If asbestos containing materials are disturbed in a property you own or manage, you do not want to be caught off guard.
Here we’ll be explaining the steps you need to take to protect anyone in the vicinity, while also ensuring your compliance with current regulations.
Why is Disturbed Asbestos So Dangerous?
Commonly used until a nationwide ban in August 1999, asbestos is a natural, fibrous material. Its heat-resistant and durable qualities made it ideal for use throughout the construction process, and the health risks associated with it weren’t fully understood until many people had died from exposure.
Asbestos isn’t dangerous unless it deteriorates or is disturbed in some way, allowing the fibres to become airborne. If inhaled, these fibres can cause a myriad of health problems. Inhaling high concentrations over an extended period of time can be catastrophic.
All forms of asbestos are considered carcinogens, and exposure is commonly linked to lung, larynx and ovarian cancers, as well as mesothelioma (a cancer that forms on the protective tissue covering the lungs or abdomen).
Asbestosis is also common for those who have been exposed to large amounts of asbestos for a long period of time. This develops slowly over a number of decades, causing breathing difficulties and an enlarged heart.
For those exposed to a smaller amount over a long period, general or localised thickening of the lung lining can occur. Skin issues can also be caused when fibres become embedded, causing warts and corns to form.
In terms of deaths, the numbers are unfortunately still very high. The Health and Safety Executive (HSE) estimates that UK asbestos deaths are still in excess of 5000 a year.
Safety and Compliance in an Emergency
If you’re made aware that asbestos containing materials have been disturbed or have deteriorated, swift, compliant action must be taken immediately. Any delays could result in non-compliance and poor outcomes for anyone who inhales the airborne fibres.
Building owners and managers must comply with the Control of Asbestos Regulations 2012 which outline the immediate steps you must take:
- Halt all works immediately – Ensure that no further work is done in or around the area to prevent any further disturbance.
- Restrict access/evacuate – If it’s safe to do so, the area must be evacuated as quickly as possible. The site should be sealed off using clear signage.
- Notify relevant stakeholders – You must inform the owner, building manager, duty holder and occupants immediately. You must also inform HSE via the Reporting of Injuries, Diseases and Dangerous Occurrences Regulations (RIDDOR) if the quantity of fibre release is enough to be damaging to health, if the work that led to the release was not done in line with regulations, or if your precautions fail to control the exposure.
- Avoid cleaning or moving the materials – You must never return to clean or move the materials in any way – always leave things undisturbed until professionals arrive to assist.
Engaging a Licensed Asbestos Contractor
As the materials have been disturbed and airborne fibres are likely, a licensed asbestos contractor must be instructed. They will either remove the materials completely, or encapsulate them.
They have a duty to contact the Health and Safety Executive with a 28 day notification to start work and a detailed risk assessment is required.
- Removal: Specialist equipment and PPE will be required to carry out the works. An enclosure will be constructed to contain any asbestos fibres released during the removal process, and there must be a decontamination unit on site. Once the removal is complete, the area will be inspected by an independent analyst, and a re-occupation certificate must be provided. Any asbestos waste should be taken to a licensed hazardous waste site.
- Encapsulation: Encapsulation involves sealing or covering ACMs to prevent any more asbestos fibres from becoming airborne. To achieve encapsulation, a specialised coating is applied or another material is used to cover the ACM, creating a barrier to prevent fibre release. Again, once complete, the area will need to be inspected by an independent analyst and a re-occupation certificate must be provided.
Documentation
Throughout the process, you must keep detailed written records of the disturbance, including:
- The date, time and location of the incident
- The type of asbestos containing material involved
- The actions taken to secure the area
You should also keep record of all correspondence with your stakeholders and contractors, as well as HSE (if applicable).
As for your Asbestos Management Plan, this will need to be fully revised in light of the disturbance. Once the materials have been removed or encapsulated, you should book in a fresh inspection of the building as a whole and follow any guidance issued.
Team Education
Regulation 10 of the Control of Asbestos Regulations 2012 states that “Every employer must ensure that their employees are given adequate information, instruction and training where that employee is, or is liable to be, exposed to asbestos, or if that employee supervises such employees.”
Essentially, anyone who works in the building requires some training. There are three levels and, depending on their roles, different staff and contractors will require different levels of training:
- Asbestos Awareness
- Non-Licensable Work with Asbestos (Including Notifiable Non-Licensed Work)
- Licensable Work with Asbestos
Asbestos Awareness training is intended for those who may come into contact with asbestos-containing materials but wouldn’t intentionally handle it in the course of their work. This level of training should cover:
- The properties and dangers of asbestos
- The different types, uses and likely locations of asbestos
- The ideal procedures to deal with an emergency
- How to avoid the risk of exposure
Periodic training is recommended to ensure that all staff are equipped to avoid any disturbances as well as handle them appropriately if they do occur.
Preventing Further Incidents
Regular inspections and ongoing maintenance are key, as are clear labelling and signage in any areas of the building that contain asbestos. For most property managers or owners, property management software is an invaluable tool that will help ensure compliance. Paperwork is centralised and reminders can be set so you don’t fall behind on your obligations.
Our experts deliver Asbestos Awareness sessions and could help bring your team up to speed. Once the training is completed, we run a comprehensive Q&A session to answer any queries that may come to mind.
Delivered by our highly qualified asbestos experts, our course is specifically designed for property professionals and site-based staff and we supply a certificate of attendance to all participants for the sake of CPD records.
Sessions run for 1-2 hours and are best suited to groups of 8-10. We can come to your offices or meet at a property you manage, but you’re also welcome to come to our offices in Essex if that’s convenient for you.
To book a place for yourself or your team, contact us directly on 01376 572936 or email [email protected].
Useful Links:
HSE – Control of Asbestos Regulations 2012
HSE – Managing Asbestos Incidents
