Asbestos in older buildings

Asbestos was used in many building materials in Canada for decades, and buildings constructed before about 1990 commonly contain some. In good condition and left alone, most asbestos-containing materials pose little risk. The danger comes when they are damaged, cut, sanded or removed, releasing fibres that can cause serious lung disease years later. The key is to know where it is before any work disturbs it.

Why asbestos is a concern

Asbestos is a naturally occurring mineral fibre that was valued for being fire resistant, durable and insulating. When asbestos-containing materials are disturbed, microscopic fibres can become airborne and be inhaled. Exposure is linked to asbestosis, lung cancer and mesothelioma, diseases that can appear decades after exposure. Asbestos remains a leading cause of work-related death in Canada, mostly from past exposures. Canada prohibited the import, manufacture, sale and use of asbestos and most products containing it in 2018, but a large amount remains in existing buildings.

Where it may be found

Asbestos turns up in a wide range of materials. Common examples include:

• Pipe and boiler insulation, and duct wrap.
• Sprayed fireproofing and acoustic or textured ceiling coatings.
• Drywall joint compound and some plaster.
• Vinyl floor tiles, sheet flooring backing and the adhesives used with them.
• Ceiling tiles.
• Vermiculite attic insulation, some of which was contaminated with asbestos.
• Cement board siding, panels and pipes.
• Roofing felts, mastics and some caulks and sealants.
• Fire doors, gaskets and older heating equipment.

You cannot tell whether a material contains asbestos by looking at it. The only way to know is to have samples taken by a qualified person and analysed by an accredited laboratory, or to treat the material as if it contains asbestos.

Friable and non-friable materials

Materials are often grouped by how easily they release fibres:

Non-friable materials can become a hazard when they are drilled, cut, ground or deteriorate badly. Damaged friable materials are the highest concern.

What owners and managers should do

1. Know what you have. For older commercial and multi-residential buildings, a hazardous materials survey identifies asbestos and other hazards such as lead paint and mould. Ontario requires owners of many buildings to keep an inventory of asbestos-containing materials, and other provinces set their own requirements.
2. Before renovation or demolition, have the areas to be disturbed surveyed and tested. Provincial occupational health and safety rules in Alberta, BC and Ontario all require asbestos to be identified and controlled before work that could disturb it, though the details differ.
3. Tell contractors and staff. Make the survey available to anyone working in the building, so electricians, plumbers and cable installers do not drill into asbestos-containing materials unknowingly.
4. Manage materials in place where they are in good condition and will not be disturbed. Label them, check them periodically, and repair minor damage using qualified workers.
5. Use qualified abatement contractors for removal. Removal requires the right controls, containment, protective equipment and disposal, as set out in provincial rules.

Asbestos during other inspections

Asbestos often comes up during other work: mould cleanup that involves cutting out drywall, inspecting a crawl space with old pipe wrap, or assessing an older mechanical room. Inspectors should note suspect materials and recommend sampling, rather than disturbing them to look closer.

How ehZee can help

During commercial building inspections, ehZee notes materials that may contain asbestos and flags where sampling by a qualified hazardous materials professional is needed before work. We can help coordinate surveys and abatement with your renovation or maintenance plans.

Common questions