Presentation on the dangers of asbestos, mould and lead paint. How to look for it, attend to it, remove/eliminate it.

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ASBESTOS, LEAD PAINT and MOULD
Navigating Environmental Health Concerns in your Properties

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KNOWLEDGE IS POWER
 As a property manager, you are almost certain to have
a higher degree of awareness than the average person.
But do you know enough to successfully navigate all the
intricacies, hidden dangers, and common litigation risks
of Asbestos, Lead Paint & Mould Exposure that have
trapped other property managers in the past?
 When dealing with any hazardous material, it is the
power to keep the future of your property and the
safety of your revenue streams under your control.

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ASBESTOS
 Probably one of the most notorious, yet misunderstood
environmental dangers faced in today’s residential,
commercial and industrial worlds. Despite becoming
regulated and largely denounced in the mid 1970s,
many property managers and homeowners are still
unaware that Asbestos is not actually banned from
residential and industrial use in several developed
nations, including Canada.
 The health and litigation risks associated with this
deadly material can not be overstated

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Chrysotile
 It is the most widely used form of asbestos due to the
claim that it is safer than its alternative forms since its
fibers are curly instead of straight, making them much
harder to inhale.
 Most commonly used in insulation, protective clothing,
rope, brake linings, ceiling tiles, joint compounds, and
other items in the home like toasters and hair dryers

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Amosite
 Brown asbestos is considered the second most
hazardous type of asbestos and is made up of long, thin
fibers that are brittle and can easily break off and
become inhaled
 Asbestos fibers are incredibly tiny – roughly the size of
about 2% of the total diameter of a single human hair.
 Even though Amosite is no longer used today, it still
resides in many properties or asbestos prone products
that are more than 10 years old.

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Vermiculite
 Vermiculite is a silver-gold to gray-brown mineral that is
flat and shiny in its natural state. When heated to
around 1000 degrees C, it pops (or puffs up) which
creates pockets of air. This expanded form, and the fact
that vermiculite does not burn, made the material
suitable for use as insulation.

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Due to its durability and resistance
properties, Asbestos quickly became the
choice material for a number of products,
including:
 blown in attic insulation
 vinyl composite floor tiles
 acoustic ceiling tiles

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 roofing materials
 siding
 furnace duct wrap
 drywall mud

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According to the EPA, Asbestos exposure causes a whole host of
respiratory problems and significantly increases one’s chance of
contracting any number of Asbestos-related illnesses and health
defects, including:
 Lung Cancer
 Mesothelioma
 Asbestosis

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3 step process to avoiding asbestos
 1. DETECTION: It is important to check periodically for tears, abrasions,
or water damage on and surrounding Asbestos products
 2. CONTAINMENT: Typically the part of the building in which Asbestos is
being removed from must be contained, usually with a polyethylene film
seal, duct tape and negative air pressure provided by machines which are
fitted with HEPA filters
 3. REMEDIATION: Use a class H cleaner designed specifically for Asbestos
removal since any other vacuum cleaner, even those with a HEPA filter
attached, will violently expel Asbestos particles in the air making the
situation worse than if you had used a rake and trash bag to handle clean
up.

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LEAD BASED PAINT
 As lead based paint was the preferred and widespread paint of
choice for many years, a large quantity of it still remains in older
homes, offices and residential buildings. Its presence constitutes a
growing threat to the health and safety of occupants as time wears
away at this relic of the past causing it to chip away and
deteriorate into a dust-like state waiting to be inhaled.

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LEAD BASED PAINT – The basics
 Lead based paint was extensively used on the interiors and
exteriors of many residential and commercial properties, toys,
products, and furniture up until 1978 when it was banned because
of its high levels of toxicity and the related negative health effects.
 As a result, approximately 75% of homes built before 1978 contain
lead-based paint in some form, and while it may be found on
almost any surface, it was most commonly used on exterior painted
surfaces, interior woodwork, doors and windows.
 Children, especially younger infants, are most at risk for lead
poisoning and exposure, albeit accidentally.

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Lead Paint – The Threat to Health
 Some of the most common ways people, especially
young children, are exposed to lead include:
 INGESTION
 The primary way the general population is exposed to
lead. As lead paint deteriorates, peels or chips, or is
removed via renovation, it often becomes pulverized by
friction or general wear and tear, and turns into fine
particles that cause house dust, carpets textiles, and
surrounding soil to become contaminated. Lead then
enters the body through normal hand to mouth activity.

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 INHALATION
 This is the second most common way lead gets into the average
persons body, however while ingestion may be a more common
pathway for exposure, only 20 – 70% of ingested lead becomes
absorbed by the body, whereas in cases where lead is inhaled, 95%
or more is absorbed by the body. Children are often at a higher
risk of inhalation than adults, except during renovation projects
where a much higher concentration of lead dust enters the
surrounding atmosphere, affecting children, adults and pets
equally.

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 ENDOGENOUS EXPOSURE
 Endogenous, or internal exposure to lead occurs
once lead particles have in some way entered the
body. From there, they are often transferred
into bone marrow and can contribute
significantly to an individual’s current lead level
in the blood stream. This type of exposure
quickly spreads lead poisoning throughout the
body, and is particularly risky to a developing
fetus or baby.

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EPA (Environmental Protection Act)
 According to the EPA, even minute exposure to lead can
cause lead poisoning, which disrupts crucial bodily
functions and has a wide variety of symptoms, from
vomiting to temporary insanity to death
 EPA’s Renovation, Repair & Painting Rule requires
Property and Construction Managers to ensure all
repair, construction, and renovation services dealing
with lead-based paint are performed by trained and
certified employees of EPA Certified Renovation
Companies

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Dealing with Lead Based Paint
CONDUCT PEELING AND CHIPPED PAINT INSPECTIONS
 While lead-based paint in good condition is not a problem, the
determination of it is what causes the biggest risk of exposure and
litigation. Inspect high-risk areas such as windows, doors, or any other
surface that is subject to daily wear and tear, so that you are able to
identify risks before they become an issue and take appropriate action.
EDUCATE RESIDENTS ABOUT THE CONSEQUENCES AND RISKS OF LEAD
POISONING
 Educate your staff about areas of concern or possible risks related to lead
poisoning. You can help them protect themselves and others and bring to
their awareness the need to bring any questionable scenarios to your
attention so that you can assess and minimize the risk of exposure and
subsequently, litigation.
HIRE A PROPERLY LICENCED PROFESSIONAL FOR RENOVATIONS AND LEAD-
BASED PAINT REMOVAL
 The best offence is a good defense. By identifying areas of concern and
using a properly licensed abatement service to remove any lead-based
paint hazards, you are taking the most effective steps towards keeping
your tenants and property safe, as well as avoiding the risk of litigation
and court costs.

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MOULD
 Life finds a way! Mould, a large and diverse group of
microorganisms, is a fast growing fungus just waiting to take
advantage of even the most minor cases of water damage or rot. In
addition to being an imposing room mate mould has a tendency to
release microscopic spores into the air, which often have high
levels of mycotoxins known to cause a plethora of neurological,
respiratory, and general health problems.
 While most people encounter mould directly via old food that has
been left out, mould spores are present in almost every
environment found on earth, save for the extreme heat or cold.
While a normal level of exposure to these airborne pollutants is
harmless, and relatively unavoidable, mould growth and
contamination causes an exponential spike in the concentration of
mould spores in the atmosphere, leading to a host of pulmonary
and toxicity related health effects.

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Penicillium/Aspergillus
Cladosporium
Stachybotrys
Common Indoor Indicator Mould

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The Biggest Causes of Mould in Residential
and Commercial Properties Are:
 HUMIDITY – if the weather has been rather humid for a few days, or
even if it has been raining, it is common for mould to begin
growing on walls, window seals, and other surfaces due to the wet
air. Also evaporating air in your house can increase indoor levels of
humidity and by extension, lead to more mould growth indoors.
 LEAKY PIPES – water leaks from pipes are a common cause of mould
growth. The worst leaks are the ones that go undetected because
they are hidden out of view, like the ones that happen inside a
wall. By the time you discover these leaks, mould has usually
started to grow already.
 LEAKY ROOFS – similar to pipes, a leak in the roof can result in
unnoticed moisture in the ceilings and walls, allowing would to
grow largely undetected.

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Also:
 CONDENSATION – differences in external and internal temperature,
like with pipes or concrete floors with carpet on top, can cause
condensation to form, which leads to mould growth.
 POOR VENTILATION – poorly ventilated areas increase both indoor
humidity and the time it takes for most areas to dry, thus giving
more time for mould spores to take root and spread.
 WET CLOTHES OR FABRICS – wet clothes left in washers, on the
floor, or in closets can help spread mould and moisture.
 FLOODING OR OTHER TYPES OF WATER DAMAGE – if your property
has undergone property damage, even if it was minor, it’s almost
inevitable that some mould formed due to the incident. The
question is where? Water damage left unattended or untreated for
even a few hours drastically increases the overall risk of mould.

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MOULD: The Threat to Health
 Due to their microscopic nature and the way they reproduce and spread,
would spores are present in almost every environment found on earth,
save for the extreme heat or cold. While a normal level of exposure to
these airborne pollutants is harmless, and relatively unavoidable, mould
growth and contamination causes an exponential spike in the
concentration of mould spores in the atmosphere, leading to a host of
pulmonary and toxicity related health effects.
 While it may be next to impossible to keep an area completely free of
mould, what you can do is control the amount of moisture, and by
extension the amount of mould in the indoor environments you are
responsible for maintaining.

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WHY AND HOW YOU SHOULD DEAL WITH
MOULD
 In addition to asset devaluation, many courts have
begun to recognize the human cost of mould
contamination in residential properties, leading to a
wave of litigation and liability lawsuits against property
managers and increasing recognition of the problem at
hand.
 Similar to lead-based paint the best way to deal with
what some consider to be the newest development in
litigation is relying on prevention as opposed to
forgiveness.

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Other Bio-Hazards in the Workplace
 Blood-borne Pathogens
 Sewage Back-up
 Animal feces and urine
 Hanta Virus – mice
 Hoarding
Remember: it is what you can’t see, that
can kill you.

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THE LEARNING ACADEMY
SEMINARS THAT WE OFFER TO OUR CLIENTS AND THE
COMMUNITY ARE:
 HOARDING;
 COMMUNICATIONS;
 ASBESTOS;
 MOULD;
 UNATTENDED DEATHS;
 ODOUR CONTROL;
 BLOOD PATHOGENS; AND
 OTHERS

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Conclusion
 AS A PROPERTY MANAGER YOU ARE RESPONSIBLE FOR MAINTAINING THE LIVING
AND COMMUNAL SPACES THAT MAKE UP THE PARTS OF YOUR PROPERTY. THIS
RESPONSIBILITY FOR MAINTENANCE EXTENDS TO INCLUDE THE HEALTH OF YOUR
STAFF AND CLIENTS.
 If you have any questions or to have a certified expert check the
overall health of your property, please contact us at:.
 Patrick Martens
 General Manager
 Cell: 403.808.2561

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Thank you for your time