Detailed legislation is in place to ensure that building managers are managing the risks of asbestos appropriately. Legally required to monitor and control any asbestos-containing materials, they are also expected to share all information with contractors or employees who may come into contact with asbestos in the course of their work.
However, there is nothing specific in the legislation to say that they should also share this information with leaseholders or tenants. As the eyes and ears of the building, and as valid stakeholders in their own right, residents should (we believe) be made aware of any asbestos present in their building.
Here we’ll be discussing how to go about communicating the risks or lack thereof to avoid any accidental disturbances and to make sure that those living in the building are doing so as safely as possible.
A Quick Recap of the Dangers of Asbestos Exposure
Asbestos is a natural, fibrous material widely used in construction until it was banned in 1999. The health risks it carries weren’t truly understood until then, although there were recorded cases of asbestos-related illness stemming from the Roman and Victorian eras.
The material becomes dangerous if it deteriorates or is disturbed. Fibres then become airborne and can be breathed in, causing respiratory and skin issues as well as various cancers. There are several different kinds of asbestos but all are known carcinogens.
Asbestosis is also a common ailment for those who have been exposed. This causes breathing difficulties and can lead to heart enlargement, developing slowly over a number of decades. The Health and Safety Executive (HSE) have estimated that UK asbestos-related deaths are still in excess of 5000 every year.
Asbestos Management Plans
An asbestos management plan lays out the necessary steps property managers must take to ensure compliance with current regulations. A solid management plan will ensure that any Asbestos-Containing Materials (ACMs) within the building are managed appropriately, ensuring the safety of residents and any staff or visitors that spend time in the block.
The plan for your block should be site-specific and be clear and concise throughout. It should include:
- The names of those responsible for managing asbestos within the building, including any deputies
- The asbestos register for the building, including a site plan (which clearly indicates where the ACM is already located as well as areas yet to be inspected)
- A detailed schedule for monitoring the condition of known ACMs
- A plan for how you will share your asbestos register with any staff who will be working on site
- An explanation of the control arrangements you have in place to ensure the ACMs are kept undisturbed
- The emergency procedures you will follow should the ACMs be disturbed in any way
Why Communicating With Residents is Important
While there is no legal obligation to do so, communicating the presence of asbestos in the building with residents has many advantages. Firstly, it builds trust. Residents will feel informed and there will be no nasty surprises if materials are disturbed and must be removed.
Secondly, it increases the likelihood of safe outcomes. Residents will know to be respectful of safety rules and will also be able to report any concerns promptly.
Education is key. Most people know that asbestos is very dangerous, but many may not be aware that, with proper maintenance and duty of care, it can be safe to live with.
Communicating the presence of asbestos in the building will be a delicate balance- letting residents know about the dangers so they take things seriously on the one hand, while reassuring them of the safety measures in place on the other.
The aim is to make them safety-conscious while not making them uncomfortable or scared in their own homes.
How to Communicate Your Message
Every block is different- you will know the age, language and ability demographics within your resident pool. It’s important to tailor your communication style to suit each group.
To make sure any information you share is easily accessible for all, several channels should be used to spread the message. This could include a social media page for the block, group messaging services, direct phone calls or emails, newsletters in accessible formats and good old fashioned resident meetings and notice boards.
Whatever the medium, make sure your language is simple, direct and free of any technical jargon. Key messaging should be repeated- namely that there are asbestos containing materials present, where they are, what your management plan is and why they should be left undisturbed.
You can make residents aware when an inspection is due and what they can expect while safety teams are on site. Any changes in your management plan should be communicated, even if they don’t directly impact residents. This will help to maintain trust and a sense of a working partnership between residents and management.
Always make it clear that you’re available for any further questions and make time to put any worried minds at ease. You can provide online information from HSE or simply host an asbestos-specific meeting to answer any lingering questions. If an expert can attend to help you field these questions then that’s even better.
To Sum Things Up…
Communicating asbestos risks is about more than just providing information- it’s about ensuring that all residents feel informed, safe, and supported.
By understanding your audience, using clear language, providing regular updates, and being transparent, you can help ensure that all residents are aware of the risks and know how to stay safe.
This approach not only helps manage asbestos risks effectively but also fosters trust and peace of mind among your residents.
