Asbestos Surveys and Notification Before a Miami-Dade Demolition

Asbestos was used in many building products for much of the twentieth century, and South Florida homes and commercial buildings from the 1920s through the 1980s may contain some of it. That is not a reason to panic, but it is a reason to test before anything is knocked down. Disturbing asbestos-containing material without precautions can release fibers into the air. This overview is general information, not legal advice; confirm the details for your project with your consultant and the regulating agencies.

Which rules are in play

Federal rules come from the EPA's asbestos NESHAP (40 CFR Part 61, Subpart M). Florida administers its own requirements under Rule 62-257 of the Florida Administrative Code. In Miami-Dade, the RER Division of Environmental Resources Management, known as DERM, runs a local asbestos notification program, so your project may involve a local contact as well as the state one.

What a survey involves

• A licensed professional: The inspection is normally done by a Florida-licensed asbestos consultant, who samples suspect materials and sends them to a lab.
• Materials that get looked at: Depending on the building, this can mean floor tile and mastic, stucco and plaster, roofing, ductwork wraps, pipe insulation, and textured coatings.
• A written report: The findings tell you what was sampled, what tested positive, and approximately how much is present, which drives the abatement plan and the paperwork.

The notification, in plain terms

For regulated facilities, a Notice of Demolition or Renovation (the state form is DEP Form 62-257.900(1)) is generally due at least 10 working days before demolition begins. In many cases that applies even when the survey finds no asbestos. Renovation work has quantity thresholds, commonly cited as 260 linear feet of pipe, 160 square feet of other material, or 35 cubic feet. A federal exemption often covers residential buildings of four units or fewer, but a local permit office may still ask to see a survey, so confirm with the office handling your permit. One more point: the notice does not replace the building permit, and the permit does not replace the notice.

How abatement fits the schedule

If asbestos is found, it is typically removed by a licensed abatement contractor before or in a controlled sequence with demolition. Plan for survey turnaround, the notice period and abatement time before mechanical work. Skipping ahead is the fastest way to a stop-work problem.

Older Miami housing stock

Mid-century houses and small duplexes in neighborhoods like Little Havana may have original flooring, stucco or duct materials worth testing. Warehouses in places such as Wynwood and Doral can have roofing and insulation products with similar concerns. Whatever the building, let the lab results rather than assumptions about age steer the plan.

Questions to ask before you hire

• Who is arranging the survey, and who receives the report?
• Who files the notification and tracks the 10-working-day clock?
• How will any abatement be coordinated with the demolition start date?
• What does the permit office at your address expect to see?