Category: asbestos

  • Lessons from an Improper Asbestos Handling Case

    Lessons from an Improper Asbestos Handling Case

    When it comes to managing asbestos, there is no room for error. Improper handling of this hazardous material not only poses serious health risks but also exposes businesses to significant legal and financial consequences. A recent incident in Keizer, Oregon, serves as a stark reminder of what can go wrong when proper asbestos protocols are neglected.

    The Case in Keizer

    The Marker family’s life turned upside-down when a contractor mishandled asbestos during a bathroom repair project in their home. A routine job quickly spiraled into a nine-month ordeal, forcing the family out of their house and into temporary lodging. What began as a two-week repair turned into months of stress, increased expenses, and health risks—all due to the improper management of asbestos-containing materials.

    State records revealed that the contractor, McGinnis Enterprises, had violated multiple asbestos regulations. Despite having an accredited asbestos inspector on staff, the company failed to conduct a complete survey, mishandled asbestos-laden debris, and transported it to a landfill without proper labeling. This reckless behavior not only endangered the family’s health but also resulted in an $18,781 fine from the Oregon Department of Environmental Quality (DEQ).

    The contractor’s failures led to consequences far beyond the fine. The family had to leave their home unheated through the winter to prevent asbestos particles from circulating. The ceiling deteriorated as a result, requiring extensive repairs. The emotional toll, coupled with months of living out of motels and cars, was immeasurable.

    Legal and Financial Ramifications for Businesses

    This case shines a spotlight on the severe repercussions businesses face when asbestos regulations are not followed. Some of the key consequences include:

    • Hefty Fines: Regulatory agencies like the DEQ impose significant penalties for non-compliance. The McGinnis case’s $18,781 fine is just a fraction of what companies can face.
    • Reputational Damage: When businesses cut corners, their reputation suffers. Clients lose trust, and securing future contracts becomes more challenging.
    • Legal Liabilities: Mishandling asbestos can result in lawsuits from affected homeowners, employees, or even regulatory bodies. The legal costs of such cases can far exceed initial project budgets.
    • Project Delays and Costs: Improper practices often lead to prolonged timelines and increased expenses as damages are rectified.

    The Importance of Hiring Licensed Professionals

    The Keizer case underscores the critical need to hire licensed and certified professionals for asbestos-related projects. Proper asbestos abatement involves detailed inspections, safe removal processes, and compliance with strict regulations for disposal. Only trained and licensed experts can ensure these steps are handled correctly, protecting clients, employees, and the environment.

    Businesses must also invest in continued training for their teams and prioritize adherence to industry standards. These measures are not only ethical but also cost-effective in the long run.

    Protect Public Health and Avoid Costly Mistakes

    To all contractors and business owners managing construction or renovation projects, the lessons from the Keizer case are crystal clear. Mishandling asbestos isn’t just a regulatory breach; it’s a public health hazard with far-reaching consequences. Cutting corners may save time in the short term, but the long-term costs in fines, repairs, and reputational damage far outweigh any initial savings.

    At AccuGuard Environmental, we specialize in asbestos inspections. Our licensed professionals are committed to handling every project with care and precision, ensuring safety and regulatory adherence from start to finish. Don’t risk the health of your clients or the future of your business. Contact us today to learn how we can help you manage asbestos safely and responsibly.

  • Commercial Real Estate and Environmental Testing: What Every Buyer Should Know

    Commercial Real Estate and Environmental Testing: What Every Buyer Should Know

    When it comes to commercial real estate, purchasing a property is about more than just price, location, and functionality. It’s also about minimizing risk—and that includes environmental risks. Many commercial properties, especially older buildings, may harbor environmental hazards like asbestos, mold, and lead, among other contaminants. Failing to conduct proper environmental testing before closing a deal can lead to expensive surprises, health risks for occupants, and potential regulatory penalties. For buyers, understanding the scope and importance of environmental testing is crucial for safeguarding their investment.

    Why Environmental Testing is Critical

    When buying commercial real estate, you’re not just purchasing walls and land; you’re inheriting its history. Older properties, in particular, can carry several hidden environmental dangers. Here’s why conducting comprehensive environmental testing is non-negotiable:

    1. Health Risks
      Environmental hazards like asbestos, mold, and lead can pose severe health threats. For example, prolonged exposure to asbestos fibers can cause serious illnesses like mesothelioma, while mold exposure is linked to respiratory problems. Lead, particularly in paint or plumbing, can result in developmental issues, especially in children. These issues could make your property uninhabitable or require costly remediation.
    2. Liability Concerns
      Undiscovered hazards can expose you, as the property owner, to legal liability. If tenants, employees, or visitors are harmed by unsafe conditions, you could face lawsuits. Ensuring a clean bill of health for the property protects you from this kind of exposure.
    3. Regulatory Compliance
      Many states require property owners to address known environmental hazards in compliance with EPA and OSHA standards. Failure to test and identify these issues can result in fines and delays in property development or use.
    4. Preserving Property Value
      Properties with known environmental hazards often see reduced resale value. Identifying and addressing issues upfront protects your long-term investment.

    Common Environmental Hazards in Commercial Real Estate

    Understanding what you’re testing for is half the battle. Below are the primary hazards buyers should assess when considering a commercial property:

    • Asbestos
      Frequently found in insulation, roofing, floor tiles, and cement products in buildings built before the 1980s, asbestos becomes hazardous when disturbed during renovations or regular wear and tear.
    • Mold
      Mold thrives in areas with moisture issues like leaky pipes, poor ventilation, or flooding damage. It spreads quickly and can harm air quality, as well as structural integrity.
    • Lead
      Once a common ingredient in paint and plumbing systems, lead remains a significant concern in properties constructed before 1978. Over time, lead-based substances deteriorate, releasing particles harmful to humans and the environment.
    • Contaminated Soil or Groundwater
      Industrial properties and even some commercial sites may have residual contamination in the soil or underground water from previous chemical use, spills, or improper waste disposal.
    • Radon
      This naturally occurring, radioactive gas often accumulates in basements or lower levels of buildings. Radon exposure increases the risk of lung cancer and requires proper ventilation systems to mitigate its effects.

    Key Environmental Tests Before Closing

    To ensure a commercial property is free from environmental hazards, it’s important to conduct several critical tests. These assessments are typically performed by environmental professionals and should include:

    1. Phase I Environmental Site Assessment (ESA)
      This preliminary evaluation reviews the site’s environmental history, previous land use, and any potential risks. While it doesn’t involve physical sampling, it highlights red flags that might require additional investigation.
    2. Phase II Environmental Site Assessment
      If Phase I raises concerns, Phase II involves detailed lab testing of soil, groundwater, building materials, and air to confirm the presence of hazards like asbestos, mold, or lead.
    3. Lead Testing
      Both X-ray fluorescence (XRF) testing and lab sampling may be used to detect lead in paint, pipes, and soil.
    4. Mold Inspection and Air Quality Testing
      By assessing humidity levels, hidden moisture damage, and air quality, mold inspectors can find mold growth that’s not always visible to the naked eye.
    5. Asbestos Survey
      A comprehensive asbestos inspection examines materials like drywall, insulation, and floor tiles for asbestos content. Samples may be taken for laboratory testing, particularly in older buildings.
    6. Radon Testing
      Radon levels are measured over a specified period to ensure they remain below the EPA’s action level of 4 pCi/L.
    7. Underground Storage Tank (UST) Testing
      For properties with storage tanks underground, testing for leakage or contamination around the tank is essential.

    Practical Advice for Buyers

    Navigating environmental testing can seem overwhelming, especially for first-time commercial buyers. Here are some tips to ease the process:

    1. Hire Qualified Professionals
      Always work with licensed environmental inspectors who are trained to identify and test for specific hazards. A reputable professional will provide detailed reports and remediation recommendations.
    2. Budget for Testing and Remediation
      While environmental testing adds upfront costs, it pales in comparison to the price of mitigation or legal liability down the line. Factor these costs into your purchase negotiations.
    3. Review Existing Environmental Reports
      Many sellers conduct limited environmental assessments to attract buyers. Carefully review these reports but conduct your own independent testing to verify their findings.
    4. Negotiate Repairs with the Seller
      If hazards are identified, you could potentially negotiate terms for the seller to perform remediation or reduce the purchase price, enabling you to address the issues post-sale.
    5. Ensure Proper Documentation
      Keep all testing results, permits, and compliance documents. These protect you during legal challenges and speed up processes like property resale.
    6. Plan for Periodic Testing and Maintenance
      Even after purchase, regular testing and maintenance should be part of your property management routine to prevent future risks.

    Partnering with Experts

    Environmental testing is not only wise—it’s necessary. By investing in comprehensive assessments, you ensure the safety, value, and regulatory compliance of your commercial property. At AccuGuard Environmental, we specialize in providing reliable, accurate testing services tailored to the needs of commercial real estate buyers. Our certified experts leverage cutting-edge technology to identify hazards and guide you through next steps, giving you confidence in your investment.

    Whether you’re in the preliminary stages or ready to close, contact us to discuss how we can assist with your environmental testing needs. Your due diligence today protects your success tomorrow.

  • Top 5 Building Materials That May Contain Asbestos

    Top 5 Building Materials That May Contain Asbestos

    For decades, asbestos was a go-to material in construction due to its durability, heat resistance, and affordability. However, we now know that asbestos exposure can cause severe health issues, including lung cancer and mesothelioma. If you own or work in an older building (typically built before the 1980s), it is crucial to understand where asbestos may be hiding. Here are five common building materials that frequently contain asbestos:

    1. Insulation

    One of the most infamous uses of asbestos was in pipe, attic, and boiler insulation. It was prized for its ability to resist heat, but deteriorating insulation can release asbestos fibers into the air, posing serious risks.

    2. Floor Tiles

    Vinyl floor tiles, particularly 9×9 sheets, often contained asbestos to enhance durability. Adhesives used to fix tiles in place could also be a source of asbestos contamination.

    3. Roofing Materials

    Shingles, asphalt roofing, and roofing felt were often manufactured with asbestos to increase their resistance to weathering and heat. These materials can become hazardous when they age or are disturbed.

    4. Cement Products

    Certain cement sheets, pipes, and siding incorporated asbestos to improve strength and fireproofing. These products were widely used in residential and industrial construction.

    5. Popcorn Ceilings

    Decorative textured ceilings, commonly known as popcorn ceilings, sometimes contained asbestos to add durability and soundproofing. Scraping or disturbing these ceilings can release harmful fibers.

    Safely identifying and handling building materials that might contain asbestos is essential. If you suspect asbestos in your property, always consult with licensed professionals like AccuGuard Environmental. Testing and proper mitigation can protect your health and prevent unnecessary exposure to this dangerous material. Stay informed, and stay safe!

  • The History of Asbestos: Regulations and Impact in the U.S. and Oregon

    The History of Asbestos: Regulations and Impact in the U.S. and Oregon

    Asbestos, a once widely used mineral known for its heat resistance and durability, has a complex history in the United States, with lasting implications for public health and safety. Despite efforts to regulate its use, asbestos remains a concern even today. Let’s delve into the timeline of asbestos regulations in the U.S. and explore its specific impact on Oregon.

    Asbestos Regulation Timeline in the U.S.

    – 1970: The Clean Air Act

    The Clean Air Act of 1970 marked a significant step in asbestos regulation by classifying it as a hazardous air pollutant. This legislation empowered the Environmental Protection Agency (EPA) to monitor and control the usage and disposal of asbestos. Notably, the act led to the ban on spray-applied asbestos products.

    – 1976: The Toxic Substances Control Act (TSCA)

    Under the Toxic Substances Control Act of 1976, the EPA gained authority to impose restrictions on several chemicals, including asbestos. This act laid the foundation for regulating the use of asbestos, alongside substances like radon and lead-based paint.

    – 1986: The Asbestos Hazard Emergency Response Act (AHERA)

    The Asbestos Hazard Emergency Response Act of 1986 mandated the EPA to establish inspection and removal standards for asbestos in schools. This was a crucial measure to protect students and staff from the dangers of asbestos exposure.

    – 1989: The Asbestos Ban and Phase-Out Rule (ABPR)

    In July 1989, the EPA issued the Asbestos Ban and Phase-Out Rule, aiming to completely ban the manufacturing, importation, processing, and sale of asbestos-containing products. However, this ban faced legal challenges and was overturned by the Fifth Circuit Court of Appeals in 1991.

    – 1991: Legal Challenges and Clarifications

    Following the court’s decision, the EPA received clarifications regarding the ban’s scope. Certain categories of asbestos-containing products were identified and prohibited, such as flooring felt, rollboard, and specialty papers. These bans on specific asbestos products persist to this day.

    – 2019: Strengthening Regulations

    In April 2019, the EPA implemented a final rule to enhance the review process for discontinued asbestos products before they could re-enter the market. This rule aimed to prevent the reintroduction of asbestos products that pose risks to public health.

    – 2024: Continued Improvements

    In early 2024, the EPA introduced updated regulations concerning asbestos materials in the automotive industry. These new regulations are designed to further restrict the use of asbestos-containing materials in automotive products to enhance worker and consumer safety. By imposing stringent guidelines on the manufacturing, importation, and processing of asbestos in automotive components, the EPA aims to reduce the potential health risks associated with asbestos exposure in the automotive sector. These updated regulations underscore the ongoing efforts to phase out asbestos usage in various industries, emphasizing the importance of prioritizing health and environmental sustainability in automotive manufacturing practices.

    Asbestos Regulations in Oregon

    Oregon, like many states, has implemented measures to address asbestos-related concerns within its borders. Specific dates and regulations relevant to Oregon include:

    • DEQ requires an accredited inspector conduct an asbestos survey prior to demolition and renovationactivities on:
      • Residential renovation and demolition projects on buildings constructed before Jan. 1, 2004.
      • All commercial renovation and demolition projects regardless of construction date.
    • In fall 2018, Oregon adopted additional asbestos regulations:
      • Residential renovation asbestos survey – All residential buildings constructed prior to Jan. 1, 2004 must now have an asbestos survey conducted by an accredited asbestos inspector prior to demolition and renovation activities.
      • Updated disposal requirements for nonfriable waste materials – Nonfriable asbestos waste must now be packaged the same as friable waste.
      • Accredited laboratories for asbestos testing – By Jan. 1, 2021, asbestos survey bulk samples must be analyzed by a laboratory that participates in a nationally recognized accreditation or testing program.
      • Asbestos survey reports – Asbestos survey reports must now meet standard requirements.

    By aligning with federal guidelines and establishing state-specific regulations, Oregon aims to safeguard its residents from the adverse effects of asbestos exposure and ensure proper handling and disposal of asbestos-containing materials within the state.

    The history of asbestos regulation in the U.S. reflects a continuous effort to mitigate the risks associated with this hazardous material. Through a combination of federal and state-level regulations, including those implemented in Oregon, steps are being taken to protect public health and promote safer environments for all.

  • Testing for Asbestos in Oregon Schools: Ensuring a Safe Learning Space

    Testing for Asbestos in Oregon Schools: Ensuring a Safe Learning Space

    In recent years, concerns over asbestos in school buildings have heightened awareness about the importance of maintaining safe learning environments for children. Asbestos, once commonly used in construction materials for its fire-resistant properties, poses serious health risks when disturbed. Let’s explore the significance of testing for asbestos in Oregon schools and the measures needed to ensure the safety of students and staff.

    Understanding Asbestos in School Buildings

    Asbestos was extensively used in various components of school buildings, including flooring, insulation, and fireproofing materials. The presence of asbestos in older structures raises concerns about potential exposure and the associated health hazards. Recent reports have shed light on asbestos issues in Oregon school buildings, emphasizing the ongoing need for proactive testing and remediation efforts.

    References to Articles on Asbestos in Oregon School Buildings:

    1. According to the Oregon Department of Education, public and private schools acquiring or leasing buildings post-1988 are required to submit Asbestos Management Plans to mitigate risks (source).
    2. Reports from Portland Public Schools reveal known instances of asbestos in school facilities, underscoring the importance of asbestos remediation efforts (source).
    3. An incident highlighted how staff from an Oregon school district were exposed to asbestos, emphasizing the urgency of addressing asbestos concerns in educational settings (source).

    For more information check out:

    Ensuring a Safe Learning Environment

    Testing for asbestos in Oregon schools is paramount to safeguarding the health and well-being of students, teachers, and staff. Certified asbestos inspections can accurately identify asbestos-containing materials, assess the risk of exposure, and guide appropriate remediation actions to create a safe educational space free from asbestos-related dangers.

    Prioritize the safety of your commercial property by opting for quick and reliable asbestos inspections conducted by certified asbestos inspectors from Accuguard Environmental in Oregon. Contact us today to schedule your asbestos inspection and take proactive steps towards ensuring a healthy and safe environment for all occupants.

  • EPA’s Ban on Asbestos: Upholding Public Health and Safety

    EPA’s Ban on Asbestos: Upholding Public Health and Safety

    The recent announcement by the U.S. Environmental Protection Agency (EPA) regarding the comprehensive ban on asbestos has reverberated through Oregon, garnering attention from local news outlets such as the Central Oregon Daily and Oregon Public Broadcasting. While this ban primarily addresses asbestos-containing materials used in the automotive industry, its significance underscores the imperative to raise awareness about the detrimental impact of asbestos on public health.

    Strengthening Public Health Awareness

    The EPA’s unwavering commitment to imposing stringent regulations and bans on asbestos-related products signifies a monumental step towards safeguarding public health. Despite the prohibition of asbestos-containing materials in construction for several years, there are still properties in Portland and across Oregon that harbor asbestos, posing a significant health risk to occupants.

    The Role of AccuGuard Environmental

    In light of this pivotal development, the necessity for professional asbestos testing conducted by licensed technicians has never been more paramount. At AccuGuard Environmental, we recognize the ongoing need to protect individuals and communities from the potential hazards of asbestos exposure. Our team of dedicated professionals remains steadfast in providing meticulous asbestos inspections and testing services, ensuring that properties are free from the looming threat of asbestos contamination.

    Upholding Safety and Compliance

    The EPA’s resolute action serves as a call for heightened vigilance and compliance with asbestos regulations. By prioritizing the safety and well-being of residents and workers, we reinforce our commitment to delivering comprehensive asbestos testing solutions that adhere to the highest standards of accuracy and reliability.

    The EPA’s ban on asbestos-containing materials within the automotive industry serves as a poignant reminder of the persistent risks associated with asbestos exposure. As an esteemed environmental service provider serving the Portland area, AccuGuard Environmental is dedicated to championing public health and safety through rigorous asbestos testing practices and unwavering dedication to regulatory compliance.

    Sources: EPA, Central Oregon Daily, Oregon Public Broadcasting

  • Asbestos Inspections: What to Expect and How to Prepare

    Asbestos Inspections: What to Expect and How to Prepare

    Asbestos, a mineral fiber known for its durability and heat resistance, was once widely used in construction materials. However, due to its associated health risks, the importance of asbestos inspections cannot be overstated. For property owners and businesses in Portland, OR, and everywhere else, understanding what to expect during an asbestos inspection and how to prepare for it is crucial for ensuring safety and compliance. In this blog post, we delve into the process of an asbestos inspection, from the initial call to receiving the results, providing valuable insights for a seamless and informed experience.

    Initial Contact and Client Greeting

    The journey of an asbestos inspection typically begins with the initial contact between the client and the inspection service provider. This interaction serves as an opportunity for the client to express their concerns and schedule an inspection. Clear communication and transparency at this stage are essential to establish a foundation of trust and understanding.

    Upon arriving at the location, our asbestos inspectors warmly greet the client and gain a comprehensive understanding of the property’s history, any previous asbestos-related work, and specific areas of concern. This step sets the stage for a thorough and tailored inspection process.

    Sample Collection and Testing

    During the inspection, the certified asbestos inspector meticulously identifies and collects samples of materials suspected to contain asbestos. The collection process is conducted with precision and care to minimize disturbance and potential airborne fibers.

    Following sample collection, the next crucial phase involves testing the samples in our lab. Advanced testing methods are employed to analyze the presence and concentration of asbestos fibers within the collected samples. The accuracy and reliability of these tests are paramount in determining the potential risk posed by asbestos-containing materials.

    Results and Recommendations

    Once the testing is complete, the inspector provides the client with detailed results and recommendations based on the findings. In the case of confirmed asbestos presence, the inspector outlines the necessary steps for safe containment or abatement, emphasizing the importance of professional remediation and compliance with regulatory requirements.

    How to Prepare for an Asbestos Inspection

    To ensure a smooth and effective asbestos inspection process, property owners can take proactive measures, including:

    1. Documentation Review: Compile any relevant documentation related to the property’s construction history, previous renovations, and any prior asbestos-related work that you have.
    2. Clear Access: Ensure unobstructed access to areas of concern, such as attics, crawl spaces, and building materials where asbestos may be present.
    3. Collaboration: Communicate openly with the asbestos inspection team, providing any pertinent information that could aid in a comprehensive assessment.
    4. Education: Familiarize yourself with the basics of asbestos and its potential locations within structures, enabling you to better understand the inspector’s findings and recommendations.

    By being well-prepared and cooperative, property owners can contribute to a thorough and insightful asbestos inspection process, ultimately prioritizing the safety and well-being of occupants and visitors.

    The process of an asbestos inspection encompasses a series of meticulous steps aimed at identifying and mitigating the risks associated with asbestos-containing materials. By understanding what to expect during an inspection and taking proactive preparation measures, property owners can navigate this critical process with confidence and diligence, ensuring a safer environment for all.

    At AccuGuard Environmental, we are committed to delivering comprehensive asbestos inspection and analysis services with integrity and expertise, safeguarding properties and individuals from the potential hazards of asbestos exposure.