Commercial – Industrial – Institutional – Public works
Commercial Asbestos Abatement & Removal in Orange County and Los Angeles
One contract from survey to clearance: SoCal Removal prices from the asbestos survey, files the South Coast AQMD notice, manages containment, removal and disposal, and hands the space back for demolition or the rebuild.
- CSLB #980451
- A, B, C-21 · HAZ, ASB (ASB for bidding only)
- DIR 1000040690
- Orange and Los Angeles counties
Materials
Where asbestos turns up in commercial buildings
The survey identifies the actual asbestos-containing materials. These are the ones commercial renovations and demolitions run into most.
01
Floor tile and black mastic
Vinyl and asphalt tile, sheet flooring and the black adhesive under it, often several layers deep in offices, retail and schools.
02
Drywall, joint compound and plaster
Wall and ceiling systems in older buildings, including joint compound and textured finishes disturbed by tenant improvements.
03
Acoustic ceilings and ceiling tile
Sprayed acoustic texture and older ceiling panels opened for plumbing, electrical and HVAC work.
04
Pipe, boiler and duct insulation
Thermal system insulation, duct wrap, tape and duct mastic, usually found when mechanical equipment is replaced.
05
Roofing and cement products
Roof mastic and flashing, transite panels and flues, and asbestos-cement pipe at utilities and site work.
06
Fireproofing and surfacing
Sprayed or troweled surfacing on structure and decks in older commercial and industrial buildings.
How We Contract
One contract from survey to clearance
You deal with one contractor for the scope, schedule and paperwork. Testing stays independent of the contractor removing the material, and the work that follows is planned before containment comes down.
- SurveyA Certified Asbestos Consultant or Certified Site Surveillance Technician samples what the work will disturb. You can contract the survey directly, or we add it to our proposal as a separate line item.
- NoticeWe prepare and file the South Coast AQMD Rule 1403 notification, about ten working days before work starts when the job requires it.
- AbatementAll asbestos abatement, whatever the size, is performed by a Cal/OSHA-registered asbestos abatement contractor under subcontract to SoCal Removal.
- DisposalLicensed transport to a permitted landfill, with a waste manifest that closes out disposal.
- ClearanceVisual or air clearance by the independent consultant when the project requires it.
- Next phaseWe self-perform the demolition, strip-out and debris removal that follow, so the handoff happens inside one schedule.
Why the survey comes first
South Coast AQMD Rule 1403 requires a thorough asbestos survey before any renovation or demolition, and every demolition needs a notice even when the survey comes back clean. Renovation needs a notice when more than 100 square feet of material will be disturbed.
Cal/OSHA treats thermal system insulation and surfacing in buildings built before 1981, and asphalt or vinyl flooring installed before 1981, as presumed asbestos until an inspection shows otherwise (8 CCR 1529).
Project Sequence
How a commercial asbestos project moves forward
Notified jobs usually start about three weeks after the contract is signed. Most of that time is the survey report and the air district’s notice period.
- 01Survey and report review
- 02Written scope, price and schedule
- 03South Coast AQMD notice when required
- 04Containment, negative air and removal
- 05Licensed disposal and waste manifest
- 06Clearance by the independent consultant
- 07Demolition, strip-out or rebuild
Operating Buildings
Built around buildings that stay open
Most commercial asbestos work happens in buildings that keep operating. Phasing, access and HVAC isolation are planned with the owner before anything is opened.
Offices and retail
After-hours and phased work, protected routes through shared corridors and lobbies, and work areas sized so tenants can keep operating.
Medical, dental and care facilities
Work planned with facility staff and infection-control requirements, with containment at the suite or room and clean access for residents and patients.
Schools and public buildings
Work scheduled around school calendars and agency requirements, with prevailing wage, certified payroll and the records public owners audit.
Industrial and warehouse
Pipe and equipment insulation, roofing and fireproofing removed around production schedules, before dismantling or demolition.
For HVAC contractors
Duct wrap, duct mastic and transite flues removed ahead of equipment change-outs, so the mechanical crew can work on schedule.
For general contractors
Abatement and interior demolition packaged for tenant improvements, with the survey, notice and clearance tied to your schedule.
Pricing
What asbestos removal costs
Our published 2026 prices, the same in every Southern California county we serve. Large commercial scopes are priced from the survey quantities.
- Floor tile and black mastic: $17–$23.50 per square foot
- Drywall and joint compound: $24.50–$30.50 per square foot
- Acoustic or popcorn ceiling: $9.50–$12.75 per square foot
- Plaster or stucco: $53–$66 per square foot
- Round duct: $84–$125 per linear foot, by diameter
- Minimum charge: $1,950 per job
Included and not included
Included: containment and negative air where required, removal, bagging, licensed disposal with a waste manifest, and preparing and filing the air-district notice.
Not included: the asbestos survey and lab testing, third-party air clearance when the project requires it, the air district’s notification fee, and new finishes.
Project Proof
Commercial asbestos projects
Abatement tied to the demolition or renovation that followed.
Former rug shop, Mission Viejo
Asbestos, lead and PCB-related work at designated interior and rooftop locations, then building demolition and site clearing.
Dental office, Redondo Beach
Two-phase abatement and demolition in a multistory professional building, from an independent asbestos survey.
Crystal Cove Care Center, Newport Beach
Asbestos-related removal supporting bathroom renovations inside an operating skilled nursing facility.
Also see the Bandini Library abatement and interior removal in Commerce and our qualifications and past performance.
Asbestos Project Questions
Commercial asbestos abatement FAQs
Who performs the abatement?
All asbestos abatement, whatever the size, is performed by a Cal/OSHA-registered asbestos abatement contractor under subcontract to SoCal Removal. We hold the contract, schedule and paperwork through clearance and self-perform the demolition that follows.
Do I need an asbestos survey?
Yes. South Coast AQMD Rule 1403 requires a survey before renovation or demolition. An independent certified consultant does it; you can hire one directly or we add the survey to our proposal as a line item.
How soon can work start?
Notified jobs usually start about three weeks after signing, because the air district requires notice about ten working days before work begins. Small jobs that do not need a notice can start sooner.
Can you work after hours in an occupied building?
Yes. Offices, retail, medical and care facilities are usually phased and worked after hours, with sealed HVAC pathways and protected routes through shared spaces.
Do you file the AQMD notification?
Yes. We prepare and file the Rule 1403 notice when the job requires it. The air district’s fee is billed separately.
What about lead paint and PCBs?
They are handled as separate scopes with their own rules, often in the same mobilization. Our firm holds EPA lead renovation (RRP) certification and CSLB HAZ certification.
Where do you work?
Mainly Orange and Los Angeles counties, plus Riverside, San Bernardino, San Diego and Ventura counties.
What do you need for a quote?
The asbestos survey or report, plans, the areas and quantities involved, photos, the schedule, whether the building stays occupied, and whether it is public or private work.
Get a Quote
Send us your asbestos project
Start with the building, the work planned and your target schedule. Add the asbestos survey if you have one, plans and photos. We will review the scope and identify what is needed for a defined proposal, including whether a site walk is needed.
Prefer to speak directly?
Call (949) 446-0000
Get a Quote
Use our project review form to share the survey, scope and schedule. Your information helps us prepare the next step.