Asbestos, once widely used in construction due to its fire-resistant and insulating properties, is now recognised as a serious health hazard. Inhalation of asbestos fibres can lead to life-threatening diseases like lung cancer, asbestosis, and mesothelioma. Because of these risks, managing asbestos in buildings is a legal requirement in the UK, particularly for commercial properties. If your property was built before the year 2000, there’s a chance it contains asbestos, and the safest way to handle it is through a comprehensive asbestos management process.
In this blog post, we’ll guide you through the complete asbestos management process, from the initial survey to final removal, so you can better understand how to keep your property safe and compliant.
Step 1: Asbestos Survey
The first and most crucial step in managing asbestos is identifying where it is located and what type of asbestos-containing materials (ACMs) are present. This requires an asbestos survey, which is conducted by our trained professionals. There are two main types of asbestos surveys:
Management Survey: This is the most common type of survey, aimed at locating and assessing the condition of ACMs that could potentially be disturbed during normal building activities. It helps property owners or managers create an asbestos management plan to ensure the materials remain undisturbed or are monitored for future action. A management survey is suitable for buildings where no major renovations or demolitions are planned.
Refurbishment/Demolition Survey: This more intrusive survey is needed when any refurbishment or demolition work is planned that could disturb ACMs. It involves the removal of building materials to identify hidden asbestos and ensure that all potential asbestos hazards are addressed before work begins.
A professional asbestos surveyor will inspect the property and, if necessary, take samples of suspected materials for lab analysis.
Step 2: Asbestos Risk Assessment
Once the survey has been completed, the next step is to conduct an asbestos risk assessment. The purpose of this assessment is to evaluate the condition of the ACMs found in your property and to determine the level of risk they pose to occupants.
Asbestos is dangerous when it is friable, meaning it can be easily crumbled, releasing fibres into the air. Materials like asbestos insulation boards, sprayed coatings, or loose-fill asbestos are particularly high-risk. On the other hand, bonded asbestos, such as asbestos cement roofing sheets, poses a lower risk unless damaged or deteriorating.
The risk assessment will classify the asbestos materials found based on the likelihood of disturbance and the potential for fibre release. This allows property owners to prioritise the management or removal of high-risk materials while safely managing lower-risk materials in place.
Step 3: Developing an Asbestos Management Plan
If ACMs are found during the survey, you are legally required to create an asbestos management plan. This plan is designed to ensure that the asbestos remains safe and does not pose a risk to anyone in the building.
The asbestos management plan should include:
A record of the locations of ACMs: A detailed list of where asbestos is located, along with a condition report for each area.
Plans for managing the asbestos: If the ACMs are in good condition, they can often be left undisturbed, but they must be monitored regularly to ensure they remain intact. If any deterioration occurs, prompt action must be taken.
Guidelines for building occupants or contractors: The plan should include instructions for anyone who may need to work in the building, so they are aware of the locations of asbestos and how to avoid disturbing it.
A schedule for regular inspections: ACMs should be inspected periodically to ensure their condition has not worsened. These inspections should be conducted by a qualified professional.
Step 4: Choosing Removal or Encapsulation
Based on the asbestos risk assessment, the next step is deciding how to manage the asbestos materials identified in your building. There are two main options: encapsulation or removal.
Asbestos Encapsulation: In cases where ACMs are in good condition and pose a low risk, encapsulation may be a suitable option. This involves sealing the asbestos in a protective layer to prevent fibres from becoming airborne. Encapsulation can be less disruptive and more cost-effective than removal, while still effectively reducing the risk of exposure. Regular monitoring will still be required to ensure the asbestos remains contained.
Asbestos Removal: If the asbestos is in poor condition, friable, or located in areas where it may be disturbed (e.g., during renovations), removal may be the safest option. Asbestos removal should always be carried out by a licensed asbestos removal contractor. The process involves careful removal, disposal, and decontamination to ensure that no fibres are released into the air.
Step 5: Hiring Licensed Asbestos Contractors
If your risk assessment determines that asbestos removal is necessary, the next step is to hire a licensed asbestos contractor. In the UK, the Health and Safety Executive (HSE) requires that any work involving high-risk asbestos materials, such as sprayed coatings, insulation, and lagging, must be carried out by licensed contractors.
Licensed contractors have the training, equipment, and experience to safely handle asbestos removal, ensuring that the process complies with legal requirements and health and safety regulations. They will also manage the asbestos waste disposal, which must be done at a licensed facility to prevent environmental contamination.
Step 6: Safe Asbestos Removal Process
Once the asbestos removal contractor is hired, they will follow a strict process to ensure the safe removal of asbestos:
Preparation: The work area will be sealed off to prevent asbestos fibres from spreading to other parts of the building. Air extraction equipment may be used to create negative air pressure and contain any airborne fibres.
Wet removal: In many cases, asbestos materials are dampened with water to reduce the release of fibers during removal.
Manual removal: The asbestos materials are carefully removed using hand tools to avoid breaking the material and releasing fibers.
Packaging and disposal: The removed asbestos is double-bagged and sealed in heavy-duty polythene bags, clearly marked as asbestos waste, and transported to a licensed disposal site.
Step 7: Post-Removal Air Testing and Clearance
After asbestos has been removed from your property, it’s important to confirm that the area is free of any remaining asbestos fibres. This is done through air testing, which measures the concentration of asbestos fibres in the air.
Once the air testing shows that the asbestos fibre levels are below the safe limit (0.01 fibres per cubic centimetre in the UK), the area will be given a clearance certificate, meaning it is safe for re-occupation. This certificate provides peace of mind that the asbestos removal was successful and that the area is now free of contamination.
Step 8: Ongoing Asbestos Management and Monitoring
Even after asbestos removal or encapsulation, the asbestos management process isn’t necessarily over. For properties where ACMs have been left in place or encapsulated, it is crucial to continue regular monitoring and inspections to ensure that the materials remain in good condition.
It is also important to update your asbestos management plan whenever changes are made to the property or if asbestos is discovered during future construction or renovation work. Keeping records of all asbestos-related activities is essential to remain compliant with UK regulations and to safeguard the health of everyone using the building.
Conclusion
The asbestos management process, from survey to removal, is a critical step in ensuring the safety of your building’s occupants and remaining compliant with UK regulations. Whether you’re a property owner or manager, understanding each stage of the process will help you make informed decisions about managing asbestos risks effectively.
By conducting regular surveys, creating a comprehensive asbestos management plan, and ensuring that asbestos is removed or encapsulated safely, you can protect both your property and the health of everyone who enters it. If you suspect your property contains asbestos, it’s essential to take action sooner rather than later to mitigate potential hazards.
