Asbestos
Efforts are made to bring to the attention of landlords
that energy conservation is added value to their properties and helps reduce
carbon dioxide added to the environment.
The environmental issue is not of concern to most landlords as it will
cost them money to reduce carbon output.
The landlords do however take a moment to consider the efficiency gains
that might reduce long term fuel expense in an uncertain energy supply market. There is however a reluctance by most to spend any money to achieve these available
economies. In the end, with all the
performance reviews and the proposals, most will delay, forgo or forget about
energy conservation unless of course the law requires some action, as is the
case in New York City.
I have had an opportunity to examine buildings to
discover opportunities for landlords to reduce expense for heat loss in
wintertime, and have discovered many simple fixes, which could reduce expense
and increase the return on investment dollars, as well as increase the
investment value of the buildings. The
application of control strategies to heating systems, in particular can improve
efficiency, reduce fuel use while improving comfort for occupants. Most
landlords are interested in comfort, only to the degree that it reduces fines
for discomfort from local ordinance. So there is some potential for interest in
energy conservation, though hard to come by as most expenses have a long term
“pay back”.
Most landlords have fallen victim to some overpromise and
under delivery, from energy conservation attempts in the past. Most attempts to
discuss energy conservation come with one hand tied behind ones back, as owners
are suspect of promised resulting savings. This of course is complicated by the
individual nature of buildings to their heating and cooling
Honest attempts to deliver a real advantage to landlords
in heating control strategies has to take every aspect of BTU delivery to the
building into consideration, from boiler operations, piping, venting,
radiators, heat loss factors and feedback control strategy.
When making an analysis of all the system requirements
before employing control strategy it is wise to bring existing heat loss
prevention needs to the attention of the landlord, in order that they fully
understand that putting in a control without correcting these system faults,
will not fully accomplish the possible conservation desired. By this point the
landlord is becoming aware of the complexities beyond his one method fixes all
anticipation for success.
If landlords listen further, the big one eventually comes
up. That’s right. “The Big One”. “Mr. Landlord, in order to deliver the heat
to the building, we really should reinsulated the boiler piping in the
basement. This way the energy intended
for the rooms can be delivered, without being wasted heating the pipes and the
areas where the pipes pass, on the way
to the heated space.”
“Well, I noticed that someone tried to remove the
asbestos insulation some time ago. It
would seem that they were not very thorough, at the task, and you will have to
have someone who is certified, come in and make sure the area is free of
disturbed asbestos. After that we can
reinsulated the piping and the building will run more efficiently.” That usually ends the discussion.
No landlord wants to hear about asbestos. It is an expensive process. They say they will call you. Don’t call us. So there is the problem. The progress of energy conservation has a
great obstacle in its path. What can be
done? The laws and procedures are in
place. The landlords are in denial. Contractors look the other way. Meanwhile the building superintendant is repairing faucets, tracking asbestos debris from the basement to all the apartments
on a daily basis.
One solution could be, to increase the communication of
the problem to all concerned by modifying the asbestos safety notification
process. How can we make sure there is a
complete loop of communication between the asbestos, the regulators, the
building owner, building inspectors, EPA, and the rest oparties involved
to assure OSHA protection of workers, and occupants? Before you read further take a moment or an
hour to think about what you can do to make the system begin the realization of
the problem and the method to get the wheels of denial moving toward asbestos remediation
and eventual energy conservation?
There are many required postings in buildings: Labor
laws, Boiler safety inspections and Fire regulations. With the current Asbestos crisis we need one
more. You guessed it. We need asbestos
abatement certification.
Required Asbestos notification located in the boiler room
would inform all essential parties of the current status of asbestos abatement
in the building. This posting could be
viewed by all interested parties, including Real Estate Agents, potential
buyers of the building, superintendent workers, Building Inspectors, Fire
Inspectors, Contractors bidding on work in the building, Residents, Health
Officials. This posting of status
affects many folks and a proper posting would inform all as to what the current
status is. Buildings constructed
before1975 should be required to post current status certificates. Certification
may have several important steps. A new
certificate could be posted with dates of valid term, in order to make it
possible for buildings to complete any and all work needed to eventually post a
valid term certificate verifying the completion of needed work to make the
building safe from exposure to asbestos by all that come into the building.
Here are some suggested steps in development of the notification process.
( On red Paper)
Certificate 1.
This building is in need of asbestos testing to determine the potential
exposure to occupants. This testing will
be conducted and filed with the Building Department within ----- weeks/months
of the date of this certificate. All
documents related to the testing must be kept on file permanently, by the
building owner, the certified testing engineer, and a copy sent to the building
department to receive a certificate of testing Completion, to replace this
notice in this location. Should anyone
wish to inquire about the status of this building and the validity of this
certificate, they may look on line or call the building Department Asbestos
Certification Office at XXX
745-3987. Or you may write to us, at
Building Department, 3 main street, Oceanside
Am, 75984.
Signed: _______________________Building
Department
Signed :_________________Building Owner Attn: Person Responsible
Address
Certificate Date:
Building Department
Seal
( on Blue Paper)
Certificate 2: This Certificate verifies that this
building has been tested for the presence and need for remediation of asbestos
materials which may be of danger to anyone entering this building. A Contractor is being considered to determine
and propose an abatement program to treat or remove dangerous materials. Interested parties can contact the building
Department or the Building representative listed below should they wish to make
inquires about the progress being made to complete the requirements of this
certificate. The completed proposal will
be filed with the Building Department, the Owners Representative, and available
for inspection by the public at the Building Department or Building Owners Representatives Office. The accepted Proposal will be held as a permanent
record by the Owner and the Building Department. The proposal process must be
completed and filed by the date of expiration on this certificate. When the
proposal schedules the work a certificate will be issued to Notify all
occupants that the work is in progress.
Signed:
_______________________Building Department
Signed :_________________Building Owner Attn: Person Responsible
Address
Certificate Date: Building Department
Sea
(on Yellow Paper
Certificate 3: This
certificate is to Notify all interested parties, that Asbestos Abatement work
is in progress. Any questions you may
have should be brought to the attention of the Contractor: Name, Tel Number, Contact person.This work is
scheduled to be completed by (date).
After the work is completed a retesting of the building will be
conducted to assure proper abatement procedures and necessary remediation is
completed. A New Certification will be issued to replace this Notice, to assure
the building has been properly remediate from dangers associated with asbestos
from this building.
Signed:
_______________________Building Department
Signed :_________________Building Owner Attn: Person Responsible
Address
( On green Paper)
Certification 4: This
building has been inspected, and appropriate work has been completed to assure
the building is free of asbestos related hazards on Date, by the testing agency, Name address
contact. A copy of the testing results
are on file with the Building department, the Owner and the testing
agency. This building will be surveyed
again in 5 years from the date of this certification, to assure that any work
done has not allowed a reoccurrence of potential dangers from asbestos
materials. Anyone wanting to validate
the authenticity of this certificate can contact the building department
at: ___________ by calling Tel:#_________ or
checking the building department website.
Signed:
_______________________Building Department
Signed :_________________Building Owner Attn: Person Responsible
Address
Certificate Date: Building Department
Seal
