Commercial asbestos · Dallas–Fort Worth
For property managers, owners, buyers and contractors working in DFW commercial buildings. We survey and sample suspect materials, deliver an asbestos report you can hand to a lender, city or contractor, and remove what has to come out under containment, often after hours so your building stays open.
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Commercial buildings put asbestos in more places than houses do, and they come under state and federal rules a single-family home doesn't. Office, retail, industrial, multifamily, church or school, most commercial calls fall into one of four situations:
Tenant finish-out or renovation
Before a build-out disturbs ceilings, flooring, walls or mechanical systems, Texas requires an asbestos survey of the affected area. That survey gates your permit and your start date.
Buying, refinancing or insuring a property
Lenders and buyers want to know what's in the building. A standard Phase I environmental site assessment usually treats asbestos as outside its scope, so a separate asbestos survey fills that gap.
Managing a building you already own
If asbestos is present and staying in place, you need to know where it is, what condition it's in and how to keep maintenance staff and vendors from disturbing it.
Demolition
Every suspect material in the structure has to be surveyed before it comes down. See our dedicated pre-demolition asbestos survey page.
Commercial asbestos surveys
The scope of the survey should match what you're about to do with the building. Surveying too little holds up a permit, and surveying too much costs money you didn't need to spend.
A survey of accessible suspect materials throughout the building, for a purchase, refinance, insurance renewal or simply to know what you own. It often runs alongside a Phase I.
A detailed survey of the specific area being renovated, including materials behind walls and above ceilings that the work will reach. Required before renovation in Texas commercial and public buildings.
The most thorough option: every suspect material in the structure, including destructive sampling where needed. See asbestos surveys for demolition.
Where asbestos stays in place, we help you track its location and condition so electricians, plumbers and cable installers don't disturb it without controls.
Air sampling during and after abatement, or after a suspected disturbance, to show whether fibers are present. See asbestos air quality testing.
A burst pipe over insulation, a ceiling collapse or a contractor who cut in without testing. We sample fast so cleanup can start the right way.
The deliverable
The report is what you're really paying for. It's the document your lender, your general contractor, the city and the state will ask for. Ours are written to be submitted as delivered, and every one includes:
If you need a report for a specific lender, insurer or permit reviewer, tell us up front and we'll format it to their checklist. For background, read asbestos in commercial buildings: what DFW property managers need to know.
Scope and building description
What was surveyed, what wasn't, and why.
Homogeneous areas and sample locations
Each distinct material, where it was sampled, with photos and a marked-up floor plan.
Laboratory results
Bulk samples analyzed by polarized light microscopy at an accredited laboratory, with asbestos type and percentage.
Quantity, condition and friability
How much of each positive material there is, and how likely it is to release fibers.
Recommendations
Remove, repair, encapsulate or manage in place, prioritized against your project.
Licensing and lab documentation
The inspector's credentials and the laboratory's accreditation, so the report holds up under review.
Tell us the deadline. We'll sequence the survey and the lab work backward from it, with rush turnaround when the schedule calls for it.
Asbestos removal for commercial buildings
Commercial asbestos abatement is a regulated, documented process. Many projects are staged floor by floor or done at night and on weekends so the rest of the building keeps operating.
01
Positive materials from the survey become a written abatement scope with quantities, sequencing and a schedule built around your tenants and operations.
02
Texas DSHS requires notification at least ten working days before abatement, renovation or demolition work begins in a public or commercial building. That date sets your earliest start.
03
The work area is sealed under negative air pressure, and material is wetted and removed using OSHA-required controls. It's bagged, labeled and hauled to a permitted disposal facility.
04
A visual inspection and clearance air sampling confirm the area is ready to reoccupy. You get a closeout package with waste manifests and air results for your files.
Where it hides
Federal OSHA rules presume that thermal system insulation and sprayed-on or troweled surfacing in buildings built through 1980 contain asbestos until tested. Those are the two places it hides most in commercial space. The full list is longer:
Curious what those look like? See what asbestos insulation looks like.
Building size and materials
Survey cost follows the number of distinct suspect materials, not just square footage.
Type of survey
Pre-acquisition, pre-renovation and pre-demolition surveys differ in depth and sampling.
Abatement scope
Material, quantity, access and containment drive removal cost.
Schedule
After-hours, weekend or phased work to keep the building open.
Every property is different, so we price each job after we see it. To get a real quote for your building, contact our team or call (469) 283-5227.
Where we work
Dallas
Downtown and Deep Ellum adaptive reuse, mid-century office and retail. See Dallas.
Collin County
1970s and '80s office parks and retail in Plano and Richardson. See Plano.
Fort Worth & Tarrant County
Industrial, warehouse and older downtown buildings. See Fort Worth.
Denton County
Historic commercial buildings around the Denton Square. See Denton County.
Commercial asbestos questions
In most cases, yes. Under the Texas Asbestos Health Protection Rules, public and commercial buildings need an asbestos survey before renovation or demolition disturbs building materials, and the survey has to be performed by an inspector licensed by the Texas Department of State Health Services. The federal asbestos NESHAP separately requires inspection before demolition and many renovations.
It's the written result of an asbestos survey. It lists every distinct suspect material, where it was sampled, the laboratory results, how much positive material there is, its condition, and recommendations for removal or management. Lenders, buyers, contractors and permit reviewers rely on it, so it needs to be complete and properly documented.
Usually not. The ASTM standard for Phase I assessments lists asbestos-containing building materials as a non-scope consideration, so it's only included if the client adds it. If your lender or buyer wants to know about asbestos, plan on a separate asbestos survey alongside the Phase I.
Cost depends on the material, the quantity, how accessible it is, the containment needed and whether work has to happen after hours to keep the building open. Every building is different, so to get a real number, contact our team for a written proposal.
Start with the notification window: Texas DSHS requires notice at least ten working days before work begins. Removal can take a few days for one contained area or several weeks for a whole building. Many projects are staged floor by floor or done at night and on weekends so the building stays open.
You risk a stop-work order, fines from state or federal regulators, and a much bigger cleanup if fibers spread through the building. You also expose workers and tenants, which is where liability tends to land. The survey costs far less than any of that.
Commercial asbestos · DFW
Send us the address, square footage, year built and what you're planning. We'll scope the right survey and give you a written proposal.
