By Matthew Brewer
The call to our office was simple enough. A client was looking to purchase an older building. As the Canada Mortgage and Housing Corp. explains in their publication Introduction to Environmental Site Assessments, “Individuals and corporations are, with increasing frequency, being charged and convicted of offences associated with contaminated sites, although they may not have been directly responsible for the contamination. Such cases are expensive and can stain corporate or personal reputations long after a site is cleaned up and the case is closed.”
As such, the client’s bank requested that he provide a Phase 1 Environmental Site Assessment (ESA) of the property.
We ordered the typical background documentation on the property. A deed search showed that the lot, located in one of the oldest sections of the city, had been divided and merged over the past hundred years. A search through the provincial Department of the Environment showed no red flags in the site’s environmental history, or any within the immediate area.
The client did have one concern about the building on the property. We were informed that there was an oil tank in the basement, apparently only a few years old and sitting on a concrete floor. He wondered if the previous tank had leaked, which could potentially open him up to legal action or an expensive remediation should he purchase the property.
On the day of the assessment, I approached the property and began to take notes. The building was indeed an old structure. The street level had been used for various commercial ventures over the years, including a used-goods store. The building appeared to have been built in several stages over several decades.
Once I entered the building I immediately began to see other concerns that the client had not considered. The main floor of the building had been vacant for some time and had voids in the walls and ceiling. These holes allowed me to note potential asbestos sources, including plaster and joint compounds that might otherwise be hidden from sight. The flooring was also a prime candidate for asbestos backing. Windowsills, doorways and handrails throughout the building were noted to be thick with many layers of paint, giving the potential for older lead paint to be present.
Mould was noted throughout the main level and the upper floors, which were vacant apartments. After the building was deserted, the pipes were left as they were; the water system had not been drained. Once winter came, pipes froze, burst and leaked, causing substantial water damage throughout the building.
At last it was time to descend into the basement to investigate the fuel tank. Once downstairs, I was immediately met with a familiar musty smell. Using my flashlight, I was able to get a better picture of the environment around me. On one end of the basement was a modern concrete wall, with the new fuel tank sitting on a concrete floor. No staining was noted around the tank, and the floor was relatively old – certainly older than the new tank.
I turned around and was met by a different sight. The back and side walls were laid over several years, and included old stone blocks and bricks. The stones glistened with moisture; the floor was visibly damp. Along one wall was a new addition: a furnace room with drywall siding. This was against the wet stone blocks, and it soon became apparent that there was a problem.
Covering the lower half of the furnace room interior was major mould growth. Layers of mould were present over other layers. The environment was ideal for growth: moisture, found on the ground and stone. Food from the cellulose was present in the drywall material. Being below ground level, the temperature seldom fluctuated, staying relatively warm. Separately, these pieces aided in growth. When combined, it was a mould paradise.
The fact is, mould in buildings can create a hazardous environment. We are only now beginning to learn the true nature of the hazards that come from mould in our living environment. “People living in houses where moulds grow are more likely to suffer from asthma or respiratory symptoms,” says Health Canada.
This situation is a good example of why we as consultants are called upon to perform Phase 1 Assessments for not only industrial sites, but also commercial and residential properties. According to the Canadian Standards Association’s Standard Z768-01, “Phase 1 ESAs may be used to estimate the likelihood, types and locations of contamination that may be present at properties. The information generated by Phase 1 ESAs can be used by property owners, purchasers, lenders and leasees to make informed decisions about property management, facility operations and investments.”
As consultants performing site assessments, the onus is on us not only to report the apparent, but also find the unseen or overlooked. The assessment addresses the obvious, but also sheds light on the potential problems that could otherwise be missed or ignored by the property owners or potential buyers.
In this particular situation, the would-be buyer suspected that there could be potential problems on the property. He believed that the oil tank could be a problem laying in wait. The Phase 1 ESA allowed him to take information gathered during the assessment and determine what work might be required to remediate the property, should he still be interested in purchasing it.
A Phase 1 only determines what is visible and therefore could be present on the property. No samples are collected during a Phase 1 assessment. In order to establish what work is required and to what extent, a more detailed investigation would be in order, which would be considered a Phase 2. This type of assessment includes taking samples of any suspect materials to determine what they are. In this particular case, lead and asbestos sampling were recommended, as well as investigation below the concrete floor under the fuel tank.
Remember that a Phase 1 gives a professional perspective of what may be present, so that as an owner/buyer/seller, you are aware of the potential risks that may be present.
Matthew Brewer is an environmental consultant and writer based in Bedford, N.S. www.matthewbrewer.ca
