Managing asbestos is an important responsibility for anyone involved in managing, maintaining or refurbishing older commercial property.

Warehouses, offices, retail units, factories, workshops and other commercial buildings constructed before 2000 may contain asbestos-containing materials.

For property and facilities managers, the challenge isn’t simply knowing that asbestos exists. It’s making sure information is accurate, kept up to date and available to the people who could disturb the material.

At Atlas Asbestos, we work with commercial clients across Liverpool, Merseyside, Manchester and the wider North West.

Here are seven things every property and facilities manager should know.

1. Understand Who Has the Duty to Manage Asbestos

The Control of Asbestos Regulations 2012 place a duty to manage asbestos in non-domestic premises.

The dutyholder can be the person or organisation responsible for maintenance or repair of the building.

Depending on the property and contractual arrangements, this could include building owners, landlords, managing agents, tenants or organisations with responsibility for maintaining the premises.

In some situations, responsibility can be shared.

The key point is that responsibility for asbestos management needs to be clearly understood rather than assumed to sit with somebody else.

2. Know Where Asbestos Is Located

One of the foundations of effective asbestos management is knowing where asbestos-containing materials are located within the property.

Asbestos was used in many different building products.

Depending on the age and construction of the building, asbestos-containing materials could include:

• Asbestos insulation board
• Asbestos cement roofing and cladding
• Pipe insulation
• Sprayed coatings
• Textured coatings
• Floor tiles
• Roofing products
• Panels and soffits
• Gaskets and other components

An appropriate asbestos survey can help identify materials that contain or are presumed to contain asbestos. Here at Atlas Asbestos we can carry out these surveys for you. Please see here.

The information should then be recorded so it can be properly managed.

3. Keep Your Asbestos Register Up to Date

An asbestos register shouldn’t be treated as a document that is completed once and forgotten.

Buildings change.

Materials deteriorate, refurbishment takes place, areas become accessible and asbestos-containing materials may be removed.

The register should therefore accurately reflect the current condition and location of known or presumed asbestos-containing materials.

If asbestos is removed, records should be updated accordingly.

Likewise, if the condition of a material changes, this should be reflected in the management information.

Accurate records become particularly important when contractors regularly work within the building.

4. Have an Asbestos Management Plan

Identifying asbestos is only part of the process.

Where asbestos is present or presumed to be present, the dutyholder needs a plan for managing the risk.

An effective asbestos management plan should consider matters such as:

• Where asbestos-containing materials are located
• Their condition
• Who is responsible for managing them
• How frequently their condition will be reviewed
• How contractors will be informed
• What procedures apply before maintenance or refurbishment
• What action will be taken if asbestos is damaged

The plan should be practical and actively used as part of the building’s maintenance procedures.

5. Check Before Contractors Start Work

This is one of the most important practical controls.

Electricians, plumbers, roofers, engineers, IT installers and general maintenance contractors can all potentially disturb hidden asbestos during apparently routine work.

Drilling a wall, opening a ceiling void, replacing a roof panel or removing flooring can become an asbestos incident if the relevant information hasn’t been checked beforehand.

Before work begins, contractors should receive appropriate information about asbestos that could be affected by their work.

A useful internal rule is:

No intrusive work starts until the asbestos information has been checked.

This can prevent avoidable exposure, contamination, project delays and additional costs.

6. A Management Survey Isn’t Enough for Refurbishment

This is an important distinction.

An asbestos management survey is intended to help manage asbestos during the normal occupation and use of a building.

If you’re planning intrusive refurbishment or demolition, a more intrusive refurbishment and demolition survey may be required for the area affected by the work.

This is because asbestos can be concealed within the building fabric and may not have been accessible during a standard management survey.

For facilities and property managers, asbestos planning should therefore happen before the refurbishment programme begins.

Leaving it until contractors arrive on site can cause significant delays if suspected asbestos is discovered halfway through the project.

7. Plan Asbestos Removal Around Your Wider Project

When asbestos does need to be removed, coordination is important.

Commercial asbestos removal frequently forms part of a larger project involving roofing contractors, demolition teams, electricians, mechanical contractors or general construction companies.

The asbestos phase may need to be completed before these trades can safely access particular areas.

Planning should consider:

• Building occupancy
• Access requirements
• Exclusion areas
• Working at height
• Other contractors on site
• Waste movements
• Programme dates
• Reinstatement works
• Handover requirements

Early involvement from the asbestos contractor can make the overall project considerably easier to manage.

What Happens If Asbestos Is Accidentally Disturbed?

If suspected asbestos is unexpectedly disturbed, work in the affected area should stop.

The area should be controlled to prevent further disturbance and access, and competent advice should be obtained.

Trying to clean up suspected asbestos using ordinary cleaning methods can potentially make the situation worse.

For property managers, having a clear asbestos incident procedure means staff know who to contact and what action to take rather than making decisions under pressure.

Should Commercial Asbestos Always Be Removed?

No. Control of Asbestos Regulations (CAR) 2012 states that duty holders have a duty to manage their asbestos, not remove it.

Asbestos-containing material that’s in good condition and unlikely to be disturbed can often remain in place and be managed.

Removal may become appropriate where:

• Material is deteriorating
• Refurbishment will disturb it
• Demolition is planned
• Repeated maintenance creates a risk of disturbance
• The material cannot be effectively managed in its current location
• Planned building works provide a suitable opportunity for removal

The appropriate approach depends on the individual building and circumstances.

Working With Atlas Asbestos

Atlas Asbestos provides asbestos services to property managers, facilities managers, landlords, contractors and commercial building owners.

We can support both planned and reactive asbestos requirements, from smaller individual works through to larger asbestos removal projects.

Our aim is to provide a straightforward and reliable service while working around the requirements of your property, contractors and project programme.

We operate throughout Liverpool, Merseyside, Manchester and the wider North West.

Looking for an Asbestos Contractor?

If you manage commercial properties and need a dependable asbestos contractor for upcoming projects, we’d be happy to introduce Atlas Asbestos and discuss your requirements.

Whether you need assistance with a current project or simply want another asbestos contractor available for future works and tender opportunities, get in touch with our team.

Atlas Asbestos — Safe. Professional. Reliable.