Operation & Maintenance (O&M) Plans help commercial property owners, managers, and others develop programs that minimize occupant exposure to potentially harmful or toxic building materials. While O&M Plans are not a substitute for statutory or regulatory requirements, they do provide a written plan to ensure compliance with applicable regulations.
They are most commonly used on multi-occupant buildings like apartments, schools, dormitories, assisted care facilities/hospitals, shopping centers, and office buildings. However, an O&M Plan is a versatile document that can be used for any building that may have potentially harmful or toxic compounds in building materials.
O&M plans can be developed for any compound of concern but most commonly addresses the following:
- Asbestos Containing Materials
- Lead-Based Paint
- Moisture and Microbial Growth
The presence of potentially harmful or toxic compounds in building materials does not need to be confirmed for an O&M Plan to be developed. Many O&M Plans are used to address materials suspected to be affected. This allows building owners and managers to be prepared and have proper protocols in place to reduce the risk of exposure for building occupants.
Common Triggers for Requiring O&M Plans
There are some key property characteristics that help to identify when an O&M Plan may be needed. The bottom line: if there is the potential for a property to have used harmful or toxic compounds in building materials, you should consider an O&M Plan.
This especially applies to Asbestos and Lead Paint. While by the early 1980s these materials were no longer to be used in residential buildings, they persisted in the supply chain and were used in commercial buildings well after this time. Any property constructed prior to 1985 carries an elevated risk of these materials being present.
Some states require asbestos testing any time friable building materials are disturbed regardless of the age of a building. For buildings in states like Florida, it’s important to maintain O&M Plans to ensure that materials are properly handled in order to avoid excessive violation fees. (FYI -These fees can be as high as $10,000 per day per violation. YIKES!)
Evidence of Water staining, musty odors, or microbial growth
Properties at greatest risk are in wet environments or geographic areas of high humidity. Old buildings with poor plumbing or ongoing leaks can also experience mold and moisture issues.
Building Renovations, Repurposing, Brownfield Projects
In today’s commercial real estate environment, many buildings are being repurposed from their original intended use. Also, Brownfield projects across the country are revitalizing once-contaminated properties. These types of projects generally require O&M Plans be in place prior to occupancy.
The CREtelligent Solution
CREtelligent’s Operations and Maintenance (O&M) Plan are both comprehensive and cost-effective. You can download sample reports for O&M Plans for lead paint, asbestos, and mold as well as download our one-page product sheet.
About CREtelligent.com. Commercial Real Estate Due Diligence. Simplified.
Gold River, CA-based CREtelligent opened its doors in 2015 as eScreenLogic, a Commercial Real Estate (CRE) environmental due diligence firm focused on desktop, RSRA, Phase I, and Phase II site assessments. In late 2020, eScreenLogic rebranded to CREtelligent to better reflect the company’s vision. Since then, the company has grown quickly and today provides the full spectrum of property due diligence services to commercial real estate professionals.
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