Although the variety and severity of environmental
concerns associated with residential properties are generally
lower than for industrial properties, property owners
should be aware that all can have significant and costly
environmental concerns associated with them. Environmental
concerns associated with residential apartment building
sites are generally limited to building related issues
such as lead, asbestos, and heating oil USTs. The identification
of these concerns and the risks associated with them is
an important consideration in a planned property purchase.
A description of the typical environmental
concerns associated with residential apartment buildings
and how they can be managed follows.
Asbestos
Asbestos has been used as an insulating and fire-proofing
material from the early-1900s to the mid-1980s. Typical
locations for friable asbestos-containing materials includes,
pipe and pipe elbow insulation, boiler insulation, and
spray-on fireproofing materials. Damaged friable asbestos
materials can easily release fibres into the air, causing
a severe health concern. Non-friable building materials
(vinyl floor tiles, wall stucco, etc.) may be can easily
be released during renovation activities. The control
and/or removal of asbestos is facilitated through the
development of an asbestos management program, which may
involve the repair or complete removal of the asbestos-containing
materials.
Lead
Lead is associated with old interior paint, old plumbing
solder and old pipes as well as other lead based products
such as wall shielding (x-ray rooms). The presence of
lead is a health risk especially in a residential environment
whereby dust given off by painted surfaces and the paint
itself could be ingested.
Underground Storage Tanks
The presence of underground heating oil storage tanks
(USTs) on-site can be an environmental concern, especially
if the USTs are leaking. Many buildings in Ontario were
formerly heated using fuel or heating oil. The large quantities
of heating oil required to heat an apartment building
were often stored on-site in USTs. Over time steel USTs
and piping can leak, allowing heating oil to contaminate
the subsurface soil and groundwater. Costs associated
with redemption of contaminated soil and/or groundwater
can be significant.
Phase I Environmental Site Assessment
The first step in assessing the potential environmental
issues associated with any property involves the completion
of a Phase I Environmental Site Assessment.
A Phase I ESA should be completed according
to the requirements of the current Canadian Standards
Association (CSA) Phase I Site Assessment standard Z768-94,
a comprehensive method of evaluating a sites environmental
status. A Phase I ESA consists of completion of a historical
review, a site reconnaissance, a regulatory files search,
and provision of a written report which outlines the findings
and any recommendations.
Following completion of the Phase I ESA, a determination
of the environmental issues associated with a particular
site can be made. Recommendations made in the Phase I
ESA report to deal with these issues can be used to help
determine methods to deal with the issues and their associated
costs.
A Phase II Environmental Site Assessment
or subsurface investigation would be conducted if concerns
associated with possible contamination of the site are
revealed. For example, the identification of a fuel oil
UST would require a Phase II ESA to confirm the presence
or absence of contamination of the surrounding soil.
For
more information
Contact Steven Bentley at (416) 495-8614.
