IR_Pre-Reno_90_Verbank (1).pdf
PDF 1 MB Posted
- Attached to
- ACM Abatement - Verbank IRA
- Solicitation number
- 2136185
- Issued by
- Dutchess County, New York
About this file
This is a Pre-Renovation Sample Inspection Report for Asbestos-Containing Materials (ACM) prepared by McLoughlin Properties, LLC for the Hudson Valley DDSO at a residential property located at 90 Verbank Club Road, Verbank, NY 12585. The inspection was performed on November 25, 2025, and the report was prepared on December 2, 2025, in accordance with NYS Department of Labor (DOL) ICR-56 regulations. The survey identified asbestos-containing materials through visual inspection and laboratory analysis using PLM, PLM NOB, and TEM analysis methods. A total of 14 bulk samples were collected from the property covering various material types including ceiling materials, wall materials, flooring materials, roofing materials, thermal insulation systems, and miscellaneous materials. The inspection summary revealed that two layers of vinyl composite tile (VCT) flooring and roll floor materials in the hall and kitchen areas tested positive for ACM, covering approximately 280-320 square feet each. Both materials are non-friable and in good condition. The property owner must engage a licensed abatement contractor to remove these materials before any renovation work can commence, with all work to be completed within 60 days of award under prevailing wage requirements as this is a New York State Public Works project.
The report indicates that all identified ACM materials are non-friable and in good condition, reducing the immediate health hazard during abatement operations. The abatement contractor hired for removal is responsible for verifying the exact quantities of ACM before submitting cost estimates. The inspection was performed by Peter J. McLoughlin, a certified asbestos inspector (NYS DOL #17-35510) employed by McLoughlin Properties, LLC, which holds an active Asbestos License Number 107330 expiring December 31, 2025. Bulk sample analysis was conducted by Metro Labs. The report disclaims liability for future conditions and limits McLoughlin Properties' liability to the cost of the survey, placing verification responsibility on the abatement contractor. The Taconic DDSO will provide a project monitor during abatement in accordance with Code Rule 56, and all work must be completed by a licensed abatement contractor complying with regulatory requirements.
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Other files
| File | Type | Posted |
|---|---|---|
| Verbank- Specs.pdf | ||
| Verbank Floor Tile ACM Abatement RFQ.pdf | ||
| Verbank- Abatement Scope.pdf |
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Text version
McLoughlin Properties, LLC l Environmental Sampling For Asbestos * Mold * Lead
16 Harcourt Cosman Dr Newburgh, NY 12550 l mcloughlinproperties@gmail.com
Pre-Renovation Sample Inspection for Asbestos
Containing Materials ( ACM )
Prepared for:
Hudson Valley DDSO c/o Seth Warren
For property located at:
90 Verbank Club Rd Verbank, NY 12585
On:
12/2/2025
Table of Contents
Section 1: Inspection Information Section 2: Introduction Section 3: Inspection Summary Section 4: Summary of Findings Section 5: Disclaimer Section 6: Lab Report Section 7: Licenses and Certifications
Section 1 - Inspection Information
Survey Performed By:
McLoughlin Properties, LLC 16 Harcourt Cosman Dr
Newburgh, NY 12550 Phone: 845.549.3002
Asbestos License Number: 107330-EXP 12/31/2025 Sampling Performed By: Peter J. McLoughlin (NYS DOL # 17-35510) Dates Performed: 11/25/2025 Bulk Sample Analysis Performed By: Metro Labs Client/Property:
Hudson Valley DDSO c/o Seth Warren
For property located at:
90 Verbank Club Rd Verbank, NY 12585
Section 2: Introduction
McLoughlin Properties, LLC was hired to perform a pre-renovation inspection sampling of PACM, or [P]resumed [A]sbestos [C]ontaining [M]aterials and suspect asbestos containing materials.
This survey is inclusive of all materials where renovation work will impact suspect building materials. If additional areas are to be disturbed or additional suspect material is uncovered, further sampling will be necessary.
Before any renovation or demolition work can begin, the owner of a building must hire a licensed asbestos contractor with valid certificates for inspection to perform a building survey.
This survey must be in accordance with NYS DOL ICR-56 regulations. These protocols will determine if any asbestos containing material (ACM) or presumed asbestos containing material (PACM) is present within the building. Any asbestos must be abated before work takes place if the scheduled work will impact any asbestos.
The asbestos survey shall include a detailed inspection for the identification of all asbestos containing material in the building / structure, or the portion of it to be renovated, demolished, or otherwise disturbed. All asbestos inspections must be done by a certified asbestos inspector employed by a licensed firm. At a minimum, asbestos surveys shall include identification of the asbestos containing materials (ACM), presumed asbestos containing material (PACM) by the following means and methods.
1. Review of prints/plans from the structure, as well as previous asbestos inspection reports.
2. A visual inspection for suspect asbestos containing materials throughout the building or structure, or the portion of said building that will be impacted. All visually assessed ACM shall be treated and considered ACM unless bulk samples are collected in accordance with EPA, NYS DOL, and OSHA regulations. A certified laboratory must then analyze the samples.
** ALL VCT 12x12 Tile and Roll Floor layer underneath the subfloor are positive for ACM**
16 Harcourt Cosman Dr Newburgh, NY 12550 l mcloughlinproperties@gmail.com
Section 3: Inspection Summary A visual inspection was performed on homogenous material types that were determined on the basis of color, appearance, and texture. The findings of this report are based upon available information and observed conditions at the time the inspection was performed. The findings of this report are not to be indicative of future conditions at the site.
Representative bulk sampling was performed on suspect materials for laboratory analysis using PLM, PLM NOB, and TEM analysis. The following is a summary of building materials that may be sampled:
Ceiling Materials- Sheetrock, Ceiling Tile, Wall Materials- Sheetrock, Wall Board Flooring Materials- Floor Adhesive, Floor Tile, Mastic Roofing Materials- Roof Shingles, Rolled Roof Thermal Systems Insulation- Batt, Cement Board Miscellaneous Materials- Joint Compound, Vibration Damper, AHU Putty, Brick Mortar, Block Mortar, Ceramic Tile Grout, Ceramic Tile Mastic, Ceiling Tile, Textured Paint
Section 4: Summary of Findings
Our description of the asbestos in the structure is based upon visual inspection in accessible areas and on laboratory results of Friable and Non-Friable Organically Bound (NOB) bulk samples from the premises. This report is an accurate narrative of the location and condition of asbestos containing materials based on laboratory analysis reports and professional judgment.
A total of 14 samples were collected at this location. The table below is a summary of all homogenous areas / materials that were identified as containing ACM during the course of the inspection.
WHAT TO DO IF ACM IS DETECTED:
Call an Abatement contractor provided to you on the attached list.
Have them review the IR, Lab Report and VISIT the site to determine the project size.
The project size will be determined by either the volume, linear feet or square ft of the ACM detected areas.
Table of Identified Asbestos-Containing Materials ( ACM )
Lab ID # Location Material Type Approx. Quantity Friable?
Yes/No
Condition: Good, Damaged, Significantly Damaged
11,12 Hall & Kitchen
12x12 VCT Top Tile
280-320sf’ No Good
13,14 Hall & Kitchen
Roll Floor Bottom Tile
280-320sf’ No GOOD
A C M D E T E C T E D
2 sample layers taken behind refrigerator Section 5: Disclaimer This report is for the exclusive use of client and is to be used only as a guide in determining the presence of asbestos containing materials at the premises at the time of the inspection.
All quantities of asbestos containing materials are only approximations. All quantities of asbestos containing materials should be verified by abatement contractors prior to supplying estimations of costs on the abatement required.
This report is based solely upon visual inspection of contracted and accessible areas at the time of the inspection. This report shall not be applied to areas or buildings that were not inspected.
McLoughlin Properties, LLC assumes no liability with respect to the building owner’s compliance with local, state, or federal regulations. McLoughlin Properties, LLC assumes no liability for the use of this report by any other person or entity other than the customer it was prepared for.
Any and all liability on the part of McLoughlin Properties, LLC shall be limited solely to the cost of this survey report. McLoughlin Properties, LLC shall have no liability for any other damages whether consequential, compensatory, punitive, or special, arising out of incidental to, or as a result of this report.
The abatement contractor hired for any removal of asbestos is responsible for verifying all positive quantities before a bid is submitted.
Prepared by:
Peter J. McLoughlin, McLoughlin Properties, LLC
Section 6: Lab Reports
Section 7: Licenses and Certifications
| Table of Contents |
| Section 1: Inspection Information |
| Section 1 - Inspection Information |
| Section 2: Introduction |
| ** ALL VCT 12x12 Tile and Roll Floor layer underneath the subfloor are positive for ACM** |
| Section 3: Inspection Summary |
| A visual inspection was performed on homogenous material types that were determined on the basis of color, appearance, and texture. The findings of this report are based upon available information and observed conditions at the time the inspection wa... |
| Section 4: Summary of Findings |
| A C M D E T E C T E D |
| 2 sample layers taken behind refrigerator |
| Section 5: Disclaimer |
| Peter J. McLoughlin, |
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