Managing asbestos is one of the most critical responsibilities for property managers, owners, compliance directors, and safety professionals, particularly when dealing with older buildings. Despite its entire prohibition in the UK in 1999, asbestos remains a significant risk because it was used extensively in construction during the 20th century. Its durability and fire-resistant properties made it a material of choice, but the health risks it poses are severe and long-lasting.
It is believed that around 1.5million buildings within the UK contain asbestos containing materials (ACMS).
What is asbestos, and why is it dangerous?
Asbestos refers to a group of naturally occurring fibrous minerals that were widely used in construction materials, including insulation, roofing, floor tiles and textured coatings like Artex. However, when asbestos containing materials are disturbed or damaged, tiny fibres are released into the air. When inhaled, these fibres can cause serious health issues such as:
- Asbestosis: scarring of the lungs that leads to chronic respiratory problems.
- Mesothelioma: a rare and aggressive form of cancer affecting the lining of the lungs or abdomen.
- Lung cancer: strongly associated with asbestos exposure, particularly in smokers.
These diseases have a long latency period, meaning symptoms may not appear for decades, making early intervention crucial.
Why is asbestos management critical for property professionals?
Older buildings can be beautiful, but they often come with hidden risks. For property management professionals, the stakes are high. Failing to manage asbestos properly can result in:
- Health risks to occupants and workers: ensuring the safety of tenants, employees, and contractors should be a top priority.
- Legal consequences: non-compliance with asbestos regulations can lead to heavy fines, lawsuits, and even criminal charges.
- Reputational damage: a failure to address asbestos risks could harm your reputation, leading to tenant dissatisfaction and loss of trust.
- Financial implications: Improper management could result in costly remediation or legal fees if incidents occur.
Managing asbestos effectively is not just about compliance, it’s about taking proactive steps to protect people and the integrity of your property.
Legal responsibilities: The Control of Asbestos Regulations 2012
The Control of Asbestos Regulations 2012 outlines the duties of property managers, building owners and employers. Key requirements include:
1. Identifying asbestos risks.
You are responsible for determining whether asbestos is present in your building. This involves an asbestos survey being conducted by a competent professional.
2. Assessing the risks.
Once identified, assess the potential for asbestos fibres to be released. This includes evaluating the condition of ACMs and how they are likely to be disturbed.
3. Creating an asbestos management plan.
Develop a written plan that details:
- Where asbestos is located
- How you will monitor its condition
- Steps to minimise exposure
4. Ongoing monitoring and reinspection.
Regulations require regular re-inspections to ensure that ACMs remain undisturbed and in good condition.
5. Communicating with stakeholders.
Share information about asbestos risks with anyone working on or near ACMs, such as maintenance teams and contractors.
Legal responsibilities: The Health and Safety at Work etc. Act 1974
The Health and Safety at Work etc. Act 1974 places legal obligations on duty holders such as building owners, employers and employees. These critical obligations include:
- Section 2 – duty towards employed members of staff, to ensure, so far as is reasonably practicable, their health, safety and wellbeing whilst at work.
- Section 3 – duty towards non-employed persons, to ensure, so far as is reasonably practicable, their health, safety and wellbeing whilst at work.
- Section 4 – duty of the persons in control of the premises, to ensure, so far as is reasonably practicable, a safe building for occupants.
- Section 7 – duty of employees, such as building managers, to take reasonable care of themselves and other persons.
Non-compliance is not an option. Failure to adhere to these regulations can result in severe penalties, including fines and imprisonment.
“A live, accurate asbestos register isn’t paperwork, it’s proof of competence and protection.”
Practical steps to manage asbestos risks.
Managing asbestos in your property portfolio can seem daunting, but with a systematic approach, you can ensure compliance and safety. Here’s how:
1. Conduct an asbestos survey.
A professional asbestos survey is the first step. Choose between two types:
- Management surveys: focus on ensuring that ACMs are managed safely during normal building use.
- Refurbishment and demolition surveys: required before any significant work is carried out to locate ACMs that might be disturbed.
2. Develop an asbestos management plan.
This plan should include:
- The location and condition of ACMs.
- Measures to prevent disturbance.
- Procedures for informing and protecting workers and occupants.
3. Invest in digital compliance tools.
Managing asbestos effectively requires ongoing tracking and monitoring. Tools like our digital compliance software, QUOODA®, streamline the process by:
- Centralising asbestos related documentation.
- Scheduling inspections and flagging overdue tasks.
- Providing real-time dashboards for compliance visibility.
4. Adequate training.
Ensure that all staff ad contractors understand asbestos risks and their role in managing them. Training can include:
- Identifying ACMs.
- Following safe work practices.
- Reporting concerns promptly.
5. Work with experts.
Partnering with professional consultants and compliance experts like us at Ark Workplace Risk ensures that your asbestos management system meets legal and industry standards. Our expertise can provide actionable insights tailored to your property’s unique challenges.
How technology enhances asbestos management.
Digital platforms like QUOODA® offer game-changing capabilities for property professionals, as the platform provides a centralised hub for all compliance-related activities, including:
- Real-time visibility: dashboard that allow you to monitor the status of ACMs and inspection schedules.
- Proactive alerts: notifications about upcoming tasks or overdue inspections.
- Mobile integration: allowing on-site teams to update records directly from the field.
- Audit trails: automatically generated logs for accountability and verifications during audits.
Investing in technology simplifies compliance while reducing the administrative burden on your team.
The broader implications of asbestos management.
Beyond compliance, effective asbestos management contributes to broader business objectives, including:
- Enhanced property value: demonstrating robust safety measures can make properties more attractive to buyers and tenants.
- Stronger stakeholder trust: transparency and proactive management build trust among employees, tenants and contractors.
- Reduced insurance costs: insurers may offer more favourable terms for properties with comprehensive risk management programmes.
Final thoughts.
Managing asbestos in property portfolios is about more than ticking regulatory boxes, it’s about protecting lives, reputations, and assets. By understanding your responsibilities and leveraging the right tools and expertise, your can turn a complex challenge into a well-managed process.
Ark Workplace Risk is here to empower you. Our team of compliance experts and digital solutions can guide you through every step of the process, ensuring that your asbestos management system is both effective and efficient.
Contact our team of specialists if you’d like support with your asbestos risks and responsibilities.