Did you know that a staggering 85% of buildings in the UK contain asbestos, a naturally occurring material that was once the go-to choice for construction until 2000? Its popularity was largely due to its exceptional heat resistance and durability.
However, as most of us know, it is harmful to health when disturbed fibres are breathed in. Therefore, it was completely banned in the year 2000 but can still be found in properties built before this date. Property managers bear a significant responsibility when it comes to maintaining the safety of occupants and workers during maintenance or repair work therefore, we have put together an informative guide that navigates the complexities of asbestos in older structures.
“If you’re responsible for maintenance of non-domestic premises, you have a ‘duty to manage’ the asbestos in them, to protect anyone using or working in the premises from the risks to health that exposure to asbestos causes.”
Regulation 4 of the Control of Asbestos Regulations 2012
What Property Managers Should Be Doing (before any remedial works):
- Yearly Asbestos Surveys
In any building constructed before the year 2000, an asbestos survey should have already been completed. If asbestos is discovered, property managers must prioritize yearly re-inspections to maintain compliance with legislation and monitor the severity of the asbestos.
Property managers need to have an up-to-date asbestos survey at the time of the maintenance works being carried out. The survey needs to be performed by qualified professionals who can pinpoint the presence, location, and condition of asbestos-containing materials (ACMs) within the building. It is crucial to emphasize that an outdated survey is potentially inaccurate, and it is imperative to keep it up-to-date to provide an comprehensive reflection of the building’s current asbestos status.
- Asbestos Record & Management Plan
Beyond the initial asbestos survey, it’s crucial for property managers to maintain a comprehensive record of all surveys and re-inspections. This ongoing record is an essential component of effective asbestos management, and it should be updated regularly to reflect the status of ACMs within the building, regardless of whether any works are planned.
They must also have an asbestos management plan in place, irrespective of whether maintenance or repairs are currently needed. This plan outlines how ACMs will be managed and the processes in place to safeguard occupants and workers. It includes details of the severity of the asbestos, the risk assessments, and procedures for dealing with ACMs.
What Property Managers Need to Do Before Works Are Carried Out:
- Selecting Qualified Contractors
When maintenance or repair work is required, property managers should select contractors who have undergone specialized asbestos training and hold the necessary certificates. This ensures that the individuals working on the building are well-prepared to handle asbestos-related risks and adhere to safe work practices.
- Make the Contractors Aware
It is the responsibility of property managers to inform the contractors involved in the project about the presence of asbestos. Even if contractors do not explicitly request it, property managers should provide them with an up-to-date asbestos survey. This information is critical for contractors to plan their work safely and make sure the asbestos is not going to be disturbed.
The Different Scenarios That Could Play Out:
- No Disturbance
In cases where maintenance or repair work can proceed without disturbing asbestos, there will be no need for a new survey to be carried out after. But Property managers should continue with yearly asbestos re-inspections.
- Asbestos Disturbance
If the planned maintenance or repair work is expected to disturb asbestos-containing materials, property managers must arrange for licensed asbestos abatement contractors to remove the asbestos. Strict containment and removal procedures should be followed to prevent the release of asbestos fibres and protect everyone involved.
- Post-Asbestos Removal
After a contractor has removed asbestos from your property, they should provide you with a certificate or documentation to confirm that the asbestos has been safely and properly removed. This documentation serves as proof that the asbestos removal work has been carried out in compliance with legal and safety standards.
You can then go ahead and proceed with the maintenance work or repairs.
- Have Plans for Major Works?
If you are planning on taking on more extensive work, things such as the exterior, replacing the roof, window frames, exterior brickwork, facias, guttering, downpipes, and pathways, a Refurbishment and Demolition (R&D) Survey is likely to be required. An R&D Survey will be intrusive and involve destructive inspection, as necessary, to gain access to all areas, including those that may be difficult to reach. Under the Control of Asbestos Regulations 2012, there is a requirement for all Asbestos Containing Materials to be removed, as far as reasonably practicable, before major refurbishment or demolition takes place.
In conclusion, a proactive approach to asbestos management is essential for the safety of both occupants and workers. Since asbestos can be fatal and lead to severe illnesses like lung cancer, Property managers and contractors must carefully assess the situation and follow the appropriate protocols to maintain a safe and compliant environment.
For more guidance, or to get a quote, call us at 4site Consulting Ltd where our team is more than happy to help.
01376 572 936
