Introduction

Hazardous materials are materials that are found to be harmful to human life, either immediately or over the exposure of time. As we learn more about chemistry and study the effects of environments, more materials get added to the list. These discoveries have led to the banning of certain materials universally, such as lead-based paint and restrictions on others

Sometimes the importance of this can be hard to quantify, as changes and issues dont arise quickly but over time. However, this is one of the most important pages on the site. Material safety is paramount in keeping the developmental abilities of children safe.

• Hazardous Material: Biological substances and other chemicals that pose a threat to the environment or human health if released or misused.
• In many cases, the building and site may be contaminated with substances prior to fully understanding them. The contaminants need to be identified and removed in accordance with best practices and local building laws.
• There are thousands of products and substances that can be defined as hazardous. Many can be used with the proper precautions, and it’s unlikely on larger projects to be completely hazardous material free in all aspects of the material, build, etc.

Architects Responsibility

The AIA B101(2017) – Owner Architect Agreement

• States, “…the Architect shall have no responsibility for the discovery, presence, handling, removal or disposal of, or exposure of persons to, hazardous materials or toxic substances in any form at the Project site.”
• Basically, the Architects are not hazardous material experts, and due to the sensitivity of the subject matter, we should not attempt to handle, remove, etc.
• Just like life safety problems on site, there still is a professional obligation to say something if you notice something, even though Architects are not “safety inspectors”.

Cost Implications

A harsh reality is that healthy materials and non-toxic products more often than not cause more money. This should be made extra clear to clients upfront as there frequently is a premium paid. 

Additionally, when finding contaminations on site, mitigation and remedial efforts can sometimes be immense added and unexpected costs. This is frequent in demolition remodels when asbestos or another material is exposed/discovered. Not just the cost associated with the remedial efforts, but also the schedule and time impact needs to be considered.

Lead-Based Paint

Lead: A highly toxic metal. Was once used in a variety of consumer and industrial products.

Long term exposure to lead can lead to serious health problems, and children are especially vulnerable to these effects. This includes brain damage, nervous system, and further affecting behavior in individuals, including seizures and death.

Houses built before 1978

The US Federal Government banned lead-based paint from housing in 1978. Other countries have followed suit, with various governments banning the substance as well at various time frames.

Therefore, houses built before 1978 most likely have lead paint in them. The lead paint is safe as long as it is not disturbed. When removing walls, it’s important to use respirators and proper protection. When getting rid of wall finishes, many people opt to laminate the surface with thin layers of wallboard instead of disturbing the finish below.

Soil

It’s possible that the lead-based paint can deteriorate over the years and give off particles that end up in the soil (exterior) or household dust (interior). 

Removal Requirements

Federal law requires the removal of lead based paint in many types of ‘special residency types’ as well as child-occupied facilities. Examples would be preschools or children daycare facilities which are required to have lead-based paint remediation performed.

• When required by federal law, the paint must be removed by a certified company using approved methods (no sanding, etc)
• In some situations, the remediation can be completed by applying another coat of paint or a layer of gypsum

Volatile Organic Compounds (VOCs)

VOCs: Chemicals that contain carbon and Hydrogen and vaporize at room temperature/pressure.

VVOCs: Very Volatile Organic Compounds. Basically extra bad VOCs

VOCs are very common. They are found in household products such as carpets, paint/stains, sealants, etc. Additionally, they are found in all living things. The US Environmental Protection Agency (EPA) established regulations for VOCs in coatings. These regulations are updated frequently. In 1998, maximum VOC content was established for architectural coatings. Note that many governmental agencies may establish stricter limits. VOCs are released naturally from objects and can be therefore released into the indoor environment and cause environmental and health issues. These effects include headache, nausea, dizziness, and other respiratory problems.

Asbestos

Asbestos: A naturally occurring fibrous mineral found in certain types of rock formations. 

• Known to cause lung cancer, asbestosis, mesothelioma. Can cause other issues as well.

If asbestos is left alone, it does not pose a danger or threat to human life. In many cases, it can be ‘sealed’ or boarded up to prevent contamination or the asbestos being disturbed. In many renovations or demolitions, the asbestos is required to be removed by a licensed contractor certified for the type of work.

Asbestos was known as a ‘miracle’ chemical back when it was in use. It provided great thermal properties, was relatively cheap, and fire resistant. Due to this, the mineral was incorporated into hundreds of different types of products including roofing, floors, insulation, etc. By the time it was banned, asbestos could be found in buildings all over the world, and its safe abatement is still an issue today.

• Asbestos was banned in 1973 by the EPA
• Asbestos is banned in many various product types, including many wall floorings, wall coverings, and loose-fill insulation and fireproofing.

Vermiculite

Vermiculite: A hydrated laminar magnesium-aluminum-iron silicate that resembles mica. In construction, it’s used primarily for pour-in insulation, acoustic finishes, fire protection, and sound-deadening compounds. 

• Vermiculite mined from a mine in Montana was found to have asbestos and that mine has been closed. 
• Other mines are still operational and the vermiculite can be used safely.

Radon

Radon: A colorless, odorless, tasteless, naturally occurring radioactive gas found in soils, rock, and water throughout the world.

Radon becomes an issue when structures are built over areas that have high concentrations of natural radon releases occurring, and when these releases are not diverted or prevented from entering the structure. This for a long time has only been a serious concern in basements, as the rest of the structure was able to breathe through gaps in the construction, openings such as windows and doors, and being separated from the gas, as it was more or less ‘trapped’ in the lowest level. However, it is a larger concern in recent memory for existing buildings as renovations make those structures more air-tight, leading to improvements needed in fresh air delivery and air quality monitoring.

The issue with radon is that it can cause lung cancer, and dangerously it is impossible to detect without speciality equipment. Therefore, it’s always recommended to test if Radon is in your home, especially when purchasing a new home– many times this is required by local law to do so.

• Most common to have radon present in areas with direct contact to the soil, such as basements.
• Normally only an issue in existing buildings before steps were taken to test and mitigate the radon (prior to knowledge of Radon).

Finding Radon

If you are an Architect working with a situation that needs Radon mitigation, it’s always recommended to speak with local Radon mitigation experts. They will have the best recommendations and courses of action for your client to take.

EPA Recommendations

EPA recommends fixing your home if you find Radon levels of 4pCi/L or higher.

Radon Testing

1. If only one test has been performed, the EPA recommends performing another second test depending on results:
   1. Test findings equal to 4-8pCi/L, should be retested for verification.
   2. 8pCi/L = action needed immediately
   3. Testing should be done again 3-12 months after the initial test to get an accurate year round estimate of your radon levels
   4. If this is not possible, wait as long as possible to perform another test. It’s possible the weather caused the high radon levels.
2. When your tests come back…
   1. If the levels are low, then you should remember to keep testing, since your location has shown in the initial test to have the potential to cause high radon levels. It will be useful to determine when those high radon levels are.
   2. If the levels sare still high, you have several options and need to do Radon mitigation.
3. Radon mitigation (2 common approaches)
   1. ASD = Active Soil Depressurization = Use when the the radon is entering from the soil and rock underneath a home
   2. MV = Mechanical Ventilation = Used when the building materials are causing the radon themselves.

Radon Resistant Design Strategies and Mitigation

1. Gravel – Use a 4” gravel base below the “slab”/”foundation”. This allows the soil to release the gas and have it circulate freely underneath the house.
2. Plastic Sheeting – Place heavy duty plastic sheeting (6 mil polyethylene) or a vapor retarder on top of the gravel (underneath the slab/floor structure) to prevent the soil gas from entering the home.
3. Vent Pipe – Run a 3-4” solid PVC pipe through the house’s spaces and up to the roof to safely vent the radon and other soil gas outside above the house.
4. Sealing and Caulking – Seal all openings, cracks and crevices in the concrete foundation floor and walls. This prevents the soil gas from seeping in.
5. Attic Fan – Install an electrical junction box (outlet) in the attic for use with a vent fan. The vent fan can be located in attic or other areas depending on free air requirements and building design.
6. Depressurization – Depressurizing the voids within a block wall foundation. This causes the air from the basement to go into the voids rather than the other way around.

Polychlorinated Biphenyls (PCBs)

PCBs: Mixtures of synthetic organic chemicals, with physical properties ranging from oils to waxy solids. 

PCBs are known to cause cancer and other adverse health effects afflicting the immune system, reproductive systems, nervous system, and endocrine system.

• Discovery on site requires the disposal  by a certified contractor by incineration, dechlorination, or placement in an approved chemical waste landfill.