Asbestos -The Quick Facts; What to Do If You Think You Have Asbestos Soffits Around Your Home: A Step-by-Step Guide

• Around 170 people die each year in New Zealand from asbestos-related diseases.
• Exposure to asbestos dust can cause serious health issues including various forms of cancer such as lung, larynx, and ovarian cancers.
• To put it into some form of perspective, multiple asbestos fibres are finer than one human hair and because it is so fine, it can stay in the air for a long time before settling.
• Asbestos in a good condition and left undisturbed is unlikely to pose a health risk and doesn’t need to be removed.
• There is no safe level for asbestos exposure, but if proper precautions are taken, the health risks are relatively low.
• If asbestos is present NEVER cut it, drill it, sand it, scrape it, scrub it, waterblast it, or demolish it, unless you have had asbestos awareness training.
• If any asbestos is removed, always dispose of it correctly - NEVER dump it or put it out with other building or residential rubbish.
• If you accidentally damage or uncover asbestos - stop work immediately, keep people away, minimise the spread of contamination and get advice on what to do next.
• Never use high pressure water spray, compressed air or power tools on asbestos or suspected asbestos materials.
• Always wear the correct personal protective equipment (PPE) when working with asbestos materials.
• Asbestos removal under 10 square metres should be done by a competent person who has had appropriate asbestos awareness training.
• All asbestos removal work over 10 square metres must be done by either a Class A or Class B licensed company.
• All friable asbestos must be removed by a Class A licensed asbestos removalist.
• Dealing with asbestos is important and serious - but is manageable and should not be overwhelming.

Step-by-Step Guide for Homeowners Who Suspect Asbestos Soffits

If you think your home may have asbestos soffits, it’s important to act with caution. Asbestos, commonly used in building materials up until the 1980s, was often incorporated into soffits due to its fire-resistant and insulating properties. However, asbestos fibers, when disturbed, can pose serious health risks. Inhaling these fibers can lead to conditions like asbestosis, mesothelioma, and lung cancer. Here’s a guide on what to do if you suspect your soffits contain asbestos.

Step 1: Identify Potential Asbestos Soffits

Where to Look for Asbestos Soffits Soffits are the underside of the roof eaves and often bridge the gap between the roof’s edge and the wall of the house. If your home was built before the late 1980s, there’s a good chance that asbestos was used in the soffit materials.

Signs to Look For:

• Cement-like appearance: Many asbestos soffits were made from asbestos cement sheets, which have a hard, cement-like look.
• Cracking or damage: Over time, asbestos soffits may show signs of wear, such as cracking or flaking. This can increase the risk of asbestos fibers becoming airborne.

Important Tip: You cannot confirm the presence of asbestos just by looking at it. Asbestos-containing materials (ACMs) need to be professionally tested.

Step 2: Do Not Disturb the Soffits

Why You Shouldn't Touch or Disturb It Asbestos is most dangerous when fibers become airborne, which occurs when the material is broken, cut, drilled, or sanded. If you suspect asbestos, avoid any DIY attempts to repair or remove the soffits yourself.

What You Shouldn't Do:

• Do not attempt to cut or sand the soffit material.
• Avoid drilling into the soffits or applying high-pressure cleaning, as this may release fibers.
• Keep children and pets away from the area to prevent accidental disturbance.

Step 3: Contact a Licensed Asbestos Inspector

Get a Professional Asbestos Inspection The only way to confirm whether the soffit material contains asbestos is to hire a licensed asbestos inspector. A professional will safely collect samples from the soffits and send them to a lab for analysis.

Cost Estimate: Asbestos inspections typically range from $400 to $800, depending on the number of samples and the size of the property.

What to Expect:

• A full report detailing whether asbestos is present in your soffits and the condition of the material.
• Recommendations for either encapsulation or removal based on the asbestos type and the condition of the soffit material.

Key Tip: Ensure that the asbestos inspector is certified under WorkSafe NZ guidelines for asbestos assessment.

Step 4: Decide Between Encapsulation or Removal

Understand Your Options Once asbestos is confirmed, you’ll have two primary options: encapsulation or removal.

• Encapsulation: Encapsulation involves sealing the asbestos-containing soffits with a protective barrier or coating that prevents fibers from becoming airborne. This option is less invasive and more affordable, but it requires ongoing monitoring to ensure the material remains undisturbed.
• Removal: If the soffits are damaged or you plan to replace them, removal is the best long-term solution. This involves safely dismantling and disposing of the asbestos material by licensed professionals.

Cost Estimates:

• Encapsulation: Typically costs between $500 and $2,000, depending on the area covered and the complexity of the job.
• Asbestos Removal: Full removal can range from $1,500 to $10,000 or more, depending on the extent of the contamination and the difficulty of accessing the soffits.

Key Tip: Always hire licensed asbestos removal contractors for removal or encapsulation. It is illegal and extremely dangerous to attempt DIY asbestos removal.

Step 5: Comply with Legal Requirements and Disclosure

Follow WorkSafe NZ Regulations In New Zealand, handling asbestos comes with strict legal obligations. Asbestos-related work must comply with the Health and Safety at Work (Asbestos) Regulations 2016. If asbestos removal is necessary, it must be performed by licensed professionals, and waste must be disposed of at approved facilities.

Disclosure Requirements for Home Sellers If asbestos is present and you plan to sell your home, you are legally obligated to disclose the presence of asbestos to potential buyers. This includes providing them with the inspection report and any documentation of asbestos management or removal.

What to Disclose:

• A copy of the asbestos testing report.
• Details of any encapsulation or removal work.
• Any certificates from asbestos removal contractors (e.g., clearance certificate after removal).

Step 6: Ensure Safe Disposal of Asbestos Materials

Proper Asbestos Disposal Asbestos waste must be carefully handled and disposed of at an approved facility. Licensed asbestos removal contractors will transport the material in sealed containers to prevent fiber release during transportation.

Request Documentation: Ask for documentation from your contractor to confirm that the asbestos was disposed of legally. Keep these records for future reference, especially if you are selling your home.

Step 7: Get a Clearance Certificate After Removal

Final Safety Check Once the asbestos soffits have been removed, an independent inspector should conduct a clearance inspection. A clearance certificate will confirm that the area is now safe and free from asbestos contamination.

Cost of Clearance Inspection: A clearance certificate typically costs between $200 and $500, depending on the complexity and size of the project.

Key Tip: Store this certificate for future reference, especially if you’re planning to renovate, sell, or rent out the property.

Conclusion

Suspecting asbestos in your soffits is a serious concern, but by following these steps, you can manage the situation safely and responsibly. Start with a professional inspection, decide on the best course of action (encapsulation or removal), and follow all legal regulations to ensure the safety of your family and the property. Remember, asbestos work is not a DIY project—it requires licensed professionals to ensure compliance with safety laws and to avoid health risks.