Managing Hazardous Materials in Municipal Buildings – The Kawartha Lakes Experience

Renovations and alterations to building interiors are common occurrences in today's work environment. As the building stock ages, more and more municipalities are faced with upgrading their buildings to meet the changing requirements for space management and operations.

While renewal of existing buildings is generally a great use of infrastructure, municipalities are often faced with the removal of hazardous materials as part of their projects. Hazardous materials such as asbestos, lead-based paint and PCB's were often used extensively throughout buildings constructed in the post-war era. It is estimated that over half of all buildings constructed in the United States and Canada from 1940-1975 have some form of asbestos.

Although the use of hazardous materials in construction decreased significantly in the 1980's, many of the buildings in use today have some form of asbestos, lead-based paint or PCB's. Asbestos may be found in floor tiles, drywall joint-fill compound, ceiling tiles, structural fireproofing and mechanical insulation.

In early 2006, the City of Kawartha Lakes embarked on a renewal project to upgrade one of their facilities to meet this changing environment. Jim Irwin, the City's Manager of Buildings and Properties, had recently attended a session presented by Jacques Whitford in the City of Peterborough on the requirements of the new Asbestos Regulation in Ontario. The session convinced Mr. Irwin that before tendering the renewal project, an assessment of the facility's existing materials must be completed.

Flooring containing a low concentration of asbestos.

Mr. Irwin contacted Jacques Whitford's Peterborough Office and arranged for the assessment of the area where the renovations were planned. Jacques Whitford performed the assessment and discovered that the flooring in the area contained a low concentration of asbestos. As a result, the City of Kawartha Lakes decided to tender an abatement project to remove the asbestos-containing flooring from the work area prior to the start of the main construction project. The floor tiles should be removed following Type 1 (Low Risk) Asbestos Work Procedures by a qualified contractor and disposed of as asbestos waste in a licensed landfill.

While the City of Kawartha Lakes project primarily involves the removal of asbestos-containing floor tiles, it should be understood that many renewal projects contain many other hazardous materials which should be removed from the facility prior to the start of construction. By performing pre-construction assessments during the design stages and by removing the hazardous materials before the main construction project commences, owners are often able to avoid costly construction delays.

For more information about the Hazardous Building Materials and Pre-Construction Assessments, please contact:

Steve Fulford
Senior Service Director, Indoor Environments
Telephone: (905) 474-7700 ext. 346
E-mail: sfulford@jacqueswhitford.com

Mike Lord
Area Manager
Telephone: (705) 740-2267
E-mail: mlord@jacqueswhitford.com

This Month:

Steve Fulford Senior Service Director Jacques Whitford

Question:

Are Pre-Construction Assessments a requirement for every construction project?

Answer:

In Ontario, according to the new Asbestos Regulation 278/05, an owner is responsible for organizing an examination of the proposed work areas. Friable and non-friable material that will be handled, disturbed or removed during construction will be assessed to determine if it is asbestos-containing.

Many other provinces have similar clauses in their Occupational Health and Safety Acts, and agree that pre-construction assessments must be done to identify potential hazardous materials that may be disturbed during construction. Many project owners have lost money after finding a hazardous material on a construction project that was not previously assessed. When a hazardous material is detected during a construction project, work stops, Ministry officials visit, workers get nervous and the construction project is delayed.

Best practice: If your building was built before 1986, have an assessment performed to identify possible hazardous building materials.

Have a professional perform a pre-construction
assessment on the proposed work area.

Learn more about Hazardous Building Materials.

• Check out the Environmental Abatement Council of Ontario for more information on the new Asbestos Regulation!
• Learn how to handles asbestos safely through WorkSafe BC!
• See an example Hazardous Materials Report Form by the City of Vancouver!