The Top Benefits of an Asbestos Operations and Maintenance (O&M Plan)
Asbestos, a once-common building material, has left a lasting legacy in many buildings constructed before the 1980s. A building owner's knowledge that asbestos is present in the building isn't enough. That’s why facility managers and building owners need a strategy to deal with this risk.
But how do you craft an effective operations and maintenance (O&M) plan for asbestos? In this comprehensive guide, we'll unpack the importance of O&M plans in managing asbestos, demystify their components, and discuss which facilities need them most.
Watch our short video below to learn why an asbestos O&M plan is essential for your facility.
What is an O&M Plan for Asbestos Operations and Maintenance?
An O&M plan is not just another item on a facility manager's checklist. It is a blueprint for managing potential asbestos risks. These plans:
Identify and document possible asbestos-containing materials (ACMs) throughout a building
Guide daily operations to oversee asbestos management and avoid any disturbance of ACMs
Ensure the health and safety of everyone who steps inside a building
Some building owners may mistakenly assume that if they have previously removed asbestos materials or completed asbestos abatement projects, their facility is now entirely free of asbestos. But this is often not the case. There might still be asbestos-contaminated or asbestos-containing materials in other parts of the building.
The U.S. Environmental Protection Agency (EPA) defines ACMs as materials that contain more than 1% asbestos by weight. If these materials are in good condition and remain undisturbed, they generally do not pose an immediate risk of inhalation.
Maintenance or renovations conducted near areas with ACMs can disturb these materials, release asbestos fibers into the air, and contaminate nearby materials. While materials containing less than 1% asbestos content by weight are not regulated by the EPA, they can still lead to negative health effects and are therefore regulated by the Occupational Safety and Health Administration (OSHA).
This is where an asbestos O&M plan becomes crucial for a facility. An O&M plan serves as a vital tool in raising awareness and managing all potential asbestos risks.
Does Your Facility Need an O&M Plan?
While an O&M plan is beneficial for all types of buildings, here are sectors where asbestos O&M plans are non-negotiable:
Schools: The Asbestos Hazard Emergency Response Act (AHERA) requires all educational institutions to have an active O&M plan in place.
Hospitals: With vulnerable patient populations, asbestos awareness and maintenance become critical for day-to-day operations.
Any property built before the 1980s can contain some form of asbestos. Although hotels, office buildings, and commercial spaces are not legally required to have an O&M plan, these facilities can still greatly benefit from having one when maintenance and renovation projects come up.
Key Components of Asbestos Operations and Maintenance
An effective O&M program hinges on several components working in sync:
Regular Inspections
Keep an ongoing record of the condition of ACMs to detect any changes early.
Recordkeeping
Systematic documentation of the amount of ACMs, their whereabouts, accessibility, and the physical condition of the materials is vital for the health of building occupants.
Awareness Training
Ensure custodial, maintenance, and other staff are informed about the presence of ACMs and trained on how to handle them properly.
Proper Maintenance
Establish clear procedures to manage ACMs without causing disturbance or degradation and follow appropriate work practices.
Response Actions and Emergency Protocols
Have clear plans for scenarios during renovation projects or when ACMs may be disturbed and lead to airborne asbestos. A plan could also include a worker protection program.
Where Could Asbestos Live in Your Building?
Understanding the possible locations of asbestos in your facility is key to maintaining a safe environment. When planning renovations or regular maintenance, it's important to be aware of ACMs and take necessary precautions. This not only ensures a safe working environment but also minimizes the risk of disturbing asbestos fibers and creating fiber release episodes.
People in relevant work areas may need protective equipment, respirators, or respiratory protection. There may also need to be special containment setup in the work area and waste disposal for contaminated materials.
Here are potential hiding places for asbestos in older buildings:
Front of House
Carpet glues or adhesives
Floor tiles, ceiling tiles, wall coverings, and roofing materials
Plaster, wallboard, and joint compound
Acoustic ceiling textures, decorative coatings, and other surfacing materials
Back of House
Pipe insulation, also referred to as Thermal Systems Insulation (TSI)
Duct insulation
Fireproofing
By expanding your knowledge of potential asbestos hotspots, you can better manage these components in older buildings and ensure the safety of everyone in your facility.
Case Study Highlight: A Hospitality Success Story
An organization, with 44 resorts spanning North America, faced the task of modernizing its O&M programs. GHP stepped in and tailored solutions to meet the unique demands of selected sites, prioritizing those needing immediate attention.
The Benefits of O&M Programs
A thorough O&M program is a necessary tool for facility managers. It can:
Grant complete awareness of potential hazards so you can educate maintenance teams and ensure that day-to-day tasks don't inadvertently compromise anyone's health
Help avoid unanticipated costs associated with emergency asbestos work, litigation, or regulatory penalties
Position a facility to manage proactively rather than reactively—mitigating risk, ensuring safety, and fostering peace of mind
To ensure the safety of building occupants and the longevity of your facility, invest in a detailed asbestos O&M plan. It’s more than a regulatory requirement. It's a commitment to the wellbeing of everyone who frequents your facility.