Managing a condo building comes with many responsibilities, especially when it involves shared spaces. If asbestos might be present, condo boards need to act quickly and carefully. The steps we take affect everyone in the building. Whether the concern comes up during repairs or as part of general maintenance, ignoring it can create health risks, legal issues, and added costs.
Asbestos was widely used in older buildings, especially in textured ceilings, drywall, pipe wraps, and tile adhesives. Therefore, condo boards in Calgary should have a clear plan to address it. In this post, we’ll break down how to spot concerns, what steps to take, and how to coordinate testing, communication, and cleanup across common areas.
Identify Where Asbestos Might Be Present
Many condo buildings built before the 1990s still have materials that may contain asbestos. That includes popcorn ceilings, floor tiles, attic insulation, joint compound on drywall, and pipe coverings. Some areas are easy to check visually. Others may require testing to confirm.
In common areas like hallways, laundry rooms, mechanical spaces, and ceiling spaces, damaged material or ongoing wear can release fibres. We often find risks during fire sprinkler updates, plumbing repairs, or ceiling tile removal. So, knowing where to look matters.
Some signs might include crumbling drywall, frayed pipe insulation, or dust near older fittings. But even undamaged materials can be hazardous if disturbed. To be sure, asbestos testing services in Calgary help confirm what’s safe and what’s not.
Know When Testing Is Required
Whenever there’s a plan to cut, drill, remove, or replace old building materials, testing should happen first. Even routine tasks like changing light fixtures or patching ceilings can release fibres.
If we suspect the material is older and may contain asbestos, we’re required by law to verify. The Alberta Occupational Health and Safety Code states that any building material reasonably expected to contain asbestos must be tested before disturbance. This applies to condos as well, including shared areas.
Boards should work with a professional before starting any work that affects drywall, ceiling tiles, flooring, or insulation. Testing is fast and targeted. It prevents delays later, avoids exposure, and keeps projects on track.
To avoid uncertainty, make asbestos screening a routine step in your maintenance process. This helps ensure nothing gets missed when planning updates or repairs.
Communicate Clearly With Unit Owners
Good communication helps build trust, especially when health risks are involved. If asbestos is suspected or confirmed in shared spaces, owners have the right to know. But we also need to avoid panic or confusion.
It helps to explain what was found, why testing was done, and what the next steps involve. For example, if material in a hallway ceiling tests positive, we can describe what type of asbestos it is, its current condition, and whether removal is required.
Updates should go out before any work begins, with follow-ups provided as needed. Boards don’t need to share every technical detail. However, we should clarify that qualified technicians are managing the situation and that safety is a priority.
Providing a basic asbestos fact sheet during these updates is helpful. Keep it clear and simple. Most importantly, include a contact for questions in case residents want to learn more.
Plan Removal With Safety in Mind
When removal is required, it must follow strict procedures. The company doing the work must be licensed and trained for asbestos abatement. This ensures safe handling, disposal, and clearance after the job.
For common areas, the schedule matters. We usually coordinate removal during quieter times or in short stages to reduce disruption. Plastic barriers go up to seal off the affected zone. Negative pressure machines prevent fibres from moving into clean areas.
Signs should be posted in advance, and access closed during work. Afterward, we run air clearance tests to confirm that fibre levels are safe. Then, we remove containment and clean thoroughly.
If you’re organizing work in busy areas like elevators or shared hallways, consider temporary reroutes or scheduling during off-peak hours. That keeps daily routines manageable for residents.
When planning asbestos removal in Calgary, always choose a company with experience in multi-unit buildings. That helps streamline logistics and avoid compliance problems.
Understand Your Legal Obligations
Condo boards are legally responsible for the upkeep of shared spaces. That includes preventing health hazards. If asbestos is present and not managed correctly, the board could face penalties or lawsuits.
In Alberta, legislation requires a full inventory of asbestos-containing materials in any building where workers might come into contact with them. That includes janitorial, maintenance, or construction crews. This inventory must be updated if materials change or are removed.
Failure to test, document, or disclose asbestos when required could lead to fines. But even more important, mishandling materials can expose people to harm. That includes workers, residents, and visitors.
Boards should keep clear records of tests, notices, and removal work. A binder or digital folder works well. When building managers or contractors come on-site, we should provide that documentation upon request.
Staying organized also helps ensure fast answers when insurance providers or safety officers request proof of compliance.
Build a Long-Term Management Plan
Asbestos doesn’t always need to be removed immediately. If it’s in good condition and left undisturbed, it might be safer to leave it in place. That said, we still need a plan to track where it is and how to manage it.
Create a register of asbestos locations within the building. Include floor plans, photos, and any lab test results. Update this file after each repair or renovation.
We also recommend including a standard checklist for maintenance crews. This ensures they know which areas need caution before they start drilling or patching. Having a process helps everyone follow the same steps, no matter the task.
If your building has older ceiling tiles or wrapped piping in basements, mark those locations and label them clearly. That makes it easier to share accurate information with new board members or building managers.
When planning larger upgrades, always revisit this plan. It helps identify whether more testing or pre-removal steps are needed.
Budgeting for Asbestos Work in Condos
Handling asbestos safely can cost more than standard maintenance. So, boards should include testing and removal as part of their yearly planning.
We suggest setting aside a small portion of the reserve fund for unexpected asbestos issues. For example, if a ceiling collapses in a shared laundry room, quick testing and cleanup will be essential. Without available funds, decisions can stall.
For planned upgrades, boards should get quotes that include both the contractor’s work and any abatement that might be needed first. That way, there are no surprises once crews begin.
While it may seem like an extra step, early planning actually saves money. Unexpected exposure or emergency removal usually costs more and leads to extra delays.
A small investment in prevention today protects residents and reduces liability tomorrow.
FAQ
What is the first step if we suspect asbestos in a common area?
The first step is to stop any work in the area and contact a licensed asbestos testing professional to take samples for lab analysis.
Can we remove asbestos ourselves as a board?
No, asbestos must be removed by licensed professionals trained in safe handling, disposal, and clearance procedures.
Is it illegal to cover up or ignore asbestos in shared condo spaces?
Yes, knowingly ignoring asbestos risks without disclosure or proper handling can lead to legal action and safety violations under Alberta law.
How often should we update our asbestos management records?
Update records anytime materials are disturbed, removed, or tested. Keeping accurate documentation ensures long-term compliance.
Do residents need to be told if asbestos is found?
Yes, owners and residents should be informed when asbestos is confirmed in common areas, along with steps being taken to manage it safely.