Property Owners Need an Asbestos Plan; Planning to Demolish Your Home? Here’s What to Do If You Suspect Asbestos;What Every Homeowner Should Know About Asbestos Before Deconstructing a House
Commercial property owners must prepare for new health and safety regulations governing asbestos, due to come into effect early next year.
That's the message from Bayleys managing director Mike Bayley, who points out that the Health and Safety at Work (Asbestos) Regulations 2016 come fully into effect on April 4.
It is imperative that owners of property where there is asbestos start drawing up their asbestos management plan now, he says.
Under current rules, commercial property owners or occupiers are required to identify any asbestos in the workplace. If a building owner or occupier knows there is a risk of exposure to respirable asbestos fibres, they must identify all asbestos that poses a risk of exposure, as well as any material containing more than 1 per cent asbestos.
Bayley believes a significant number of commercial buildings in New Zealand are likely to still have asbestos or asbestos-containing material (ACM) in them, particularly those built or renovated between 1940 and the mid-80s, when asbestos was often used as a fire retardant and in insulation.
"Modern commercial buildings are less likely to contain asbestos or ACM.
"However, commercial property owners should note the import ban on all products containing asbestos only came into force late last year, and so not assume their properties are asbestos-free.
"Property owners and tenants should conduct an asbestos survey of their buildings, keep a record of the location and condition of the asbestos they find and update their risk register accordingly," says Bayley.
Worksafe New Zealand says the regulations will assist commercial property owners and workplace managers to minimise harm to people working around asbestos, until the material is eliminated.
"People living and working near asbestos and ACM should expect their health to be protected and workers to use safe practices to manage or remove asbestos, the government body says," says Bayley.
"The dangers of asbestos exposure are well-known. It is New Zealand's single largest cause of deaths from work-related disease."
Lawyers Tim Clarke and Jane Holland, who specialise in health and safety law and commercial real estate, say a (written) asbestos management plan must contain:
• the identification of asbestos or ACM;
• decisions (including reasons for those decisions) on how the risk caused by the asbestos is managed; and
• procedures for detailing incidents or emergencies involving asbestos or ACM in the workplace.
Lawyers for New Zealand firm Bell Gully say a building owner or occupier must ensure the asbestos management plan is kept up-to-date and a copy is readily accessible to any worker who has carried out, carries out, or intends to carry out work at the workplace, or any business that intends to carry out work at the workplace.
"After April 4, businesses will revise their plans if the asbestos is removed from, or disturbed at the workplace, or if five years have passed since the plan was last reviewed.
"The regulations also require businesses that manage or control a workplace to ensure a person's exposure to airborne asbestos is eliminated so far as is reasonably practicable, or minimised where it is not reasonably practicable to eliminate the risk."
Clarke and Holland say there could be situations where the property owner and tenant will both be considered responsible for the "management or control of a workplace", and therefore have overlapping duties under the regulations.
"In these scenarios, the Health and Safety at Work Act 2015 requires both parties to consult, co-operate and co-ordinate activities ensuring no gaps in protection. Parties will need to share information on how they will meet their obligations.
"For example, who will take responsibility for maintaining the asbestos management plan, and what process will the building owner and the building occupier use to communicate relevant information when it comes to light?" say the lawyers.
Understanding and Managing Asbestos in Your Home: A Guide for Homeowners
Asbestos, once hailed for its heat resistance and insulating properties, has been found to pose significant health risks, leading to its reduction and regulation in building materials. However, many homes built before the 1980s may still contain asbestos. Understanding what asbestos you have in your home and having a management plan is crucial for ensuring the safety and health of your household. Here's a guide to help homeowners navigate the complexities of asbestos in their homes.
Identifying Asbestos in Your Home
Common Sources of Asbestos:
- Insulation: Asbestos was commonly used in attic, wall, and pipe insulation.
- Floor Tiles: Vinyl tiles and the backing on vinyl sheet flooring often contained asbestos.
- Ceiling Tiles: Drop ceiling tiles and “popcorn” or “cottage cheese” ceilings may contain asbestos.
- Siding and Roofing: Some types of shingles and siding were made with asbestos.
- Adhesives: Black mastic used for tile adhesive might contain asbestos.
Professional Testing:
If you suspect materials in your home contain asbestos, do not disturb them. Disturbing these materials can release asbestos fibers into the air. Instead, hire a professional asbestos inspector to take samples and conduct tests. These professionals are trained in safe sampling protocols and can identify materials containing asbestos in your home.
Health Risks Associated with Asbestos
Asbestos fibers, when inhaled, can lead to serious health issues, including asbestosis, lung cancer, and mesothelioma, a rare form of cancer primarily associated with asbestos exposure. The risk increases with the amount and duration of exposure, but there is no safe level of asbestos exposure.
Developing an Asbestos Management Plan
Once asbestos is identified in your home, you'll need a management plan to handle it safely. Here are the steps to consider:
1. Leave Undisturbed Asbestos Alone
If asbestos-containing materials (ACMs) are in good condition and not in areas where they are likely to be disturbed, they may not pose a significant risk. It's often safer to leave them undisturbed and monitor their condition over time.
2. Regular Monitoring
Inspect the condition of ACMs regularly. Look for signs of wear or damage, such as tears, abrasions, or water damage. If the material is deteriorating, it's more likely to release fibers.
3. Professional Removal or Repair
If ACMs are damaged or will be disturbed by renovations, professional removal is often the safest course. Asbestos abatement professionals can safely remove, repair, or encapsulate the materials. Never attempt to remove asbestos materials yourself.
4. Legal and Safety Compliance
Adhere to local regulations regarding asbestos removal and disposal. Professional asbestos removal services will ensure that all legal and safety protocols are followed, including proper disposal at approved facilities.
5. Document Your Actions
Keep records of any inspections, tests, and abatement activities. This documentation can be valuable for your reference and necessary if you sell your home.
Preventing Exposure
While asbestos is present, take steps to prevent fiber release:
- Do not drill, saw, or sand materials suspected of containing asbestos.
- Avoid using abrasive pads or brushes on power strippers to strip wax from asbestos flooring.
- Never use a power washer on asbestos materials.
Conclusion
Understanding and managing asbestos in your home is critical to ensuring the safety and well-being of everyone who lives there. By identifying potential asbestos materials, assessing their condition, and following a well-considered management plan, you can mitigate the risks associated with asbestos. If you have concerns about asbestos in your home, don't delay—seek the help of professionals to assess the situation and advise on the best course of action. Remember, the key to managing asbestos is not inducing panic but fostering awareness, caution, and responsible action.
Step-by-Step Guide for Homeowners Demolishing a Home with Suspected Asbestos
If you’re considering demolishing your home and think there may be asbestos in the structure, it’s vital to approach the process with caution. Asbestos is a hazardous material that can cause severe respiratory issues if disturbed. It was commonly used in construction materials until the 1980s, so if your home was built before then, you need to take the necessary precautions. Follow this step-by-step guide to safely handle asbestos before proceeding with demolition.
1. Identify Potential Asbestos-Containing Materials
Step 1: Inspect Common Asbestos-Containing Areas Start by identifying areas in your home that may contain asbestos. Common locations include:
- Roofing materials (shingles, tiles)
- Insulation (especially around pipes and boilers)
- Cement sheets (often used in walls and siding)
- Vinyl flooring and adhesives
- Popcorn or textured ceilings
Handy Tip: Avoid any attempt to disturb these materials. Asbestos fibers are hazardous when they become airborne, so any form of DIY inspection can pose serious risks.
2. Hire a Certified Asbestos Inspector
Step 2: Get a Professional Inspection To confirm whether your home contains asbestos, hire a licensed asbestos inspector. They will safely collect samples from suspected areas and send them to a laboratory for analysis. A certified professional ensures safety and accuracy, reducing the risk of contamination.
Cost Estimate: Expect to pay between $400 and $800 for a comprehensive asbestos inspection, depending on the size of your home and the extent of the testing required.
3. Review the Test Results
Step 3: Understand the Report Once the lab results are in, the asbestos inspector will provide you with a detailed report that confirms the presence and condition of asbestos-containing materials (ACMs). This is crucial for planning the next steps before demolition.
4. Plan for Asbestos Removal
Step 4: Hire a Licensed Asbestos Abatement Contractor If asbestos is present, you will need to hire a licensed asbestos abatement contractor to remove or encapsulate the materials before demolition can proceed. Asbestos removal is not a DIY task—it requires specialized equipment, safety gear, and disposal protocols that meet local regulations.
Cost Estimate:
- Asbestos Removal: Prices vary depending on the extent of contamination but generally range from $1,500 to $30,000 or more, depending on the size of the home and the complexity of the job.
- Encapsulation: This option (if suitable) involves sealing asbestos materials in place and typically costs between $500 and $2,000.
Handy Tip: Ensure the contractor provides you with a clear plan for removal, including details about disposal and compliance with local regulations.
5. Obtain Necessary Permits and Comply with Regulations
Step 5: Follow Local Asbestos Regulations Before any demolition can begin, you’ll need to secure the necessary permits and ensure that all asbestos materials have been handled in accordance with local laws. Most cities and counties have strict rules about asbestos removal and disposal, so compliance is essential.
Handy Tip: Your asbestos removal contractor can often assist with the permitting process, ensuring that all legal requirements are met. Failing to comply can result in fines, delays, and legal complications.
6. Get a Clearance Certificate
Step 6: Ensure the Area Is Safe for Demolition After the asbestos removal is completed, a final clearance inspection is required to certify that all asbestos has been safely removed. The asbestos removal contractor will provide a clearance certificate, which is essential before you can move forward with demolition.
Cost of Clearance: A clearance inspection and certificate usually cost between $200 and $500, depending on the complexity of the project.
7. Proceed with Demolition
Step 7: Demolish Safely With the asbestos safely removed and the site cleared, you can proceed with the demolition. Ensure that the demolition crew is aware of the asbestos removal process and follows proper safety protocols to avoid any remaining risks.
Conclusion
If you're planning to demolish a home and suspect that asbestos may be present, it's critical to take the right steps to ensure safety and compliance with local regulations. From hiring a certified asbestos inspector to removing hazardous materials and obtaining a clearance certificate, following these guidelines will protect both you and the environment from the dangers of asbestos. Handling asbestos responsibly ensures that your demolition project proceeds smoothly and without legal or health issues.
Deconstructing a house can be an exciting step toward renovation or rebuilding, but it’s crucial to be aware of potential hazards lurking within older homes. Asbestos, a once-popular building material, poses significant health risks if disturbed. Knowing how to identify and safely manage asbestos during deconstruction is vital for protecting your family, workers, and the environment.
Why Is Asbestos a Concern?
Asbestos was widely used in New Zealand homes built before the 1990s for its durability, heat resistance, and affordability. However, when materials containing asbestos are damaged or disturbed, they release tiny fibers into the air. Inhaling these fibers can lead to serious health conditions, including mesothelioma, lung cancer, and asbestosis.
Top Things Homeowners Should Look For
Here are the key areas in your home where asbestos might be present:
- Roofing Materials
- Corrugated asbestos cement sheets or tiles.
- Insulation materials under old roofs.
- Wall Claddings and Ceilings
- Textured ceilings, also known as "popcorn ceilings."
- Asbestos cement boards used in walls, eaves, and ceilings.
- Flooring
- Vinyl tiles or linoleum backed with asbestos.
- Adhesives used for flooring installation.
- Pipes and Insulation
- Insulated pipes in basements or crawl spaces.
- Spray-on insulation materials.
- Exterior Features
- Asbestos-containing materials in garages, sheds, or fences.
- Exterior wall panels.
Steps to Take Before Deconstruction
- Get a Professional Asbestos Survey
- Keyword Tip: Search for "asbestos inspection services near me" to find qualified professionals.
- Hiring a licensed asbestos surveyor ensures a thorough assessment of your property.
- Engage a Licensed Asbestos Removalist
- Keyword Tip: Look for "licensed asbestos removal services in [Your Location]" for trusted experts.
- In New Zealand, only licensed professionals can handle and remove certain types of asbestos.
- Notify WorkSafe NZ
- If significant amounts of asbestos are identified, WorkSafe NZ must be notified before work begins. This ensures compliance with the Asbestos Regulations 2016.
- Plan for Safe Disposal
- Keyword Tip: Research "asbestos waste disposal near me" to locate certified disposal facilities.
- Asbestos waste must be double-bagged, sealed, and taken to an approved landfill.
What Not to Do
- Do Not Disturb Suspected Asbestos: Avoid breaking, drilling, or sanding materials that may contain asbestos.
- Do Not Attempt DIY Removal: Handling asbestos without proper training and equipment can spread dangerous fibers.
Health and Safety Considerations
- Wear appropriate personal protective equipment (PPE), including P2 or N95 masks, if working near asbestos.
- Ensure the work area is well-ventilated but avoid creating drafts that could spread fibers.
- Seal off the area with plastic sheeting to prevent contamination.
Legal Obligations for Homeowners
Under the Health and Safety at Work Act 2015, homeowners in New Zealand must ensure their property is free from hazards, including asbestos, before deconstruction begins. Ignorance of asbestos risks can result in legal penalties and endanger public health.