Asbestos remains a significant concern for property owners and managers, especially in commercial buildings constructed before the 1980s. Despite extensive regulations and heightened awareness around asbestos risks, several misconceptions continue to circulate, which can lead to improper handling and potential legal liabilities. In this article, we address some of the most common misconceptions about asbestos in commercial buildings and provide clarity on the importance of asbestos identification, safety, and compliance.
Misconception 1: Asbestos Is Only Dangerous If It’s Disturbed
One of the most pervasive misconceptions is that asbestos only poses a risk when it is disturbed. While it is true that asbestos-containing materials (ACMs) are most hazardous when their fibres are released into the air, often through cutting, sanding, or demolition activities, ACMs can also pose a risk even if they are left undisturbed. Materials that are aging, damaged, or improperly maintained can release asbestos fibres over time, especially in areas with poor air quality or high traffic.
The Reality: Asbestos fibres can become airborne without direct disturbance if the material is deteriorating or damaged. This is why regular asbestos identification and monitoring are crucial, even for seemingly intact materials. Keeping track of asbestos-containing materials through an updated asbestos register and scheduling routine inspections can help mitigate these risks.
Misconception 2: Asbestos Removal Is Always Necessary
Another common misconception is that the presence of asbestos automatically means removal is required. While asbestos removal is sometimes necessary, it is not always the best course of action, particularly if the asbestos is in good condition and poses minimal risk of fibre release.
The Reality: Asbestos removal can be costly and disruptive. The safer and more cost-effective approach may involve managing asbestos in place, especially if the material is undisturbed and in good condition. This can include sealing, encapsulating, or protecting the asbestos to prevent fibre release. Asbestos compliance regulations allow for different management strategies depending on the condition and location of the ACMs. A professional asbestos identification and risk assessment should be conducted to determine the most appropriate action.
Misconception 3: Asbestos Is No Longer a Risk in Modern Buildings
Some property owners assume that asbestos is no longer a concern for modern commercial buildings, as asbestos was banned in Australia in the early 2000s. However, this is a dangerous oversimplification.
The Reality: While new buildings are no longer constructed with asbestos-containing materials, older commercial properties, particularly those built before the 1980s, may still contain asbestos. This is particularly true for buildings that have undergone renovations or have areas that have been neglected over the years. Asbestos is commonly found in roofing, insulation, flooring, and wall materials, and it can remain present in a building for decades after construction.
Even buildings built after the ban may still have legacy asbestos in older materials or renovation works. Asbestos identification and proper testing are essential to ensure the safety of anyone working in or around these buildings.
Misconception 4: Asbestos Safety Is Only a Concern for Construction Workers
While construction workers and demolition teams are at higher risk of encountering asbestos, asbestos safety is a concern for anyone who works in, owns, or manages a commercial building that contains asbestos-containing materials. It is a mistake to assume that asbestos exposure is only a risk for those involved in construction or renovation activities.
The Reality: Asbestos fibres can be inhaled in any setting where the material is disturbed, even through routine activities such as cleaning, maintenance, or air circulation. Property managers, maintenance staff, and even tenants can be exposed to asbestos if the materials are not correctly identified and managed. Asbestos compliance requires that property owners ensure all personnel are informed of the risks and follow safety procedures.
Misconception 5: Asbestos Is Easy to Identify by Sight Alone
Many people believe that they can easily identify asbestos-containing materials by looking at them. This is simply not true, as asbestos can be mixed with other materials and may not be visibly distinguishable.
The Reality: Asbestos identification is a complex process that requires professional expertise. There are many types of ACMs, each with its unique characteristics. Asbestos fibres are microscopic and cannot be identified by sight alone. To accurately identify asbestos, property owners must hire qualified asbestos assessors who can collect samples for laboratory analysis. These experts will also help property owners understand the risks associated with the identified materials and develop appropriate management plans to ensure compliance with safety regulations.
Misconception 6: Asbestos Management Is a One-Time Task
Some commercial property owners mistakenly believe that once they have addressed asbestos in their building, through removal, encapsulation, or other management strategies, they can forget about it. In reality, asbestos management is an ongoing process.
The Reality: Asbestos compliance is an ongoing responsibility. The condition of asbestos-containing materials can change over time, especially with natural wear and tear. Regular inspections, monitoring, and updating of the asbestos register are crucial for maintaining a safe environment. An asbestos management plan should be reviewed and updated regularly, particularly if the building undergoes renovations, new construction, or changes in usage.
Misconception 7: Asbestos Compliance Is Too Expensive for Small Property Owners
Many small commercial property owners believe that asbestos management is a costly and complex process that they cannot afford. However, failure to comply with asbestos regulations can lead to severe financial and legal consequences, making proper asbestos management an investment in long-term safety and legal protection.
The Reality: Asbestos compliance does not have to be overly expensive. While there are costs associated with asbestos identification, testing, and management, these expenses are often far less than the potential costs of legal penalties, litigation, or health-related claims. By engaging certified professionals to assess and manage asbestos risks, property owners can avoid costly mistakes and protect their assets and tenants.
Addressing misconceptions about asbestos in commercial buildings is essential for property owners and managers to effectively manage asbestos risks, ensure compliance, and protect the health and safety of building occupants. By correctly identifying asbestos, adhering to safety regulations, and developing comprehensive asbestos management plans, property owners can create safer, more compliant environments while avoiding costly mistakes.
Engaging qualified professionals like Global Asbestos Audits for asbestos identification and risk assessments will ensure that you are taking the necessary steps to manage asbestos responsibly and in accordance with legal requirements.