Client Type: Property Management Firm
Location: Major mixed-use commercial building in downtown Toronto
Services Provided: Annual Asbestos Reassessments
Project Overview
A property management client retained T. Harris Environmental Management Inc. (THEM) to conduct annual asbestos reassessment surveys at a large, mixed-use high-rise building over a multi-year period. The reassessments were completed annually to evaluate the condition and quantity of known asbestos-containing materials (ACMs) and to support ongoing compliance with Ontario regulatory requirements.
The program spanned several years and focused on maintaining an accurate, up-to-date asbestos inventory for an occupied building with residential, commercial, and mechanical spaces.
Client Context and Challenge
The client manages a complex, multi-storey property with a diverse mix of occupancies and building systems. Ongoing compliance with Ontario Regulation 278/05: Designated Substance – Asbestos on Construction Projects and in Buildings and Repair Operations and the Occupational Health and Safety Act required annual reassessment of known ACMs, while minimizing disruption to tenants and building operations.
Key challenges included:
- Access limitations: Office and residential tenants and retail units were excluded from the reassessment scope, requiring professional judgment and inferred assessments for inaccessible areas.
- Building complexity: The 26-storey structure includes mechanical rooms, parking garages, common corridors, stairwells, and service areas spread across multiple levels.
- Evolving material conditions: Changes in ACM condition over time required careful comparison against historical data to identify deterioration or emerging risks.
- Non-intrusive requirements: Annual reassessments were limited to visual inspections, with no destructive sampling performed.
Scope of Services
THEM completed annual asbestos reassessments in accordance with regulatory requirements and established best practices, including:
- Visual reassessment of all previously identified asbestos-containing materials
- Inspections across mechanical rooms, parking levels, common areas, electrical rooms, and stairwells
- Classification of ACMs based on condition and friability
- Assignment of priority levels to guide management decisions:
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- Priority 1: Immediate action required
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- Priority 2: Monitor until renovation or upgrade
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- Priority 3: Leave in place until demolition
- Maintenance and updating of a comprehensive asbestos management plan to support compliance
- Documentation of material types, quantities, and recommended abatement approaches
All work was conducted using appropriate personal protective equipment and in alignment with applicable regulatory asbestos work classifications.
Approach and Execution
To ensure consistency and accuracy across multiple years, THEM applied a disciplined, repeatable reassessment methodology. Historical data from previous surveys was reviewed and cross-referenced during each reassessment, allowing changes in material condition or quantity to be clearly identified and documented.
Where direct access was not possible, inferences were made using comparable adjacent areas and established regulatory guidance. This approach allowed the client’s operational preferences to be respected without compromising the integrity of the asbestos inventory.
Clear, standardized reporting ensured continuity from year to year and simplified internal review by the client’s facilities and compliance teams.
Outcomes and Value Delivered
The annual reassessment program provided the client with a reliable, long-term compliance framework and clear visibility into asbestos-related risks within the building. Key outcomes included:
- Sustained regulatory compliance: Annual reassessments supported ongoing compliance with Ontario asbestos regulations.
- Risk management: Early identification of material deterioration allowed for proactive planning and avoided unplanned disruptions.
- Actionable reporting: Summary tables and priority rankings supported budgeting and abatement decision-making.
- Continuity and confidence: A multi-year dataset enabled informed capital planning and consistent risk evaluation over time.
The client’s continued engagement of THEM year after year reflects confidence in the quality, consistency, and efficiency of the services provided.
Why This Matters for Property Managers
For property managers overseeing occupied, multi-use buildings, asbestos management is an ongoing responsibility rather than a one-time task. Regular reassessments are essential to maintaining compliance, protecting occupants, and avoiding costly surprises during maintenance or renovation work.
THEM’s experience delivering long-term asbestos reassessment programs demonstrates how consistency, technical expertise, and clear documentation can provide peace of mind and support effective building management.