Many older apartment buildings and multi-family properties in Calgary were built using materials that now raise serious health concerns. Asbestos was common in insulation, plaster, drywall, and floor tiles. Today, it’s often hidden behind walls or ceilings, only becoming a problem during renovations or maintenance. That’s why owners and managers must have a plan in place. A clear asbestos management plan keeps everyone safe and ensures work can move forward legally and responsibly.
Identifying Materials That May Contain Asbestos
Building records rarely list every material installed decades ago. Instead, we look at construction dates and renovation history to identify possible concerns. In Calgary, properties built before 1990 may contain asbestos in a variety of places. For example, ceiling texture, boiler pipe wrap, old floor adhesives, and drywall mud often test positive.
During site assessments, we walk each unit and common area with care. We look for signs of damage, recent repairs, or exposed materials. We also review where tenants report issues like crumbling tiles or flaking ceilings. That is to say, the materials themselves don’t pose a risk unless disturbed, but regular maintenance and resident complaints often increase that risk unexpectedly.
To be sure, we recommend proactive asbestos removal in Calgary when these risks are confirmed in high-traffic or deteriorating areas.
Creating a Centralized Asbestos Inventory
Every asbestos management plan should start with a thorough inventory. We organize a list of all suspected and confirmed materials, along with their locations and conditions. Each section of the building—hallways, boiler rooms, stairwells, and units—is documented in detail. We also include photographs and current test results.
Further, this inventory allows contractors and building staff to check material status before any cutting, drilling, or removal. In other words, it prevents accidents by giving workers clear information in advance. It also satisfies regulatory expectations under Alberta’s Occupational Health and Safety Code, which requires hazard awareness.
We store this document securely and update it after every repair or renovation. To clarify, every change to materials containing asbestos must be tracked and confirmed safe before work resumes in any space.
Setting Work Procedures for Repairs and Maintenance
Basic maintenance in older buildings poses a real risk if asbestos is present. So, we train staff and coordinate with licensed professionals for tasks involving ceiling tiles, drywall, or pipe insulation. For instance, changing a light fixture near a textured ceiling may release asbestos dust if done improperly.
Our plans specify procedures based on location and material type. Some areas may require sealed containment or negative air machines, while others can be handled with local controls and PPE. No matter the size of the job, the same goal applies—prevent fibre release and limit exposure.
In addition, we communicate these procedures clearly to anyone involved. That includes our janitors, maintenance workers, contractors, and emergency responders. They all need access to the plan and know where asbestos exists before starting any task.
Informing Tenants Without Creating Panic
Residents deserve to know what’s in their environment. However, information about asbestos often causes unnecessary fear. We avoid that by providing clear communication upfront. We explain that asbestos is only dangerous when disturbed and that we have procedures to keep everyone safe.
Most importantly, we provide written notices before any maintenance or renovation work. These notices include the type of work planned, the areas affected, the steps being taken to control dust, and the contact details for follow-up questions.
We’ve also found that transparency reduces tenant frustration. When they understand that we’re handling asbestos properly, they’re more likely to cooperate with access requests and scheduling. For more support, we guide them to provincial safety resources and help them understand their rights regarding asbestos in Calgary apartments.
Coordinating With Contractors Who Enter the Property
External trades often pose the highest risk. Electricians, HVAC teams, or plumbers may open walls or disturb materials without realizing the danger. Therefore, we make asbestos awareness part of every work order.
Before any job begins, contractors must sign off on the management plan. If asbestos is present, we schedule licensed abatement or adjust the project scope. We also require that they use dust control measures and properly trained crews. This ensures compliance and reduces liability for both parties.
Our team keeps track of every visit in a central log. Subsequently, if an incident occurs or a material is accidentally damaged, we can respond quickly and follow the proper reporting steps. No trade should be left unaware. Every job that involves walls, floors, ceilings, or ventilation must follow strict asbestos protocols.
Planning for Renovations or Upgrades
Any major renovation requires testing for asbestos before demolition begins. We always budget for this phase in older buildings. It’s far less costly to plan abatement early than to discover materials mid-way and halt construction.
We review architectural drawings, walk through the site, and collect samples from each renovation zone. As a result, we build a timeline that includes testing, removal, air clearance, and certified waste disposal.
Once abatement is complete, we issue final clearance reports. These reports are required by law and protect our liability as property managers. They also allow trades to return safely and continue upgrades without delay.
To learn how to integrate asbestos planning into your next retrofit, see our guide to safe renovations for multi-unit housing.
Keeping the Management Plan Compliant Over Time
Rules and responsibilities change. That’s why our management plan is a living document. We review it annually, especially after work orders or complaints related to possible asbestos damage. We also update it when tenant turnover reveals new materials or when insurance companies request documentation.
Each update includes revised inventories, updated training logs, and any test results from new sampling. Above all, we ensure access remains easy and secure. Every staff member must know where to find the plan, who to contact, and how to follow emergency protocols if asbestos is exposed during an accident.
To keep things compliant, we review provincial updates and consult safety experts as needed. The goal is simple—stay ready, stay legal, and stay safe.
FAQs
What does an asbestos management plan include?
It includes a list of all asbestos-containing materials, their condition, and locations. It also outlines procedures for safe work, communication protocols, and required updates.
When should a building be tested for asbestos?
Testing is recommended before any renovations or when damage occurs to walls, ceilings, or insulation in buildings built before 1990.
Can tenants request asbestos testing in their unit?
Yes, tenants can ask for inspection if they see materials they believe contain asbestos. We respond quickly to assess and provide information.
What happens if asbestos is found during an emergency repair?
Work is paused, the area is secured, and licensed abatement professionals handle the situation before repairs resume.
Is removing asbestos always required?
No, removal is only necessary when materials are damaged or will be disturbed. In good condition and left alone, they often pose no immediate risk.