Due to its durability and fire-resistant properties, asbestos was widely used in Canadian construction for much of the 20th century. 

It was commonly found in insulation, roofing, and floor tiles. However, we now know that asbestos exposure can lead to serious health issues, including lung cancer, asbestosis, and mesothelioma. 

Asbestos is one of the leading causes of occupational death in Canada, with the Canadian Mesothelioma Foundation reporting over 400 cases of mesothelioma in 2022.

Given these risks, managing asbestos in older buildings is crucial. Asbestos surveys are an essential first step in identifying asbestos-containing materials and assessing their condition. 

It ensures that asbestos is safely managed or removed before it can threaten workers, residents, or visitors.

In Canada, the Occupational Health and Safety Regulations mandate that buildings constructed before the 1990s be surveyed for asbestos before renovations or demolition work begins.

Ignoring asbestos safety protocols can lead to costly fines and, more importantly, expose individuals to life-threatening health risks.

This guide will explain the basics of asbestos surveys, their importance in maintaining safe environments, and how they help ensure compliance with Canadian safety standards. 

Proper asbestos management can significantly improve public health and reduce the risk of asbestos-related diseases.

What Is An Asbestos Survey?

An asbestos survey is a thorough inspection to identify asbestos-containing materials (ACMs) in buildings. 

The survey's primary purpose is to locate, assess, and document any materials containing asbestos. These materials, including insulation, roofing, floor tiles, and pipe coverings, are often found in older structures built before the 1990s. 

Asbestos surveys help determine whether these materials pose a health risk and guide decisions on managing or removing them safely.

Asbestos management is critical to workplace health and safety. Conducting a survey ensures that all asbestos-containing materials (ACMs) are properly identified, allowing for appropriate safety measures. 

Without a survey, asbestos materials may remain undetected, increasing the risk of asbestos exposure, which can lead to severe health issues such as lung cancer, asbestosis, and mesothelioma.

Canadian safety regulations, including the Canada Occupational Health and Safety Regulations (COHSR), require surveying any building constructed before the late 20th century for asbestos before significant renovations or demolition work begins. 

The survey helps employers comply with these regulations and avoid legal penalties. More importantly, it protects workers, building occupants, and the general public from the dangers of asbestos exposure.

An asbestos survey provides a plan for effective asbestos management. Depending on their condition, it ensures that hazardous materials are either safely maintained or removed. 

Why Are Asbestos Surveys Necessary?

Asbestos surveys are essential due to the severe health risks of asbestos exposure. 

When asbestos-containing materials (ACMs) are disturbed or damaged, they release tiny fibers into the air. Inhalation of these fibers can lead to severe illnesses such as lung cancer, asbestosis, and mesothelioma. 

These diseases often develop years or even decades after exposure, making asbestos one of the most dangerous workplace hazards. 

In Canada, asbestos is the leading cause of occupational deaths, with thousands of workers still at risk from asbestos-related diseases.

To protect workers and the public, Canadian law mandates asbestos surveys as part of health and safety protocols. 

Federally, the Canada Occupational Health and Safety Regulations (COHSR) require employers to assess buildings for asbestos if constructed before the late 20th century.

Additionally, each province has its specific regulations. For example, in Ontario, the Occupational Health and Safety Act requires a designated substance survey, which includes asbestos, before renovations or demolitions. 

Non-compliance can result in heavy fines, legal liabilities, and, more importantly, serious health consequences.

Asbestos surveys are crucial during property transactions and building renovations or demolitions. 

Property buyers, sellers, and landlords must be aware of the presence of ACMs to ensure safe conditions and avoid future liabilities. 

Similarly, surveys are necessary before renovations or demolition work to prevent accidental asbestos exposure to construction workers and the surrounding community. 

Ignoring these requirements can expose people to deadly asbestos fibers and lead to costly project delays.

Asbestos surveys are vital for public health, regulatory compliance, and safety during property transactions and construction work.

Types of Asbestos Surveys

Several types of asbestos surveys are available, each specific to a different situation depending on the condition of the building, the presence of asbestos, and the work being carried out. 

Each survey serves a specific purpose and is key in asbestos management, whether for routine monitoring or before major renovations.

1. Management Asbestos Survey

A Management Asbestos Survey is the most common type of asbestos survey, primarily designed to help building owners and managers identify and manage asbestos-containing materials (ACMs) that may be present in the building. 

This survey aims to ensure that ACMs are in good condition and remain undisturbed, preventing them from releasing harmful fibers into the air. 

This type of survey involves visually inspecting the building and collecting samples from suspected ACMs for laboratory testing.

A management asbestos survey aims to locate ACMs that may pose a health risk under normal conditions and create an asbestos management plan. 

This plan outlines how ACMs will be monitored, maintained, or removed over time, ensuring the building remains safe for occupants and workers. 

It is essential for older buildings where asbestos is likely to be present but undisturbed, such as office buildings, schools, or residential properties.

A management survey is required for buildings constructed before the late 1990s, especially if no plans for renovation or demolition are made. 

It helps property owners comply with Canada's Occupational Health and Safety Regulations (COHSR) and provincial regulations, such as Ontario’s Occupational Health and Safety Act. 

The survey is typically updated periodically, especially when the building's structure or usage changes occur. This proactive approach helps prevent accidental asbestos exposure by ensuring that ACMs are safely managed over time.

2. Refurbishment and Demolition Asbestos Survey

A Refurbishment and Demolition Asbestos Survey is required before any significant renovation or demolition work begins. 

This type of survey is more intrusive than a standard management survey because it aims to identify all asbestos-containing materials (ACMs) that could be disturbed during construction work. 

Renovations or demolition often involve breaking through walls, floors, and ceilings, where asbestos might be hidden. 

The intrusive nature of this survey means that inspectors will go beyond visual inspections. They may cut through materials or remove parts of the structure to locate asbestos in otherwise inaccessible areas. 

Samples are collected from these hidden spaces and sent for laboratory analysis. This process ensures that all potential ACMs are identified, even those not visible during building use.

Conducting this survey before any renovation or demolition helps prevent accidental asbestos exposure to workers and the public. 

If ACMs are found, they must be safely removed by certified professionals before further work can continue, ensuring a safe environment during construction.

3. Asbestos Screening

An asbestos screening is a less comprehensive and less intrusive process than a complete asbestos survey. 

It is typically used to assess whether there is a potential risk of asbestos in a building without conducting extensive sampling or testing. 

Screening may involve a visual inspection of the building and a review of historical documents, such as construction records, to determine whether asbestos might be present based on the age and type of building materials.

This assessment type is often used when there are no immediate plans for renovation or demolition, and the building is not suspected of containing large amounts of asbestos.

It serves as a preliminary step, helping property owners determine if further testing or a complete asbestos survey is necessary.

Asbestos screening differs from a complete survey in its scope and invasiveness. While a full survey involves physical sampling and lab testing, screening is quicker and less detailed. 

It is beneficial for low-risk environments or when a building’s history indicates that asbestos is unlikely to be present. 

If the screening results suggest asbestos, a complete survey is recommended to confirm its presence and develop a management plan.

4. Pre-Demolition Asbestos Survey

A Pre-Demolition Asbestos Survey is a specific type of inspection that must be carried out before a building is completely demolished. 

This comprehensive and highly intrusive survey aims to identify all asbestos-containing materials (ACMs) within the structure. 

Since demolition will disturb every part of the building, ACMs must be covered, as the process could release dangerous asbestos fibers into the air.

Inspectors performing a pre-demolition survey will extensively test materials throughout the building, including those hidden behind walls, floors, and ceilings. 

This thorough inspection helps identify and remove all ACMs before the demolition begins. 

Once the survey is completed, asbestos abatement professionals can safely remove the asbestos, ensuring that demolition does not expose workers or the surrounding environment to asbestos fibers.

This survey ensures that the site is safe for workers and the public by identifying and removing asbestos before demolition, preventing the dangerous release of asbestos fibers during demolition.

The Asbestos Survey Process

Conducting an asbestos survey involves several detailed steps to ensure that asbestos-containing materials (ACMs) are properly identified and managed. 

The process typically includes an initial assessment and visual inspection, sampling and laboratory analysis, and reporting and documenting the findings. 

These steps are critical to ensuring the safety of workers and occupants, especially in older buildings where asbestos may still be present.

1. Initial Assessment and Visual Inspection

The asbestos survey begins with an initial assessment of the building. This involves reviewing the building’s age, construction materials, and renovation history to determine whether asbestos might be present. 

Buildings constructed before the 1990s are more likely to contain asbestos in insulation, tiles, and pipes.

Next, trained professionals conduct a visual inspection to look for signs of asbestos-containing materials. 

During the inspection, they focused on areas where asbestos was commonly used, such as around HVAC systems, roof spaces, and behind walls. 

While visual inspections do not confirm the presence of asbestos, they help identify suspected materials that need further investigation. 

Inspectors may also consult blueprints or building records to locate hidden areas where ACMs exist.

2. Sampling and Laboratory Analysis

Once suspected ACMs are identified, the next step is sampling. Small samples of the materials are carefully removed for testing. 

This step is carried out using specialized tools and techniques to ensure minimal disturbance of the materials, as disturbing ACMs can release harmful fibers into the air. The samples are placed in sealed containers and sent to a certified laboratory for analysis.

In the laboratory analysis, experts use techniques such as polarized light microscopy (PLM) to confirm the presence and type of asbestos in the samples. 

The results will indicate whether the materials are indeed asbestos-containing and how much asbestos they contain. 

This step is crucial for determining the risk associated with the materials and whether removal or management is necessary.

3. Reporting and Documentation of Findings

After the laboratory results are received, the findings are compiled into a detailed asbestos survey report. 

This report includes descriptions of the materials tested, the locations of any ACMs, and their condition. 

The report also provides recommendations for managing or removing asbestos, depending on its state and risk. If the ACMs are in good condition, the report may suggest leaving them in place and implementing a regular monitoring plan. 

If the materials are damaged or pose a high risk, the report will recommend removal or encapsulation by certified professionals.

The documentation is essential for compliance with Canada Occupational Health and Safety Regulations (COHSR) and provincial regulations. 

It is a legal record that the building has been properly inspected and that appropriate measures have been taken to protect workers and occupants.

The asbestos survey process involves a comprehensive assessment of a building to identify any asbestos hazards and ensure that they are managed according to Canadian safety

regulations. Proper completion of each step ensures a safer environment for everyone involved.

Frequency of Asbestos Surveys: 

Asbestos surveys are not a one-time task but an ongoing responsibility essential for maintaining safety and compliance in buildings potentially containing asbestos-containing materials (ACMs). The frequency of reassessment depends on several key factors including building age, condition, and any significant changes made to the property.

1. Reassessing After Structural Changes

Any major renovations, demolitions, or structural modifications should trigger a new asbestos survey. These activities can disturb previously undiscovered asbestos materials, increasing the risk of fiber release and exposure.

Conducting a fresh survey in these scenarios ensures any new hazards are identified and managed promptly, protecting occupants and workers alike.

2. Routine Scheduled Surveys

For buildings known to contain asbestos, regular scheduled surveys are recommended to monitor the condition of ACMs over time. Materials can deteriorate or become damaged as buildings age, raising the risk of asbestos fiber release.

Typically, the interval for routine inspections ranges from every 6 to 12 months for high-risk or poorly maintained properties, while low-risk or well-managed properties may require less frequent re-inspections.

3. Factors Influencing Survey Frequency

These are the following factors that influence the frequency of asbestos survey:

1. Age and construction date of the building, with older properties generally requiring more frequent checks
2. Previous survey findings and the condition of known asbestos materials
3. Type of building use, occupancy levels, and maintenance activities
4. Upcoming refurbishment, demolition, or changes in building use
5. Environmental conditions and occupant concerns
6. Legal and insurance requirements

4. Legal and Best Practice Requirements

Many jurisdictions require regular asbestos management and re-inspections, governed by provincial and federal regulations. Surveys must be conducted by qualified professionals using accredited laboratories to ensure accurate identification and assessment of asbestos-containing materials.

Comprehensive records of these surveys and management activities must be maintained for extended periods to demonstrate compliance with legal requirements and due diligence in protecting occupant and worker safety. This approach ensures systematic control and mitigation of asbestos risks across Canadian properties.

Post-Survey Recommendations and Next Steps

Once an asbestos survey is completed, the findings will directly inform the next steps. The actions required depend on the type and condition of the asbestos-containing materials (ACMs) identified during the survey. It's essential to follow professional advice to ensure safe management and compliance with regulations.

Interpreting Asbestos Survey Results

After an asbestos survey, understanding the findings is key to making informed decisions about how to manage asbestos-containing materials (ACMs) in your building. The survey report will include crucial information about the location, type, and condition of any ACMs found during the inspection.

Here’s how to break down and interpret the results: 

1. Location and Extent

The report will detail where asbestos was found within the building and how widespread it is. Common areas for ACMs include:

1. Insulation (pipe or boiler insulation)
2. Roofing materials
3. Floor tiles and vinyl flooring
4. Ceiling tiles and textured coatings (like popcorn ceilings)

Knowing where the asbestos is located is crucial, especially when planning for renovations or demolition work. It allows you to assess which areas are at higher risk of disturbance, which could lead to fiber release and exposure.

2. Type of Asbestos

Asbestos comes in several types, including chrysotile, amosite, and crocidolite. The type of asbestos identified in your building will be noted in the report, as each type carries different risks:

1. Chrysotile (white asbestos): The most commonly used type, found in a variety of materials.
2. Amosite (brown asbestos) and Crocidolite (blue asbestos): More hazardous, particularly in industrial settings.

Understanding the type of asbestos present helps determine how urgent the situation is and the best method of managing the identified ACMs.

3. Condition of the ACMs

The condition of asbestos-containing materials is perhaps the most critical factor in determining next steps. The report will assess whether the ACMs are:

1. Intact and undisturbed: If so, the risk is generally lower, but ongoing monitoring may be recommended.
2. Damaged or deteriorating: These materials pose a greater risk as they may release harmful asbestos fibers into the air.

If any materials are damaged, immediate action will be required, which could involve removal or containment.

Actions Based on Findings

Once the results are understood, there are several possible courses of action:

1. Asbestos Management:

For intact and undisturbed ACMs, ongoing management may be recommended. This involves regular monitoring to ensure the materials remain safe.

An Asbestos Management Plan (AMP) will be created to keep track of ACMs and ensure they’re properly maintained.

2. Asbestos Removal:

If ACMs are damaged or will be disturbed during renovation or demolition, removal will be necessary. In Canada, only certified professionals can safely perform the removal of asbestos-containing materials.

This is to ensure the safety of workers and building occupants and prevent any further exposure to harmful asbestos fibers.

3. Containment (Encapsulation):

In some cases, encapsulation is an effective alternative to removal. This involves applying a sealant to the ACMs to prevent asbestos fibers from becoming airborne.

While this is a less invasive method than removal, regular monitoring is still required to ensure that the materials remain undisturbed and safely contained.

DIY vs Professional Asbestos Survey

DIY asbestos surveys may seem like a cost-saving option, especially for businesses or property owners looking to avoid professional fees. However, while conducting a DIY survey can be a good first step, it’s important to understand the risks involved.

Asbestos is often hidden in building materials, and spotting it requires a trained eye. Missing even a small amount of asbestos can lead to serious health risks down the line. That’s why, while a DIY approach might give you some basic insight, a full professional survey is usually required to ensure safety and regulatory compliance.

In short, DIY surveys might save money upfront, but they can’t replace the thoroughness and expertise that come with hiring a professional to handle the job properly.

Risks of DIY Asbestos Surveys

While conducting a DIY asbestos survey might seem like a cost-effective option for businesses or property owners, it poses significant risks that can lead to more harm than good. Let’s break down the key dangers of going the DIY route:

1. Health and Safety Hazards:

Asbestos fibers are microscopic, making them invisible to the naked eye. If disturbed or improperly handled during a DIY survey, these fibers can become airborne, posing severe health risks. Long-term exposure to asbestos can lead to fatal diseases like mesothelioma, asbestosis, and lung cancer.

Even short-term exposure in poorly ventilated areas can be harmful, especially if proper safety measures aren’t in place. Without proper training, it’s easy to overlook the risks that come with handling materials that may contain asbestos.

2. Legal and Regulatory Compliance:

In most jurisdictions, including Canada, it is legally required that asbestos surveys are conducted by certified professionals. Non-compliance with these regulations can result in severe penalties, including fines and even workplace shutdowns.

By attempting a DIY survey, businesses risk overlooking regulatory requirements, which can lead to costly legal consequences. This isn’t just about following the rules; it’s about protecting your employees, clients, and your business from potential lawsuits related to asbestos exposure.

3. Identification Issues:

Asbestos isn’t always easy to identify. Many materials containing asbestos are disguised in building products like drywall, ceiling tiles, insulation, and flooring. DIY surveys rely on basic knowledge and visual cues that may not be sufficient to detect asbestos in hidden or obscure places.

Without professional tools, like polarized light microscopy (PLM) or X-ray diffraction, it’s nearly impossible to confidently identify whether a material contains asbestos. This means you might miss asbestos that’s lurking in areas you wouldn’t expect, increasing the risk of exposure and safety hazards.

Why a Professional Asbestos Survey Matters

When it comes to asbestos surveys, opting for a professional assessment is not only the safest choice but also the most reliable. Here’s why:

1. Expert Knowledge and Tools:

Professionals are trained to identify all forms of asbestos, including the more challenging-to-spot varieties. Asbestos can exist in many forms and materials, from insulation and flooring to ceiling tiles and pipe coatings.

Some asbestos-containing materials (ACMs) can be disguised or hidden within layers of other materials, making it nearly impossible for the untrained eye to detect. Certified professionals have the expertise and tools, such as advanced microscopic testing and polarized light microscopy (PLM), to perform thorough, accurate assessments and properly identify all types of asbestos present in your environment.

2. Legal Compliance

An asbestos survey ensures both safety and compliance with legal and regulatory requirements. In most regions, particularly in Canada, asbestos surveys must be conducted by licensed professionals to meet local and national regulations.

Failing to comply with these regulations can lead to serious legal and financial consequences, including hefty fines, workplace shutdowns, and potential lawsuits for negligence. Professionals follow the correct protocols, helping you avoid costly mistakes and ensuring that your workplace remains compliant with the law.

3. Thoroughness and Safety:

One of the main advantages of hiring a professional is the thoroughness they bring to the process. Certified surveyors don’t focus solely on easily accessible areas; they know exactly where to check for asbestos, including hidden spaces like behind walls, in attics, or beneath floors.

In addition to visual inspections, professionals collect samples for laboratory testing to confirm the presence of asbestos fibers. This ensures that no asbestos-containing materials (ACMs) are overlooked and provides a more comprehensive and reliable result.

Importance of Professional Asbestos Surveyors

Hiring certified professionals to conduct asbestos surveys is essential for ensuring the process is thorough, accurate, and compliant with Canadian safety regulations. 

Asbestos is hazardous, and improper handling or misidentification can lead to serious health risks and legal liabilities.

Why Certification Matters

Professional asbestos surveyors in Canada must undergo specific qualifications and Asbestos Awareness Training to be certified. 

This includes understanding the different types of asbestos, properly collecting samples, and using specialized equipment to inspect high-risk areas. 

Certified surveyors are also trained to assess the risks associated with ACMs and provide sound recommendations for managing or removing them.

Canadian surveyors must follow the Canada Occupational Health and Safety Regulations (COHSR) and provincial laws like Ontario's Occupational Health and Safety Act, which mandate proper procedures for identifying and managing asbestos in workplaces and buildings. 

Certified professionals are familiar with these regulations and ensure their work complies with legal requirements.

Qualifications and Training

To become a certified asbestos surveyor in Canada, professionals must:

• Complete accredited training programs that cover:

1. Asbestos identification
2. Sampling techniques
3. Health risks associated with asbestos exposure

• Undergo risk assessment training to determine the appropriate actions for managing Asbestos-Containing Materials (ACMs).
• Many provinces require surveyors to hold additional certifications, such as:

1. HAZWOPER (Hazardous Waste Operations and Emergency Response) certification, for hazardous materials handling.

Hiring certified professionals ensures:

• Highest safety and accuracy in conducting asbestos surveys, protecting workers and the public from asbestos exposure.
• Certified surveyors can provide legally compliant reports required for regulatory approval in:

1. Property sales
2. Renovations
3. Demolition projects.

Additionally, professional surveyors can provide legally compliant reports for regulatory approval in property sales, renovations, or demolition projects.

In short, hiring certified asbestos surveyors guarantees that your asbestos management is handled with expertise, by Canadian laws, and with the utmost attention to safety.

Frequently Asked Questions (FAQs)

What is the legal requirement for asbestos surveys in Canada?

In Canada, the legal requirement for asbestos surveys is outlined in the Canada Occupational Health and Safety Regulations (COHSR) and various provincial regulations. 

These laws mandate that employers identify and manage asbestos in their buildings, particularly in structures built before the 1990s, to ensure the safety of workers and occupants.

How often should asbestos surveys be conducted?

Asbestos surveys should be conducted whenever renovations, demolitions, or significant changes occur in a building. 

Additionally, ongoing management plans should include regular inspections, typically every 1 to 3 years, to monitor the condition of any identified asbestos-containing materials (ACMs).

What should I do if my building has asbestos?

If your building contains asbestos, consulting with certified professionals to assess the situation is crucial. 

Depending on the condition of the ACMs, you may need to manage, encapsulate, or remove the asbestos safely. Implementing an asbestos management plan is essential to ensure ongoing safety.

Can I conduct an asbestos survey myself?

Conducting an asbestos survey yourself is not recommended due to the health risks associated with exposure. 

Certified professionals have the necessary training, experience, and equipment to identify and handle ACMs safely while adhering to legal regulations.

What are the costs associated with an asbestos survey?

The costs of an asbestos survey can vary widely based on factors such as the size of the building, the complexity of the survey, and the region. 

On average, costs can range from $500 to $2,500, depending on the extent of the inspection and whether laboratory analysis is required.

Conclusion

Conducting thorough asbestos surveys ensures safety and compliance in Canadian buildings.

The blog highlighted the historical use of asbestos in construction and the significant health risks associated with exposure to asbestos-containing materials (ACMs). 

We discussed the various types of asbestos surveys, including management, refurbishment, demolition, and pre-demolition surveys, emphasizing their unique purposes and processes.

Understanding the results of an asbestos survey is crucial for determining the appropriate actions, whether that involves ongoing management, removal, or encapsulation of ACMs. 

Hiring certified professionals was also stressed, as their expertise ensures accurate identification and adherence to legal requirements.

Legal obligations for asbestos surveys in Canada compel building owners and employers to actively identify and manage asbestos hazards, protecting workers and occupants. Regular inspections and assessments are vital in maintaining safety and mitigating risks.

Prioritizing asbestos surveys is a regulatory requirement and a vital step in safeguarding health. 

Property owners can ensure a safe environment and comply with Canadian safety standards by taking proactive measures.