San Juan Capistrano Asbestos Testing

• Smaller jobs usually limited to 1-3 material types in a few areas.
• These jobs are usually due to a renovation or mold remediation in specific areas.
• The materials tested are usually limited to the walls, ceiling or flooring.

• Larger jobs where either a portion of the structure or the entire structure will be demolished.
• These jobs usually have multiple material types involved, especially if it’s an older structure.

• Performed after asbestos abatement to ensure no asbestos is remaining.
• Includes air sampling to test the air quality.

The short answer is that PCM analysis checks for asbestos AND non-asbestos fibers while TEM analysis checks for asbestos specific fibers.

The industry standard (unless it’s a school) is to use PCM air sampling first.
If the total fiber count detected is less than 0.01 fibers per cubic centimeter then the area has passed.
If the PCM air sample is greater than 0.01 fibers/cc then TEM analysis is recommended to check for asbestos specific fibers.

Why not do the TEM analysis first?
This is an option; however, due to the price difference most people decide to only proceed with the TEM analysis, if needed.

Talk to our friendly team to learn more details on asbestos air sampling.

Yes. Regardless of the date of the building construction, and because of potential unknown renovations, Rule 1403(d)(1)(A) requires an asbestos survey report prior to any demolition or renovation to determine and verify the absence or presence of asbestos.

There are many materials in a structure that can possibly have asbestos, but it’s not necessarily an issue unless those materials are damaged or will be disturbed due to a renovation.

The “usual suspects” for Asbestos Containing Materials are:

• “Popcorn Ceiling” (Spray-Applied Acoustical Material)
• Ceilings (With or without “Popcorn”)
• Walls (Plaster, Drywall, etc.)
• Flooring (Linoleum, Vinyl, Tile, etc.)
• Exterior Stucco
• Roofing Components
• Insulation/Ductwork
• Many more…

These are also called “Suspect ACM” for short.

If these materials will be disturbed due to a renovation then they need to be tested for resident safety, worker protection and disposal purposes.

The list of suspect ACM (Asbestos Containing Material) is so extensive that it basically means most building products need to be tested.

Current regulations require a certain number of samples per distinct or “homogeneous” material type.

The general rule of thumb is the 3, 5, 7 rule:

• Less then 1,000 SF of the suspect material (3 samples)
• Between 1,000 SF and 5,000 SF of the suspect material (5 samples)
• Greater than 5,000 SF of the suspect material (7 samples)

So if there is <1,000 SF of Popcorn Ceiling then only 3 samples would be needed, and so on.

Procedure 5 Plans are required to clean-up any disturbed Asbestos Containing Materials and any associated contents or materials.

In compliance with SCAQMD Rule 1403, a Procedure 5 clean-up is recommended due to damaged ACM materials. A Procedure 5 clean-up plan must be written by a CAC and approved by the SCAQMD prior to any renovation, abatement, or clean-up efforts. It is recommended that the areas not be occupied or any materials or contents be removed prior to clean-up.

South Coast AQMD (www.aqmd.gov) is the local air quality management district for LA and OC which establishes the guidelines for Procedure 5 Plans.
3West Environmental, Inc. is able to prepare a Procedure 5 Plan upon request.

Please click this AQMD link for more information.