Public Safety Inspection Team
The Public Safety Inspection Team (PSIT) in the District of Mission operates under the framework established in the Controlled Substance Property Bylaw and consists of a fire inspector, building inspector, and electrician. The PSIT was established in Mission in 2008 after much public consultation and has a goal of making homes safe and ridding the District of Mission of controlled substance properties. This page gives a brief overview of the program, some background on how it was established and provides links to the summary report delivered to District Council on March 7, 2011.
The report stems from a full review of the PSIT and controlled property substance bylaw initiated by Council on January 24, 2011. At that time Council deferred all PSIT inspections except those referred by the RCMP for 30 days – this deferral has since been extended. Download the full summary report.
Program Background
In May of 2006, the Province of British Columbia amended the Safety Standards Act to allow local governments access to electrical consumption information from BC Hydro, as excessive electricity consumption is often an indicator of a serious safety hazard. This was after the Province was requested to do so by a number of individual municipalities as well as the Union of BC Municipalities. Properties, which exceed the mandated threshold of 93 kwh/day, would be reviewed and inspected. This is the foundation upon which public safety inspection teams have operated in 10 communities throughout the Lower Mainland including Surrey, Coquitlam, Chlliwack, Abbotsford, Langley, Langley City, Pitt Meadows, Port Coquitlam, Richmond and Mission.
The District of Mission was one of the last communities in the Lower Mainland to adopt a controlled substance property bylaw and initiate property inspections. Programs of this nature are operated in municipalities throughout the Province and were developed after substantive consultation with all levels of government and the Union of BC Municipalities.
Prior to the adoption of the controlled substance property bylaw and subsequent inspections by PSIT, the District of Mission had seen a 37% increase in reported marijuana grow operations. In 2008, Mission RCMP reported having opened files on more than 600 marijuana grow operations in the previous three years. The District had also been approached by the Fraser Valley Real Estate Board, which had advocated for programs offering a greater sense of security for potential home buyers that all homes in the district had not been operated as controlled substance properties.
Public Safety Inspections
The PSIT inspects homes which are using more than 93 kwh/day of electricity and are observed to show signs of being a controlled substance property. This is three times the normal electrical use of an average family home. Controlled substance properties, especially those involved in growing marijuana use between 72 kwh/day and 96 kwh/day for small scale hydroponic lighting systems.
A PSIT inspection is usually instigated by one of two methods:
The first is an RCMP led inspection who discover a controlled substance property and ask PSIT to inspect.
The second is led by PSIT based on electricity usage data obtained from BC Hydro, and a visual observation of the site looking for obvious signs of a controlled substance property, or conversely signs of why abnormal levels of electricity would be being consumed.
The PSIT Process (PSIT led inspections):
When a property within the District of Mission is consuming more than the 93 kwh/day on a regular basis, BC Hydro passes this data long to PSIT. The PSIT then performs a visual inspection of the property looking for any obvious signs of abnormal electrical use including; hot tubs, pools, workshops, as well as looking for signs of the use of natural gas for providing some energy needs. The PSIT is also looking for obvious signs of controlled substance properties including surveillance cameras, closed up windows, or unusual property maintenance.
If the three-person inspection team reaches a consensus that there is no obvious reason for the property to be consuming abnormal amounts of electricity, or that the property exhibits one of the obvious signs of a controlled substance property, a notice of inspection is posted to the door of the property indicating that the PSIT will return for a home inspection in 24 hours.
24 hours later, the PSIT returns to perform a property inspection – for safety reasons, a RCMP officer is within sight distance (typically at the end of the driveway). If the resident of the property grants access to PSIT, the team performs an inspection, which typically takes between 30 to 90 minutes. If PSIT is denied access the team leaves and returns the next day with a warrant from a Justice of the Peace. If the warrant specifies, an RCMP member may accompany the PSIT inside the property for the inspection.
During inspection the PSIT visits each room in the home, including workshop or detached garage if applicable. Pictures are taken and notes recorded, the team invites the resident to attend with them on their inspection. The team generates a written report, and a copy left with the resident after it is explained.
If the property is found to have evidence that it was recently used as a controlled substance property, the PSIT will levy a fee of $4,900 + $300 administrative. Evidence would include: unauthorized building modifications including electrical, plumbing, and mechanical system alterations, evidence of potting soil within the home, covered over windows, plant remnants, excessive soil remnants, and excessive mould / moisture damage.
The PSIT also leaves the resident with a remediation order of repairs if warranted, which would need to be made to the property to bring it up to recognized living standards.
If the PSIT does not have a consensus that evidence exists of a controlled substance property the resident is advised that there is excessive electrical use, and offered a remediation plan on how to make repairs. No inspection fee is charged.
The District of Mission does not assess fees, or order remediation to inspected properties where no bylaw infraction is found.
Moving Forward with Public Safety Inspections
Council has approved a series of recommendations for handling current open cases and moving forward with inspections carried out by the Public Safety Inspection Team (PSIT) under the Controlled Substance Property bylaw.
The recommendations consist of two distinct phases, managing current open cases, and moving forward with the PSIT and Controlled Substance Property Bylaw.
In dealing with current open cases the District of Mission has initiated a review process to determine if assessed fees were warranted, and if property remediation orders were necessary. The review will have the ability to make changes to both fees levied and remediation orders.
The PSIT has restructured using existing municipal resources. Moving forward inspections will be conducted on an as needed basis. Both the RCMP and inspection data support this as a natural progression of the PSIT in Mission, as there has been a significant reduction since 2008 in the number of controlled substance properties assessed fees and ordered remediation repairs.
With PSIT operating on a restructured model it is anticipated that operating costs will be reduced. As a result of operating a reduced inspection program, fees levied against controlled substance properties will also be reduced. The fee structure will be reviewed over the next few months.
The District will phase in the recommendations over the coming weeks, and anticipates all will be incorporated into the operations of the PSIT in May, 2011. To download a copy of the report in its entirety.