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FAQ

  1. FAQ

After reviewing our services, you may have more questions.
Click the questions below for more information:

 

How do I know if there is an Underground Storage Tank (UST) on my property?

The short answer is that, without a tank scan, you don’t.  However, you may want to consider the following:

  • Age of the home.  It is more likely that a tank is present if the home is older than 1970 (but there is no guarantee just based on date).
  • Existing documentation. Previous homeowners may have information on UST location or you may be able to contact your Municipality for a record of an oil tank on the property.  Beware that Municipal records are notoriously incomplete.
  • Visual inspection.   If there are filler pipes or vent pipes along the side of the home, this may also be an indication.  Beware that these pipes are often cut off over time so may not be visible.  Also beware that updates or renovations to a home do not guarantee that a tank has been removed, no matter how extensive the work.
  • Actual presence of oil.  Small amounts of oil can sometimes be found in perimeter drainage.

**Never assume that because you don’t see any clues to a tank's existence that none was ever used or present at a property.**

What is the tank Removal Process?

Property owners or realtors should always hire an experienced and qualified tank removal company.   If an underground oil tank is located and has to be removed, then, after obtaining a tank removal permit from the applicable municipal fire authority, TankFinders coordinates the following work on behalf of its valued Clients:

  • Any remaining oil is pumped out of the tank and taken to an approved recycling/disposal facility;
  • The tank must be removed;
  • The surrounding soil must be assessed for contamination. If contamination is present, soil and groundwater must be properly remediated, which may include complete removal; and
  • The property owner must obtain a report, and photos, from the tank removal company, detailing the removal process, what was pumped out of the tank, a receipt from the facility where the tank was taken to and the amount of soil brought in. The report should confirm that the tank was removed in accordance with all applicable statutes, bylaws and the BC Fire Code and, in the event of contamination that the soil and groundwater have been remediated in accordance with the standards prescribed in the Environmental Management Act (EMA) and further testing is not necessary. This report can then be provided to prospective buyers in the future as evidence that the tank has been dealt with.

How long does an underground tank scan take?

A Tier 1 scan is a metal detection scan and is the recommended first course of action.  It usually takes as little as an hour.  Tier 1 scanning can generally locate a tank 70% of the time. 

A Tier 2 scan, or Ground Penetrating Radar (GPR) scan, can be used where a Tier 1 scan may return “inconclusive” results.  This type of scan is a method of detecting hidden oil tanks below concrete using radar.  It can detect a tank without the need to dig and destroy finishes.  A Tier 2 scan may be required if there is metal under the ground aside from a potential tank.  For example, if there is a lot of rebar used in a concrete pad for construction. Tier 2 scans also takes about an hour.

If no tank is detected, what happens?

If no tank is found, TankFinders will have a Letter of Compliance issued, which is required by many municipal authorities and lending agencies. 

If a tank is detected, how much does it cost to have it removed?

There are a few factors to consider.  One is the size of the tank, how deep it is buried, the location, the permit costs, the contents of the tank as well as other municipal requirements.  The average cost to remove a 350 gallon tank is usually around $1400-$1500 before permits and pumping.

Has the tank been leaking?

The tank needs to be removed from the ground to determine if it has been leaking.  There are often clues though, such as visual damage to the tank.

How long does the tank removal take?

One day is usually all it takes to remove a tank, with additional follow up to top-dress the excavation site.  If the tank has been leaking, it is hard to say how long it would take as it will depend on the volume of contaminated soil, etc.

How long until I have the required paperwork after tank removal?

About 1 week if there is no leakage.  If there is leakage, the site would need to have the soil tested and be fully remediated by a tank specialist prior to receiving required paperwork.  It could take weeks to months to remediate in some heavily contaminated cases.

What is a soil sample?

A soil sample, is simply that, a sample of the soil that was surrounding the tank while it was in the ground.  For it to be meaningful, the results need to be analysed and interpreted by a certified laboratory.  TankFinders always takes a minimum of five soil samples and all from mandated areas around the tank so we have a good sample and get accurate results.

Can I still get a mortgage and home insurance with an oil tank on the property? 

Maybe not.  Most mortgage lending institutions inquire about underground storage tanks and require verification that they have been removed in accordance with the applicable statues, bylaws and BC Fire Code.  They also require that the soil be tested for contamination and remediated prior to registering a mortgage over a home.  If a tank is found on the property, you may not be able to get fire insurance.  Without fire insurance, you can’t get a mortgage because of the risk of total loss in the event of a fire.

Who uses TankFinders?

We have provided our services to homeowners and real estate professionals, residential, commercial and industrial property owners.

Is Your Company Insured?

Yes, TankFinders carries $2 million Environmental Liability Insurance for Errors and Omissions.  We are also fully covered by WorksafeBC and are registered with the Association of Professional Engineers and Geoscientists of British Columbia (APEGBC).

Why should I call TankFinders?

We have conducted thousands of scans and remediation projects for underground and aboveground tanks over the last decade.  We are the only local company that offers full project management by a qualified Environmental Engineer certified by the Ministry of Environment.  We oversee your entire tank project, from tank locating to removal, soil testing, soil remediation, clean up, reporting and certification.  Our reports and certification are prepared by qualified Environmental Professionals recognized by the Ministry of Environment.  TankFinders carries $2 million Error and Omission Insurance, WCB and Comprehensive General Liability Insurance.  We are experienced, professional and offer excellent customer service. 

Can you explain the LEPH and HEPH standard in layman's terms?

ACRONYMS:

UST = underground storage tank;
EPH = Extractable Petroleum Hydrocarbons;
LEPH/HEPH = Light EPH and Heavy EPH;
PAHs = Poly aromatic Hydrocarbons;
CSR = Contaminated Sites Regulation.

The "layman" explanation is:

In evaluating soil around USTs, consultants often sample for EPH since it is cheaper (1/2 the price) and a more conservative number for assessments.  If the EPH results PASS the standards, then we can positively state that the soil is in compliance.  If the EPH results FAIL, then in order to remediate, under the Act, we must analyze at least one sample for LEPH/HEPH.  LEPH/HEPH is EPH minus PAH (ie could be a slightly lower number).  In our experience, the PAH value for heating oil is <10 ppm (ie not significant).  It is critical that in order for a consultant to remediate a site, one LEPH/HEPH must exceed the BC MOE standards.  We are aware that there are a number of consultant/and tank contractors, that do not follow this approach, since they are trying to save money (which can be shortsighted if it is challenged in court or reviewed by another professional).  TankFinders always completes LEPH/HEPH sampling, and thus, at times are seen as more "expensive" consultants, but we think we provide a stronger technical report and thus increased long term insurance to Property Owners.

You can also review this Ministry of Environment document that further defines the legality between EPH and LEPH/HEPH.   

Do you have any relevant and recent articles on Underground Storage Tanks (USTs)?

This is a good article below from "The Instructors Blog" - found at http://aesac.ca/the-instructors-blog/

Part I: Cautionary Tales about LUST 
Published April 2015 by Bill Leedham, P.Geo. CESA, QP

As this long winter finally recedes, springtime can sometimes lead to thoughts of LUST. Before readers get too excited, I am of course referring to Leaking Underground Storage Tanks, and not ‘Fifty Shades of Grey’. Although exact numbers are not readily available, there may be thousands of abandoned, out-of-service or forgotten Underground Storage Tanks (UST) across Canada, and each one presents a potential environmental liability.

Underground tanks have been used for decades for residential heating oil storage, and for a wide variety of fuel and chemical products at commercial and industrial properties. Industrial/commercial operations may contain storage tanks for heating and/or automotive fuels, waste oils, paints, solvents, or to contain spills or fire suppression water at storage facilities. Spills, leaks or discharges can occur as a result of tank damage or failure; breaches in lines; over-filling or product transfers.

In particular, residential heating oil tanks (both above and below ground) were common throughout the 1950’s and 1960’s, and some property owners may be unaware that these tanks are still present on their property even though their buildings have long been converted to natural gas heating. In some cases, following conversion to natural gas, the heating oil from these tanks may not have been removed and as the tanks started to corrode, any residual fuel in the UST could leak to the environment. Residences affected by basement fuel spills may require evacuation due to health concerns and fuel odours.

As USTs are usually out of sight and out of mind; and discharges are not always evident until adverse impacts have already occurred, the potential financial implications can be huge. A tank removal without contamination can cost several thousand dollars for excavation, removal, confirmatory testing, and site restoration. Impacts beneath structures or in a complex subsurface environment like fractured bedrock, along with groundwater contamination and off-site migration can cost millions in fees for investigation, remediation and litigation.

Many jurisdictions have specific regulations in place to govern the use, management and decommissioning of such tanks. Property owners need to determine whether storage tanks (especially UST) are, or have been, present, and to take appropriate actions when tanks are discovered or suspected. Property buyers, developers and financiers need to be keenly aware of the environmental risks and potentially significant liabilities associated with leaking UST’s.

A thorough and diligent Phase 1 ESA by a competent Assessor can sometimes confirm or refute the potential presence of a UST, or help to reduce potential uncertainty regarding this concern. In my next blog I will discuss a few options property owners and consultants can explore if they know or suspect an underground tank may be present at a site.


Part II: More Tales about LUST
Published May 2015 by Bill Leedham, P.Geo. CESA, QP

In my last blog I discussed Leaking Underground Storage Tanks (or LUST) and their associated environmental and financial liabilities. A properly conducted Phase 1 ESA should investigate the potential presence or likelihood of storage tanks at a Site. Historical records can help uncover evidence of storage tanks, including: Fire Insurance Plans that graphically illustrate the location of historical tanks; City Directories which may list prior occupants such as service stations and fueling facilities; Site Plans and Building Permits may describe the installation of a tank. Other private databases such as Ecolog ERIS provide records of Private or Retail Storage Tanks and spills. In addition to historical records, information requests can be made to regulatory agencies such as the Technical Standards and Safety Authority (TSSA) in Ontario, and the Petroleum Tank Management Association of Alberta (PTMA). However, as with any records review, the information obtained is only as good as the data that was input originally; and some records may be inaccurate, out-of date or limited in scope.

Prior Site reports completed by previous site assessors may include observations or conclusions regarding tanks; however one must be careful in relying on third party reports, which may be incomplete, incorrect, or limited by disclaimers. I recall one client who provided an ESA report stating 'no fuel tanks have ever been present as the Site buildings are heated by natural gas'. During inspection of the 1930's era apartment complex, several highly visible vent and fill pipes were observed, none of which were noted in the prior ESA report. As a result, significant and costly investigation, excavation and remediation were required to address the extensive contamination from the four (original) leaking oil USTs that we found to be still present at the property.

Other indicators that storage tanks may have been present include: old piping; patched holes through walls; remote fuel dispensers, gauges, monitors or fill pipes; areas of cut/patched pavement or depressions or mounding at ground surface; or evidence of prior investigation or remediation (boreholes, monitoring wells, treatment systems). Some clues may not be readily apparent especially if there are structures, debris or snow to limit visual inspections. Fuel supply and maintenance records, where available, can also provide valuable clues. At one site, during the site inspection, it was observed that company staff from the 1950's through to the 1970's had written the date and quantity of each fuel delivery on the wall of the furnace room.

Interviews with current and past owners/occupants can be helpful, although recollections can sometimes be faulty. For example, a borehole we advanced at a reportedly removed UST location struck a buried gasoline tank; although the owner swore he was present at that exact location to personally witness the tank removal and the underground locates were all clear. The subsequent removal of this UST and impacted soil encountered two additional leaking tanks, as well as a recent natural gas service line installed directly through the buried tank nest.

The suggestions listed here are by no means a comprehensive or detailed list of options, and there can often be enough uncertainty to warrant a geophysical survey and/or subsurface investigation. If you suspect a leaking underground storage tank may be present at your property, contact a qualified environmental consultant and experienced remedial contractor for professional guidance.