When Texas requires an asbestos survey
Under the Texas Asbestos Health Protection Rules (TAHPR), enforced by the Department of State Health Services, a public building must be surveyed by a licensed asbestos inspector before renovation or demolition. "Public building" is broad: it covers commercial, retail, office, industrial, institutional, and multifamily buildings, schools, churches, and government facilities. Single-family homes and apartment buildings of four or fewer units are excluded from the state rule, though many lenders, contractors, and insurers still require testing on pre-1980s homes.
Most Texas cities will not issue a demolition permit — and many will not issue a commercial renovation permit — without proof of a survey or the DSHS notification that depends on one. Houston asks for the survey with commercial demolition applications; Austin requires an Asbestos Compliance Notification Form for commercial demolitions. Either way, the survey is the document the whole process rests on.
Rule of thumb: if a building was constructed or renovated before the late 1980s and it isn't a single-family home, assume you need a survey before disturbing any material. Call us and we'll tell you for certain in five minutes.
What TSEC's survey includes
- A walk-through of every accessible space by a TDSHS-licensed inspector, identifying suspect asbestos-containing materials (ACM) by homogeneous area
- Bulk sampling following TAHPR and AHERA protocols — floor tile and mastic, drywall joint compound, plaster, ceiling texture and tiles, pipe and duct insulation, roofing, caulks and sealants
- Analysis by an accredited laboratory (PLM, with point-count or TEM when results require it)
- Photos and sample locations marked on a floor plan, with quantities for every positive material so an abatement contractor can bid straight from the report
- Condition and friability assessment, regulatory notes, and clear recommendations
- A report in the TDSHS format permit offices across Texas accept, delivered as a PDF you can forward the same day
Types of asbestos work we perform
Pre-renovation and pre-demolition surveys
The most common request. Scope is matched to the work: a limited survey covers only the materials your renovation will disturb; a full building survey covers everything for demolition or a change of ownership. We'll recommend the right scope so you don't pay for sampling you don't need.
AHERA inspections for schools
Three-year reinspections, management plan updates, six-month periodic surveillance, and the designated-person support Texas districts need to stay compliant. See our AHERA checklist for Texas schools.
Abatement project design and specifications
For public buildings, Texas requires abatement of regulated quantities to be designed by a licensed consultant. We write the specifications and bid documents, review contractor submittals, and answer questions during the bid.
Air monitoring and project oversight
Independent, third-party air sampling during abatement and final clearance sampling by a licensed air monitoring technician — so the space is documented safe to reoccupy.
Operations & maintenance (O&M) programs
For buildings where ACM will stay in place, a written O&M program tells your maintenance staff what's where, how to work around it, and what to do when it's damaged.
Timeline and pricing
We can usually be on site within a few business days of your call, and most limited surveys are quoted as a flat rate with laboratory fees included. Standard lab turnaround is a few business days; rush analysis is available when a permit or closing date requires it. Send the address and a short description and you'll have a written quote the same business day.
Frequently asked
How long does the site visit take?
A limited survey of a small commercial space takes one to three hours. A full-building survey of a school or office building can take a day or more, depending on size.
Do you remove the asbestos?
No. TSEC is an independent consultant — we identify, design, and verify. Keeping the assessor separate from the abatement contractor is what makes your report credible to regulators, and it means our findings are never influenced by a removal contract.
Will my city accept the report?
Yes. Reports follow the TDSHS format used statewide and are routinely submitted to permitting offices in Houston, Dallas, Fort Worth, San Antonio, Austin, El Paso, and the Rio Grande Valley.