

material removed. UFFI is still found in many buildings in BC.

2.7 Radioactive Materials

Many buildings contain smoke alarms which contain small sealed radioactive sources in the form

of 241

Americium. The Canadian Nuclear Safety Commission (CNSC) and the Canadian Nuclear

Safety Act regulate radioactive materials. These materials are sealed into a metal case within the

smoke detector and must not be damaged or tampered with. Smoke detectors intended for

disposal must be handled in accordance with CNSC regulations.

Ceramic tiles and some forms of granite sometimes contain radioactive materials. These

materials should be checked prior to work being carried out on them to determine if radioactive

materials are present.

Radon gas is a by-product of radioactive decay of certain naturally occurring radioactive

materials. The following map from http://www.bccdc.ca/healthenv/Contaminants/Radon/default.htm

shows areas of BC where this has been found:

http://www.bccdc.ca/healthenv/Contaminants/Radon/default.htm


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2.8 Aboveground / Underground Storage Tanks

Storage tanks containing fuels have the ability to leak over time and can result in soil and

groundwater contamination. These tanks must be observed and checked over time to ensure

they do not leak. Evidence of leaks must be investigated and any potential contamination

remediated. The Canadian Council of Ministers of the Environment (CCME) publishes a Code of

Practise for the safe management of aboveground and underground storage tanks.

2.9 Lead

Lead is a hazardous substance and as such is regulated under the BC Occupational Health and

Safety Regulation. Airborne exposure criteria, respirator requirements and mandatory worker

testing requirements are also outlined under this regulation. As with all other designated

substances, all personnel working around or with such materials must be made aware of their

presence and be supplied with training in the potential health effects and means of avoiding

exposures.





avoiding exposures.

Most houses and buildings built before 1950 have had lead-based paint applied to the interior or

exterior surfaces. In most cases, lead paint of this era contained up to 40% lead by weight. Paints

made between 1950 and 1978 typically contained smaller quantities of lead.

As leachable lead is a hazardous waste, disposal sites should be contacted in advance to ensure

their willingness to accept the waste. Specialized sample preparation and analysis must be

undertaken in order to determine if the lead is leachable. As a hazardous substance,

transportation and disposal of this substance must be done in compliance with the federal

Transportation of Dangerous Goods (TDG) Regulations and the BC Hazardous Waste

Regulation.

Lead is designated as an ALARA substance; worker exposure to this product must be kept “as

low as reasonably achievable” (ALARA). Employers are required under Section 5.54 (Exposure




2.10 Hantavirus – Rodent Droppings

The Hantavirus is a virus associated with Hantavirus Pulmonary Syndrome, a disease caught

through contact with the urine or droppings, or by being bitten or scratched by infected rodents.

The disease starts off like a cold or flu (fever, sore muscles, headaches, nausea, vomiting), but

progresses to pneumonia-like conditions within a few days. The change in intensity of the

symptoms is very rapid and can result in fluid build-up in the lungs and respiratory failure.

Possible exposure to hantavirus is regulated under the BC Occupational Health and Safety

Regulation. Employers with workers who have a risk of exposure must have an exposure control

plan (ECP) in place prior to allowing their workers to come into contact with this material. As with

all other hazardous substances, all personnel working around or with such materials must be

made aware of their presence and be supplied with training in the potential health effects and

means of avoiding exposures.


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2.11 Silica

Silica is a hazardous substance and as such is regulated under the BC Occupational Health and

Safety Regulation. Airborne exposure criteria, respirator requirements and mandatory worker

testing requirements are also outlined under this regulation. As with all other designated

substances, all personnel working around or with such materials must be made aware of their

presence and be supplied with training in the potential health effects and means of avoiding

exposures.





avoiding exposures.

Crystalline silica dust can cause a disabling, sometimes fatal disease called silicosis. The fine

particles are deposited in the lungs, causing thickening and scarring of the lung tissue. The scar

tissue restricts the lungs’ ability to extract oxygen from the air. This damage is permanent, but

symptoms of the disease may not appear for many years.

Employers have a duty to protect their workers from silica dust exposure on construction projects.

Studies show that when common construction work tasks involving the sanding, drilling, chipping,

grinding, cutting, sawing, sweeping, and blasting of concrete and concrete products are

conducted without using dust controls, workers are exposed to airborne silica concentrations at

levels far above the occupational exposure limits.

Crystalline silica is an ALARA substance; worker exposure to this product must be kept “as low

as reasonably achievable” (ALARA). Employers are required under Section 5.54 (Exposure




2.12 Mould

Within the BC Occupational Health and Safety Regulations, there are no established permissible

exposure levels for mould spores in air. This means that there are no published concentrations

above which worker exposure is deemed to be hazardous and under which workers would not

need respiratory protection. WorkSafeBC does, however, provide guidance on protocols for

protecting workers from the hazards of airborne mould and bacteria within the section(s) of the

Regulation guidelines addressing Indoor Air Quality.

Other guidelines for addressing mould in Canada include:

The Institute of Inspection, Cleaning and Restoration and Certification (IICRC) standard S500 governing both water damage restoration and entitled: Standard for Professional Water Damage Restoration – S500. This document is approved by the American National Standards Institute (ANSI)

Health Canada: Fungal contamination in public buildings: A guide to recognition and management, 1995

Health Canada. Fungal Contamination in Public Buildings: Health Effects and Investigation Methods, 2004

These guidelines also state that any non-porous (metal, glass and hard plastics) and semi-porous

(wood and concrete) materials that are structurally sound and visibly mouldy can be cleaned and

re-used. However, porous materials such as ceiling tiles, wallpaper, insulation, drywall, and

carpets with more than a small area of contamination, should be removed and discarded.


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3 FINDINGS

As per WorkSafeBC requirements, the building was surveyed for the presence of several different

types of hazardous materials including:

Polychlorinated biphenyls Asbestos Mercury Arsenic Ozone Depleting Substances Urea formaldehyde foam insulation Radioactive Materials Above or Underground Storage Tanks Lead Hantavirus – rodent droppings Silica Mould

Photographs of materials are in Appendix 1.

Sample location drawings are in Appendix 2.

Copies of the analytical reports are provided in Appendix 3.

3.1 Polychlorinated Biphenyls (PCB)

Fluorescent light fixtures were observed in the buildings during the survey.

Prior to demolition, any fluorescent light fixtures should be checked to ensure that ballasts do not

contain PCB’s. If PCB’s are found to be present, the ballasts should be removed and disposed in

accordance section 2.1 of this report.

Paints were not tested for PCB content.

3.2 Asbestos

3.2.1 Bulk Samples

All accessible areas of the buildings that could be disturbed by planned work were inspected for

the presence of building materials suspected of containing asbestos and sampled where

appropriate and analysed for the presence of asbestos fibres.

Bulk samples of building materials suspected of containing asbestos were collected from a

number of areas in the buildings in accordance with WorkSafeBC requirements and analyzed to

determine the type and approximate content of asbestos.

Asbestos was found in the sheet flooring in the following locations:

Building Address

Unit Asbestos Location Condition Friable (Y/N)

Accessible

Action Level

(see Appendix 4)

James Yates

Gardens, 1150 Yates Street

Maintenance Closet

Chrysotile 20%

Sheet Flooring

Good Yes Yes (A) 5/7

Unit 2 Chrysotile

20%

Kitchen Sheet

Flooring Good Yes Yes (A) 5/7

Unit 4 Chrysotile

25%

Kitchen Sheet



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Unit 5 Chrysotile

25%

Kitchen Sheet


Storage Unit 5

Chrysotile 20%

Sheet Flooring

Good Yes Yes (A) 5/7

See Appendix 4 for a description of the codes and keys used to determine the condition of asbestos containing material (ACM) and the action required to safely manage ACMs.

Figure 2: Action Matrix

CONDITION

ACCESS GOOD FAIR POOR DEBRIS

(A) ACTION 5/7 ACTION 5/6 ACTION 3 ACTION 1

(B) ACTION 7 ACTION 6/5 ACTION 3 ACTION 1

(C) exposed ACTION 7 ACTION 6 ACTION 4 ACTION 2

(C) concealed ACTION 7 ACTION 7 ACTION 4 ACTION 2

(D) ACTION 7 ACTION 7 ACTION 7 ACTION 7

Figure 3: Action Key

Action

5

Proactive ACM Removal Remove ACM in lieu of repair, or at locations where the presence of asbestos in

GOOD condition is not desirable.

Action

7

Routine Surveillance Institute routine surveillance of the ACM. Trained workers or contractors must

use appropriate asbestos precaution during disturbance of the remaining ACM.

Note: any additional suspect materials encountered during demolition activities must be left undisturbed until testing determines the presence or absence of asbestos or other hazardous material. In the event they are damaged or otherwise impacted, all work shall stop until appropriate control can be put in place to protect workers and the public.

3.3 Mercury

Mercury containing thermostats should be removed prior to renovation or demolition and be

packaged for transport and storage or disposal/destruction at a licensed facility. Alternatively, if

functional, these units could be re-used for their original intended purpose.

Mercury is also found in fluorescent light tubes. Caution should be exercised to ensure light

tubes are not broken, releasing droplets of mercury.

3.4 Arsenic

Wood likely to have been preserved with arsenical pesticides was not observed on the subject

site.

3.5 Ozone-depleting Substances (CFCs/ODS)

Equipment that may use chlorofluorocarbons (CFCs) or ozone-depleting substances (ODS) were

observed in the buildings.


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In the case of demolition, these materials will require proper recovery and disposal. The BC

Ozone-Depleting Substances Regulations would also apply to any CFC/ODS abatement

procedures. These regulations require that all ODS must be collected, stored and recycled, or

collected and disposed accordingly.

3.6 Urea Formaldehyde Foam Insulation

No sampling was undertaken for Urea Formaldehyde Foam Insulation (UFFI) as materials

suspected of containing UFFI were not observed in the buildings.

3.7 Radioactive Materials

Although smoke detectors containing sealed 241

Americium sources were not observed in the

buildings, some may be present. Smoke detectors that may be removed during any planned

work should be collected and disposed in accordance with Canadian Nuclear Safety Commission

regulations.

3.8 Aboveground Storage Tanks

No aboveground tanks were observed. The conducting of a Stage 1 Preliminary Site

Investigation was beyond the scope of this report.

3.9 Lead

3.9.1 Lead Paint

Painted surfaces such as window frames and original wood exterior coatings are suspected to

contain lead. Lead based, or containing paints were commonly used during the era of

construction for these buildings and all original surface coatings should be considered to be lead.

3.9.2 Elemental Lead

No sources of elemental lead were observed. If lead materials are found they are typically

recognized as having significant salvage value, disposal therefore should not be a major concern.

Workers should exercise caution if heat is to be used to melt any lead found as means of

facilitating its extraction. Molten lead can produce significant quantities of inhalable lead fume

which can pose a severe health hazard. The BC Occupational Health and Safety Regulation

requires that worker exposure to airborne lead be kept below 0.05 mg/m3.

Lead within the copper water pipes/fittings was not tested for lead content however lead content

in solder, especially from buildings of this vintage, is known to reach levels up to 98% lead.

3.10 Hantavirus – Rodent Droppings

Rodent droppings were not observed. If rodent droppings are encountered during renovations or demolition, then the Contractor should develop and follow a worker hantavirus program. The contractor must provide worker instruction on the hazards of rodent droppings and other biohazardous materials, including the types of respirators and protective clothing to be worn.

3.11 Silica

All concrete, plaster and stucco is suspected of containing silica in crystalline and non-crystalline

forms. Many of the removal techniques (grinding, cutting, chipping etc) for these materials can

generate high levels of crystalline silica in the air. Use wetting techniques and/or HEPA equipped

extraction systems attached to drills and other power equipment where possible in order to

decrease dust levels.


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3.12 Mould

Mould was not observed within the buildings. If mould is encountered during renovations or

demolition, work should stop and a risk assessment per WorkSafeBC Guidelines G4.79 (Moulds

and indoor air quality) be conducted.

Table 1: Guide for Removing Visible Mould Growth in the Indoor Environment

Extent of Visible and Hidden Mould Growth (surface area)

Minimum Recommended PPE1 Control Measures to Prevent Dust or

Spore Dispersion2

Small Total surface area affected is less

than 1 square metre (10 square feet)

N95 respirator or half face piece respirator with HEPA filters, gloves,

and goggles.

Isolation of the work area; wet wiping or misting of surfaces with water containing a surfactant (wetting agent); and the use of drop sheets to prevent dispersion of dust

and spores. Material is removed with minimum of dust and spore dispersal and

placed in a plastic bag and sealed.

Medium Total surface area affected is

between 1 square metre and 10 square metres (10 square feet to 100

square feet)

N95 respirator or half face piece respirator with HEPA filters, gloves, disposable coveralls, and goggles.

Limited containment: use polyethylene sheeting ceiling to floor around the

affected area with a slit entry and covering flap. Maintain area under negative pressure with HEPA filtered negative air unit. Block

supply and return air vents within the containment area.

Large Total surface area is greater than 10 square metres (100 square feet) or

the potential for increased occupant or remediator exposure during remediation is estimated to be

significant.

Full face piece or powered air purifying respirator (PAPR) with HEPA filters, gloves, disposable coveralls

(covering head and boots), and goggles.

Full containment: use of critical barriers. Maintain area under negative pressure with HEPA filtered fan unit exhausted outside the building. Block supply and return air

vents within the containment area. Provide facilities and procedures for

decontamination and personal hygiene.

http://www2.worksafebc.com/Publications/OHSRegulation/GuidelinePart4.asp?ReportID=31162#fn1

http://www2.worksafebc.com/Publications/OHSRegulation/GuidelinePart4.asp?ReportID=31162#fn2


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4 RECOMMENDATIONS

Based on the findings, the recommendations are:

1. Provide copies of this report to site personnel, including contractors. A copy of the survey must be immediately available at the site whenever workers are present.

2. The contractor shall have an exposure control plan in place for each hazardous substance identified in this report as being in way of the planned work.

3. Work must STOP if suspect materials are encountered during renovations and/or demolition activities. These suspect materials must be left undisturbed until testing determines the presence or absence of asbestos or other hazardous materials. In addition, work must also STOP in the event these suspect materials are disturbed inadvertently.

4. All asbestos containing materials with the potential to be impacted by the work must be removed from the buildings prior or protected from damage prior to the commencement of construction and/or demolition work. This work, called asbestos abatement, must be undertaken following procedures acceptable to the WorkSafeBC which comply with the BC Occupational Health and Safety regulation and conform to the guideline Safe Practises for Handling Asbestos.

5. Workers should use caution to avoid activities such as sanding or heat stripping of paints containing lead, arsenic or mercury since such activities can create airborne dusts and fumes in concentrations that may pose an inhalation hazard.

6. Should rodent droppings be encountered, the contractor must provide worker instruction on the hazards of rodent droppings and other biohazardous materials, including the types of respirators and protective clothing to be worn.

7. Each fluorescent light fixture removed during demolition or renovation should have the ballast checked to determine if it contains PCB. Ballasts containing PCB must be removed, sorted and transported to a licensed facility.

8. Mould was not observed in the buildings. If encountered it must be removed as per WorkSafeBC 4.12: Table 1.

9. Mercury containing thermostats should be removed prior to demolition or renovation and be packaged for transport and storage or disposal/destruction at a licensed facility. Alternatively, the thermostat, if functional, could be re-used for its original intended purpose.

10. Smoke detectors should be collected and disposed in accordance with Canadian Nuclear Safety Commission regulations prior to renovations or demolition.

11. Workers should use caution to avoid creating airborne silica dust while removing concrete and stucco. Use wetting techniques and/or HEPA equipped extraction systems attached to drills and other power equipment where possible in order to decrease dust levels.


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5 CLOSURE

This survey and assessment report has been prepared exclusively for the client. It is a statement

of the presence and condition of asbestos-containing materials and other hazardous materials as

outlined in the report and as observed on the date this survey was conducted. The conclusions

and recommendations contained in this assessment report are based upon professional opinions

with regard to the subject matter. These opinions are in accordance with accepted hygiene

assessment standards and practices applicable to these locations and are subject to the following

inherent limitations:

The data and findings presented in this report are valid as of the date of the investigation. The

passage of time, manifestation of latent conditions or occurrence of future events may warrant

further exploration at the properties, analysis of the data, and re-evaluation of the findings,

observations, and conclusions expressed in this report.

The data reported and the findings, observations and conclusions expressed in this report are

limited by the Scope of Work. The Scope of Work was defined by the request of the client, the

time and budgetary constraints imposed by the client, and availability of access to the properties.

A stage 1 Preliminary Site Investigation was not part of our scope of work.

Because of the limitations stated above, the findings, observations and conclusions expressed by

North West in this report are not, and should not be, considered an opinion concerning

compliance of any past or present owner or operator of the site with any federal, provincial or

local laws or regulations.

No warranty or guarantee, whether expressed or implied, is made with respect to the data or the

reported findings, observations, and conclusions, which are based solely upon site conditions in

existence at the time of investigation.

This report may not be used, relied upon, copied, published, or quoted by any party without the

written consent of North West Environmental Group, Ltd. Other parties reading this report must

independently verify the completeness and accuracy of this report and its contents.

This report is not intended for use as a scope of work for removal or as a specification section for inclusion in Tender Documents. Any unauthorized use of this report in that fashion is at the sole discretion and liability of the Owner.

Julie Scott-Moncrieff, B.Sc., Senior Occupational Hygienist

Bill Sullivan, B.Sc. President


Page 13

APPENDIX 1 Photographs

Sample: 13890 – 01 & – 04 Unit/Location: Front Lobby Description: Floor Tile and Mastic, Black and Blue 12”x12” Asbestos: None Detected

Sample: 13890 - 02 Unit/Location: Front Lobby Description: Ceiling Texture Coat Asbestos: None Detected

Sample: 13890 - 05 Unit/Location: Maintenance Closet Description: Drywall Joint Compound Asbestos: None Detected

Sample: 13890 - 06 Unit/Location: Maintenance Closet Description: Ceiling Texture Coat Asbestos: None Detected


Page 14

Sample: 13890 – 07 Layer 1 Unit/Location: Maintenance Closet Description: Sheet Flooring, Beige/Brown Asbestos: contains asbestos

Sample: 13890 – 07 Layer 2 Unit/Location: Maintenance Closet Description: Sheet Flooring, Mastic Asbestos: None Detected

Sample: 13890 - 08 Unit/Location: First Floor Hallway Description: Drywall Joint Compound Asbestos: None Detected

Sample: 13890 – 09 Unit/Location: First Floor Hallway Description: Ceiling Texture Coat Asbestos: None Detected


Page 15

Sample: 13890 – 10 Layer 1 Unit/Location: Unit 2 Kitchen Description: Sheet Flooring, Lt. Grey & Beige/Brown Asbestos: Chrysotile (20%)


Sample: 13890 - 13 Unit/Location: Electrical Room Description: Drywall Joint Compound Asbestos: None Detected

Sample: 13890 - 14 Unit/Location: First Floor Stairwell (North) Description: Ceiling Texture Coat Asbestos: None Detected


Page 16

Sample: 13890 - 18 Unit/Location: Unit 4 Hallway Description: Ceiling Texture Coat Asbestos: None Detected

Sample: 13890 - 19 Unit/Location: Unit 5 Hallway Description: Drywall Joint Compound Asbestos: None Detected

Sample: 13890 – 20 Unit/Location: Unit 5 Hallway Description: Ceiling Texture Coat Asbestos: None Detected

Sample: 13890 - 21 Unit/Location: Unit 5 Laundry Description: Sheet Floor, Off-White Asbestos: None Detected


Page 17


Sample: 13890 – 24 Layer 1 Unit/Location: Unit 5 Storage Unit Description: Sheet Flooring, Beige/Brown Asbestos: Chrysotile (20%)

Sample: 13890 – 26 Unit/Location: Building Exterior Description: Stucco (1) Trowelled Texture Asbestos: None Detected


Page 18

APPENDIX 2 Sampling Locations


Page 19

DWJC

#210 – 2950 Douglas St.

Victoria, BC V8T 4N4

PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 001

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Main Floor

LEGEND ASBESTOS

DRAWING NOT TO SCALE

123

123

None Detected

Material Contains Asbestos

Drywall Joint Compound

13890 – 08 DWJC

Electrical Room

Bike Room

Lobby

13890 – 01 Black Vinyl Floor Tile and Mastic

13890 – 02 Ceiling Texture Coat

13890 – 04 Blue Vinyl Floor Tile and Mastic

13890 – 08 DWJC


Maintenance Room

13890 – 13 DWJC

13890 – 15 DWJC



Page 20

DWJC

#210 – 2950 Douglas St.


PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 002

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Exterior Rooms

LEGEND ASBESTOS


123

123

None Detected



Bike Room

Maintenance Room

13890 – 05 DJWC


13890 – 07 Beige/Brown Sheet Floor (Layer 1)

13890 – 07 Mastic (Layer 2)

13890 – 27 Stucco –Rough Texture

13890 – 26 Stucco –Troweled Texture


Page 21

13890 – 11 DWJC

DWJC

#210 – 2950 Douglas St.


PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 003

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Unit 2

LEGEND ASBESTOS


123

123

None Detected




Living Room

Hot Water Room

Clo

set

Bathroom

Kitchen

Bedroom

13890 – 10 Lt. Grey & Beige/Brown Sheet Floor (Layer 1)



Page 22


DWJC

#210 – 2950 Douglas St.


PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 004

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Unit 4

LEGEND ASBESTOS


123

123

None Detected


DWJC

13890 – 16 DWJC

Kitchen

Living Room

Bathroom

Bedroom

Bedroom

Laundry Room

Closets




Page 23


DWJC

#210 – 2950 Douglas St.


PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 005

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Unit 5

LEGEND ASBESTOS


123

123

None Detected



13890 – 19 DWJC

KitchenLiving Room

Bathroom

Bedroom

Bedroom

Laundry Room

Closets



13890 – 21 Off White Vinyl Sheet Floor


Page 24


DWJC

#210 – 2950 Douglas St.


PROJECT NO.: 13890

DATE: 24/08/2011

SURVEYED BY: KW/JT

DRAWING NO.: 006

ADDRESS/LOCATION:

1150 Yates Street

DRAWING TITLE:

Second Floor

LEGEND ASBESTOS


123

123

None Detected



13890 – 23 DWJC

Storage 5 Storage 4


13890 – 24 Beige/Brown Vinyl Sheet Floor (Layer 1)


Page 25

APPENDIX 3 Sample Report

Client: Capital Regional Housing CorporationKW

Site: James Yates Gardens - 1150 Yates St.4 3 5 10 11 6 12

1314 15 16 1 7

Sample Number

Location Date Analysed

Analyst Description Phase % Asbestos % Other Materials %

13890-01Layer 1 Front Lobby 08/26/11 EM Black Vinyl Floor Tile 12"

x 12"Black Non-Fibrous Homogeneous 50 None Detected 0 0 Non-Fibrous 100

13890-01Layer 2 Front Lobby 08/26/11 EM Mastic Yellow Fibrous

Heterogeneous 50 None Detected 0 0 Non-FibrousCellulose

973

13890-02 Front Lobby 08/26/11 EM Ceiling Texture Coat White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-03 Front Lobby 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-04Layer 1 Front Lobby 08/26/11 EM Blue Vinyl Floor Tile 12" x

12"Blue Non-Fibrous Homogeneous 50 None Detected 0 0 Non-Fibrous 100

13890-04Layer 2 Front Lobby 08/26/11 EM Mastic Yellow Fibrous

Heterogeneous 50 None Detected 0 0 Non-FibrousCellulose

955

13890-05 Maintenance Closet 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-06 Maintenance Closet 08/26/11 EM Ceiling Texture Coat White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-07Layer 1 Maintenance Closet 08/26/11 EM Beige/Brown Vinyl Sheet

FlooringGrey/Tan Fibrous Heterogeneous 50 Chrysotile 0 20 Non-Fibrous

Cellulose6020

13890-07Layer 2 Maintenance Closet 08/26/11 EM Mastic Tan Non-Fibrous

Heterogenous 50 None Detected 0 0 Non-Fibrous 100

13890-08 1st Floor Hallway 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-09 1st Floor Hallway 08/26/11 EM Ceiling Texture Coat Grey Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

August 29, 2011

13890Sampled by:/Client Job or PO #

Project Number

#210 - 2950 Douglas StreetVictoria, B.C. V8T 4N4

Tel:250-384-9695Fax:250-384-9865

e-mail:[email protected]

Asbestos Analysis of Bulk Materials using Polarized Light Microscopy

Note: Samples were analyzed by method: EPA/600/R- 93/116 "Bulk Asbestos Analysis by Polarized Light Microscopy". For heterogeneous materials the concentrations may vary. No reproduction without permission. Page 1



1314 15 16 1 7

Sample Number



August 29, 2011


Project Number


Tel:250-384-9695Fax:250-384-9865



13890-10Layer 1 Unit 2 Kitchen 08/26/11 EM Lt. Grey & Beige/Brown

Vinyl Sheet Flooring Grey/Tan Fibrous Heterogeneous 50 Chrysotile 0 20 Non-Fibrous

Cellulose6515

13890-10Layer 2 Unit 2 Kitchen 08/26/11 EM Mastic Tan Non-Fibrous


13890-11 Unit 2 Bedroom 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-12 Unit 2 Hallway 08/26/11 EM Ceiling Texture Coat White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-13 Electrical Room 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-14 1st Floor Stairwell (North) 08/26/11 EM Ceiling Texture Coat White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-15 1st Floor Stairwell (North) 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-16 Unit 4 Bedroom 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100


Vinyl Sheet Flooring Grey Fibrous Heterogeneous 50 Chrysotile 0 25 Non-FibrousCellulose

5520



13890-18 Unit 4 Hallway 08/26/11 EM Ceiling Texture Coat Grey Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-19 Unit 5 Hallway 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100




1314 15 16 1 7

Sample Number



August 29, 2011


Project Number


Tel:250-384-9695Fax:250-384-9865



13890-20 Unit 5 Hallway 08/26/11 EM Ceiling Texture Coat Tan Non-Fibrous Heterogenous 100 None Detected 0 0 Non-Fibrous 100

13890-21 Unit 5 Laundry 08/26/11 EM Off White Vinyl Sheet Flooring Tan Fibrous Heterogeneous 100 None Detected 0 0

Non-FibrousCelluloseSynthetic

751510


Vinyl Sheet Flooring Grey Fibrous Heterogeneous 50 Chrysotile 0 25 Non-FibrousCellulose

5520



13890-23 Unit 5 Storage Unit 08/26/11 EM Drywall Joint Compound White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-24Layer 1 Unit 5 Storage Unit 08/26/11 EM Beige/Brown Vinyl Sheet

FlooringGrey/Tan Fibrous Heterogeneous 50 Chrysotile 0 20 Non-Fibrous 80

13890-24Layer 2 Unit 5 Storage Unit 08/26/11 EM Mastic Tan Non-Fibrous


13890-25 2nd Floor Hallway 08/26/11 EM Ceiling Texture Coat White Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-26 Exterior of Building 08/26/11 EM Stucco (2) - Troweled Texture

Grey Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100

13890-27 Exterior of Building 08/26/11 EM Stucco (1) - Rough Texture

Grey Non-Fibrous Heterogeneous 100 None Detected 0 0 Non-Fibrous 100


Portage Place, 210 Island Highway Hazardous Materials Survey December 2011 Appendix 4: Evaluation of Asbestos Containing Materials (ACM)

Evaluation of asbestos containing materials is based on the condition of the material and its accessibility.

Following are the guidelines used to evaluate ACMs and the action, if any, required to safely manage them.

Spray Applied Fireproofing, Insulation and Texture Finishes In evaluating the condition of ACM spray applied as fireproofing, thermal insulation or texture, decorative or acoustic finishes, the following criteria apply;

GOOD Surface of material shows no significant signs of damage, deterioration or delamination. Up to one percent visible damage to surface is allowed within range of GOOD. Evaluation of sprayed fireproofing requires the surveyor to be familiar with the irregular surface texture typical of sprayed asbestos products. GOOD condition includes unencapsulated or unpainted fireproofing or texture finishes, where no delamination or damage is observed, and encapsulated fireproofing or texture finishes where the encapsulation has been applied after the damage or fallout occurred.

POOR Sprayed materials show signs of damage, delamination or deterioration. More than one percent damage to surface of ACM spray.

Mechanical Insulation In evaluating the condition of mechanical insulation (on boilers, breeching, ductwork, piping, tanks, equipment etc.) the following criteria are used:

GOOD Insulation is completely covered in jacketing and exhibits no evidence of damage or deterioration. No insulation is exposed. Includes conditions where the jacketing has minor surface damage (i.e., scuffs or stains), but the jacketing is not penetrated.

FAIR Minor penetration damage to jacketed insulation (cuts, tears, nicks, deterioration or delamination) or undamaged insulation that has never been jacketed. Insulation is exposed but not showing surface disintegration. The extent of missing insulation ranges should be minor to none.

POOR Original insulation jacket is missing, damaged, deteriorated or delaminated. Insulation is exposed and significant areas have been dislodged. Damage cannot be readily repaired.

Non-Friable and Potentially Friable Materials Non-friable materials generally have little potential to release airborne fibres, even when damaged by mechanical breakage. However, some non-friable materials, i.e., exterior asbestos Concrete products, may have deteriorated so that the binder no longer effectively contains the asbestos fibres. In such cases of significantly deteriorated non-friable material, the material will be treated as a friable product.

Portage Place, 210 Island Highway Hazardous Materials Survey December 2011 Accessibility The accessibility of building materials known or suspected of being ACM is rated according to the following criteria:

Access (A) Areas of the building within reach (from floor level) of all building users. Includes areas such as gymnasiums, workshops, and storage areas where activities of the building users may results in disturbance of ACM not normally within reach from floor level.

Access (B) Frequently entered maintenance areas within reach of maintenance staff, without need for a ladder. Includes: frequently entered pipe chases, tunnels and service areas or areas within reach from a fixed ladder or catwalk, i.e., tops of equipment, mezzanines.

Access (C) Exposed

Areas of the building above 8’0” where use of a ladder is required to reach the ACM. Only refers to ACM materials that are exposed to view, from the floor or ladder, without removing or opening other building components such as ceiling tiles, or service access doors or hatches. Does not include infrequently accessed service areas of the building.

Access (C) Concealed

Areas of the building which require removal of a building component including lay-in ceilings and access panels into solid ceiling systems. Includes rarely entered crawl spaces, attic spaces etc. Observations are limited to the extent visible from the access points.

Access (D) Areas of the building behind inaccessible solid ceiling systems, walls, or mechanical equipment, etc., where demolition or the ceiling, wall or equipment etc., is required to reach the ACM. Evaluation of condition and extent of ACM is limited or impossible, depending on the surveyor’s ability to visually examine the materials in Access D.

Portage Place, 210 Island Highway Hazardous Materials Survey December 2011 Action Matrix The Action Matrix determines what, if any, action is required to safely manage ACMs.

Condition

Access Good Fair Poor Debris

(A) ACTION 5/7 ACTION 5/6 ACTION 3 ACTION 1

(B) ACTION 7 ACTION 6/5 ACTION 3 ACTION 1

(C) Exposed ACTION 7 ACTION 6 ACTION 4 ACTION 2

(C) Concealed ACTION 7 ACTION 7 ACTION 4 ACTION 2

(D) ACTION 7 ACTION 7 ACTION 7 ACTION 7

Action Table Following is a description of the action required to manage ACMs, based on the outcome of the evaluation.

Action 1

Immediate Clean Up of Debris That is Likely to be Disturbed Restrict access that is likely to cause a disturbance of the ACM DEBRIS and clean up ACM DEBRIS immediately. Utilize correct asbestos procedures. This action is required for compliance with regulatory requirements.

Action 2

Entry Into Areas with ACM Debris At locations where ACM DEBRIS can be isolated in lieu of removal or clean up, use appropriate means to limit entry to the area. Restrict access to the area to persons utilizing Type 2 asbestos-work precautions. The precautions will be required until the ACM DEBRIS has been cleaned up, and the source of the DEBRIS has been stabilized or removed.

Action 3

ACM Removal Required for Compliance Remove ACM for compliance with regulatory requirements. Utilize asbestos procedures appropriate to the scope of the removal work.

Action 4

Access into Areas Where ACM is Present and Likely to be Disturbed by Access Use asbestos precautions when entry or access into an area likely to disturb the ACM. ACTION 4 must be used until the ACM is removed (Use ACTION 1 or 2 if DEBRIS is present).

Action 5

Proactive ACM Removal Remove ACM in lieu of repair, or at locations where the presence of asbestos in GOOD condition is not desirable.

Action 6

ACM Repair Repair ACM found in FAIR condition, and not likely to be damaged again or disturbed by normal use of the area or room. Upon completion of the repair work, treat ACM as material in GOOD condition and implement ACTION 7. If ACM is likely to be damaged or disturbed during normal use of the area or room, implement ACTION 5.

Action 7

Routine Surveillance Institute routine surveillance of the ACM. Trained workers or contractors must use appropriate asbestos precaution during disturbance of the remaining ACM.