Asbestos Abatement
Commercial Asbestos Abatement - 1960s Office Renovation, Downtown Winnipeg
Assessment
Bulk sampling across 22 suspect locations was conducted by our IAC2-certified inspector. Lab results confirmed ACM in 14 samples across 6 material types. The spray-applied fireproofing on the structural steel required a Level 3 designation due to friability and the volume of material (estimated 620 sq ft at 1-2 cm depth). All other locations were classified Level 2.
The Challenge
A commercial property developer purchased a 1962-era three-storey office building downtown and planned a full gut renovation. A pre-renovation asbestos survey identified asbestos-containing materials in six locations: floor tile adhesive (mastic), ceiling tile, pipe lagging, HVAC duct wrap, window caulking, and spray-applied fireproofing on structural steel. The developer needed a complete Level 2 and Level 3 abatement package before trades could begin.
Scope of Work
Level 3 (friable): Structural steel fireproofing removal, approximately 620 sq ft. Level 2 (non-friable): Floor tile and mastic, 4,200 sq ft; Ceiling tile, 3,800 sq ft; Pipe lagging, 140 linear ft; HVAC duct wrap, 80 linear ft; Window caulking, 95 linear ft. Full negative pressure and third-party air monitoring throughout. Post-abatement clearance air testing and visual inspection.
Our Process
Level 3 work was conducted first, with the building fully unoccupied. A regulated work area was established with decontamination units (shower, clean room, equipment room) at each entry point. Fireproofing was wet-removed and sealed into certified waste containers. Daily third-party air monitoring confirmed fibre concentrations remained below Manitoba OHS thresholds throughout. Level 2 abatement followed in sections, enabling the developer to sequence early trades into completed areas while abatement continued elsewhere.
Results
Full abatement was completed in 18 working days. Third-party air clearance testing confirmed fibre concentrations below detection limits in all areas. The developer received a full abatement completion certificate enabling building permits to be issued. The project came in on budget and the overall renovation proceeded on schedule.
Lessons Learned
Early and comprehensive bulk sampling prevents costly surprises mid-project. By identifying all ACM before renovation began, we could schedule abatement efficiently and allow the developer to plan trades around our schedule rather than stopping work mid-project for emergency abatement.
Services Performed
- Pre-Renovation Asbestos Survey & Sampling
- Level 3 Friable Asbestos Abatement
- Level 2 Non-Friable Asbestos Abatement
- Third-Party Air Monitoring Coordination
- Asbestos Waste Disposal (Regulation 347/2015)
- Abatement Completion Certificate
Safety & Compliance Notes
All work performed under Manitoba Workplace Safety and Health Regulation 217/2006. Level 3 abatement required licensed Level 3 supervisor on-site at all times. Third-party air monitoring conducted by a certified industrial hygienist throughout.
Related Services
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