INTRODUCTION

You may become one of the thousand victims where your rental property will be converted into a "grow-op". This website, www.growopsolutions.ca, is an introduction to the industry of illegal drugs and the affect on innocent people. It will include documents, pictures and video clips that will be disturbing. For these victims, a detailed list of things you need to do is provided.

What You Should Know When Renting or Leasing Out Your Investment Property

It doesn't matter what ID you are shown from that "seemingly nice person" it means nothing. In a recent marijuana grow operation; the victim who was leasing a condominium in the GTA was provided ID that proved to be fake! It included a photocopy of Social Security Card, Birth Certificate and cancelled bank cheques which you would think would protect you. Not! The post dated cheques that the owner of the condominium was given never bounced. The same ID that was shown to get the lease was also used to enable this imposter to open a bank account.

Ramifications of owning a property that police raid will or has already cost that individual distress and a huge amount of money.

Summary of Events You Need To Know

Either by chance or by sophisticated equipment used by the police, a marijuana grow operation will be raided and after a search on the registration of the property, it wil be disclosed that you own it. An "Unsafe Order and Prohibit Occupancy Order" and a charge against you for owning a residence that was found to be a "Grow Op & Clandestine Lab Home" will be laid that will need a lawyer to represent you on the court date given. It will lay out the conditions needed to be fulfilled before you go in and plead your case.

One of those conditions will be to return your investment property to a healthy risk free environment. The second hurdle is to restore power to it. When the police raided the property, an authorized electrician disconnected the meter box. To have it reconnected, the ESA (Electrical Safety Authority) needs to be provided an Environmental / Air Quality before they can send their inspectors. This must be submitted along with the declaration directly to ESA using their forms by a third party, not the party performing the remedial work.

The process to clean (remediate) mould in a marijuana grow operation is where the expense really begins.

Either by hiring a Hygienist or a mould inspector a specific Mould Remediation Guidelines is written and a Mould Remediation Protocol is created that a Certified Mould Remediation company will follow. In most cases the latter will be hired because they are cheaper, but when the forms are sent to ESA, prior to the property owner, or his/her agent, filing an Application for Inspection with ESA, the property owner must employ the services of a Certified Industrial Hygienist, or a Registered Occupational Hygienist or Professional Engineer with a Masters in Occupational Hygiene to conduct Biological, Chemical and Mold testing and submit to the ESA a declaration that the building is a) fit for occupancy, b) free from biological and chemical hazard(s), and c) structurally sound.

The declaration must be provided directly to ESA by a third party, not the party performing the remedial work and the declaration must be accompanied by a supporting document providing the following information:

• The standards or test method used for comparison (i.e. ACGIH TLV's, Health Canada guidelines, etc. for chemical hazards, Analysis Method and Number for Mold Test)
• The name and credentials of the person performing the sampling
• The name and credentials of the laboratory performing the analysis and the name and credentials of the analyst
• The method of sampling and analysis including description of sampling equipment, description of conditions under which sampling was undertaken, number of blanks (if required), analytical error, and findings
• Quality control measures (calibration, chain of custody)
• Conclusion of the tests and Recommendations
• Declaration signed by either a Professional Engineer with a Masters in Occupational Hygiene, a Certified Industrial Hygienist, or a Registered Occupational Hygienist, stating that the building is fit for occupancy and is free from biological and chemical hazards.

Further, when the facility has been structurally altered, a signed statement from a Professional Engineer, complete with his/her engineering stamp declaring the building is safe to enter, is required.

The Biological, Chemical and Mould Testing Report, ESA Cover Sheet, ESA Requirements Checklist and Structural Report (if required) may be submitted by:

E-mail: esa.cambridge@electricalsafety.on.ca

Fax: 1-800-667-4278

Mail: ESA, PO Box 24143, Pinebush Postal Outlet, Cambridge ON N1R 8E6

The Cost?

• $10,000 - $30,000 for remediation (mould cleanup)
• $2000 - 10,000 for legal representation
• $3,500 - $10,000 for a Certified Industrial Hygienist, or a Registered Occupational Hygienist or Professional Engineer with a Masters in Occupational Hygiene.
• $5,000 - $60,000 for repairs. Why so much? To get an air clearance certificate, and by following the Mould Remediation Guidelines, most walls, ceilings and flooring must be removed to gain access to where the mould spores are. In severe marijuana grow operations; the contractor will remove all materials down to the framing. Restoration will require new drywall, insulation, vapour barrier and flooring throughout the whole house.

Many owners just walk away and the banks repossess it because the expense is higher than their equity in the property. Then a power of sale occurs. But for the institution that financed the mortgage to sell it, it must incur the cost shown above.

What Kind of Home Is Used for a Marijuana Grow Operation?

Marijuana home grow operations (grow ops) and clandestine drug labs are found in all types of locations and buildings - from rural farms to typical subdivision houses - creating a multitude of health and safety concerns for future owners and inhabitants.

It is common for operations of these illegal operators to make significant structural, electrical and mechanical changes to the building to facilitate their criminal enterprise. These changes include:

• Cutting large unsupported openings in doors and walls rendering the building structurally unsafe
• Illegally by-passing the hydro meter to obtain large quantities of electricity for artificial lighting
• Significant alterations to the heating and ventilation system in an effort to mask the odour and generate heat

Aside from the visible damage, the hidden environmental damage is of equal concern.  The significant increase in temperature and humidity within the sealed building can often lead to mould growth and contamination within a short period of time.  This mould growth is not only visible on ceilings/walls and floors, but also occurs within wall cavities, building insulation, attics, ceilings and the air handling ductwork.

ONTARIO LINKS

1.    Unsafe Order and Prohibit Occupancy Order

2.    Grow Ops & Clandestine Labs