Discovering asbestos during a property inspection can be overwhelming, but it’s essential to stay calm and take immediate action.
In Australia, asbestos was widely used in construction materials until it was banned in 2003 due to its severe health risks, including lung diseases and cancer.
If asbestos is found during a property inspection, knowing the correct steps to manage the situation is critical for your safety and compliance with local regulations.
Let’s get straight to the point
If asbestos is found during a property inspection, it’s crucial to act quickly and safely. Stop work immediately, restrict access, and arrange professional asbestos testing.
If asbestos is confirmed, consult a licensed asbestos contractor to determine whether removal or management is needed. Always follow legal safety guidelines, which include using professionals for asbestos removal and proper disposal.
Regular inspections and proper documentation help prevent future exposure. Understanding the risks of asbestos, such as lung diseases and cancer, is key to ensuring safety and compliance with regulations.
What Is Asbestos?
Asbestos is a naturally occurring fibrous mineral known for its durability, heat resistance, and fireproof properties. It was extensively used in construction materials, insulation, and automotive parts.
While once prized for these characteristics, asbestos is now recognised as a hazardous substance due to its health risks when disturbed. Inhaling asbestos fibres can lead to serious diseases such as asbestosis, lung cancer, and mesothelioma.
How People Are Exposed to Asbestos
Exposure to asbestos occurs when asbestos-containing materials (ACMs) are disturbed, causing fibres to become airborne. Once inhaled, these fibres can get trapped in the lungs, leading to scarring, inflammation, and eventually severe health issues.
Even though asbestos was banned in Australia, many older homes and commercial properties may still contain ACMs, especially those built before the 1980s.
Types of Asbestos
There are six main types of asbestos, divided into two categories: amphibole and serpentine.
- Chrysotile (White Asbestos): The most commonly used asbestos type, often found in building materials.
- Amosite (Brown Asbestos): Typically found in cement sheets and pipe insulation.
- Crocidolite (Blue Asbestos): Mainly used in spray-on coatings and steam engines.
- Tremolite and Actinolite: Not commercially used but found as contaminants in other materials.
- Anthophyllite: Rarely used but found in limited quantities in insulation products.
Immediate Actions When Asbestos is Discovered
If asbestos is discovered during a property inspection, immediate action is essential to minimise exposure and comply with legal requirements.
1. Stop Work Immediately
As soon as asbestos is suspected or found, halt all work in the area. Stopping work prevents the release of asbestos fibres into the air, reducing the risk of exposure. This is especially important during renovation, construction, or demolition projects.
2. Restrict Access to the Area
It’s crucial to limit access to the area where asbestos is suspected. Clearly mark the area with warning signs such as “Asbestos Risk—Do Not Enter.” Ensure that only authorised personnel wearing proper personal protective equipment (PPE) enter the affected area.
3. Report the Asbestos Discovery
Report the discovery to the property owner, site manager, or relevant authorities. This step ensures that the situation is handled according to Australian regulations and that all parties are informed about the potential risks involved.
4. Arrange for Professional Testing
Contact a professional asbestos testing service to collect samples from the suspected materials. Testing is necessary to confirm whether asbestos is present.
It’s best to rely on licensed professionals to handle this step, as they can safely collect and analyse the samples without posing a risk to themselves or others.
5. Assess the Test Results
Once the test results are available, you’ll either receive a negative result (no asbestos detected) or a positive result (asbestos is present).
- Negative Results: Work can safely resume if no asbestos is detected.
- Positive Results: If asbestos is confirmed, consult with a licensed asbestos contractor to evaluate the next steps for removal or management of the material.
6. Consult a Licensed Asbestos Contractor
If asbestos is present, consulting a licensed asbestos removal contractor is vital. They will assess whether the ACMs should be removed or left in place if they are in good condition and unlikely to be disturbed. In many cases, removing damaged ACMs is the best course of action to ensure long-term safety.
7. Follow Legal and Safety Guidelines
When dealing with asbestos, it’s crucial to comply with all relevant Australian regulations. Asbestos removal and disposal must be conducted by licensed professionals following strict guidelines to ensure safe handling and transportation of asbestos materials. Failing to comply with these regulations can result in hefty fines and penalties.
8. Inform and Protect Others
Notify everyone on the property about the presence of asbestos and the steps being taken to manage it. Implement measures to prevent future exposure, such as regular inspections and ongoing monitoring of any asbestos that remains in place.
Evaluating Asbestos-Containing Materials (ACMs)
Properly evaluating the condition of asbestos-containing materials is a critical step in managing the risk of exposure.
Identifying Asbestos-Containing Materials
Visual inspection may give clues about the presence of asbestos, especially in properties built before the 1980s. Common materials that may contain asbestos include:
- Insulation materials
- Ceiling and floor tiles
- Roofing shingles
- Cement sheeting
However, the only definitive way to confirm the presence of asbestos is through professional testing.
Assessing the Condition of ACMs
Asbestos-containing materials can be classified as friable or non-friable:
- Friable asbestos can easily crumble, releasing fibres into the air. Examples include sprayed coatings and pipe insulation.
- Non-friable asbestos is more durable and less likely to release fibres unless it is disturbed or damaged, such as asbestos cement sheets.
Regular inspections of ACMs are essential to monitor their condition. Damaged materials must be repaired or removed by licensed professionals to prevent asbestos fibre release.
Safe Removal and Disposal of Asbestos
If asbestos-containing materials are found to be damaged or pose a risk, professional removal is required. Removing asbestos safely requires strict adherence to safety protocols.
1. Engaging Licensed Asbestos Removalists
In Australia, asbestos removal can only be carried out by licensed professionals. These experts follow strict regulations to ensure asbestos is removed safely, including:
- Sealing off the area to prevent asbestos fibres from spreading
- Wetting down materials to reduce dust
- Using specialised PPE and equipment to handle the materials safely
2. Handling and Transporting Asbestos Waste
Asbestos waste must be double-bagged in 6-mil plastic bags and labelled with appropriate warnings. Only facilities licensed to accept asbestos can handle its disposal, so it’s crucial to arrange proper transportation to an approved site.
3. Legal Compliance in Disposal
In Australia, asbestos must be disposed of in licensed landfills. Non-compliance with disposal regulations can result in severe penalties, including fines and potential legal action.
Preventing Future Asbestos Exposure
To prevent future exposure to asbestos, take the following steps:
- Regular inspections of ACMs in properties built before the 1980s
- Ongoing asbestos awareness training for anyone likely to encounter ACMs
- Proper documentation of any asbestos removal or management activities
Conclusion
Discovering asbestos during a property inspection can be a serious issue, but by following the steps outlined in this guide, you can manage the situation safely and legally.
Stopping work immediately, restricting access, and arranging for professional testing are critical first steps. From there, consulting with a licensed contractor will help determine whether asbestos removal or management is the best course of action.
Regular inspections and adhering to legal guidelines ensure that your property remains safe from the dangers of asbestos.
Whether you are a homeowner, property manager, or construction professional, understanding the risks and taking proactive measures to handle asbestos properly will protect everyone involved.
Frequently Asked Questions
What Should You Do Immediately After Discovering Asbestos During A Property Inspection?
Immediately stop all work in the area to prevent further disturbance and potential release of asbestos fibres. Restrict access to the area and ensure no one enters without proper personal protective equipment (PPE). Notify the site manager or property owner right away and arrange for professional asbestos testing to confirm its presence.
How Can You Confirm If The Material Contains Asbestos?
To confirm the presence of asbestos, contact a professional asbestos testing service. Trained professionals will collect samples of the suspected material and analyse them in a laboratory. It is crucial to rely on professional testing to avoid health risks and ensure accurate results.
What Health Risks Are Associated With Asbestos Exposure?
Asbestos exposure is linked to several serious health conditions, including mesothelioma (a rare cancer affecting the membranes lining the chest and abdomen), lung cancer, asbestosis (a progressive lung disease), and other cancers such as those of the larynx and ovary. These diseases often develop after prolonged exposure to asbestos fibres.
Who Should You Consult For Asbestos Removal And Management?
If asbestos is confirmed, consult a licensed asbestos contractor for proper management. A licensed contractor can assess whether the asbestos-containing material (ACM) needs to be removed or if it can be safely managed in place. Professionals use specialised techniques and equipment to handle and remove asbestos safely.
What Are The Legal And Safety Requirements For Handling Asbestos?
Handling asbestos requires strict adherence to local regulations and safety standards. This includes following guidelines for safe removal, proper disposal, and maintaining documentation of all asbestos-related activities.
Hiring licensed professionals for asbestos abatement ensures compliance with legal requirements and helps protect the health and safety of everyone involved.
