ASBESTOS IN NON-DOMESTIC PREMISES
What is asbestos - why is it problem?
Basic principles on dealing with asbestos.
The duty to manage asbestos.
Who has the duty?
What premises are affected?
Must work with asbestos be undertaken by a licensed contractor?
Where can I get more information?
What is asbestos - why is it problem?
Asbestos was used extensively as a building material in Great Britain from the 1950’s through to the mid-1980’s. It was used for a variety of different purposes and was ideal for fireproofing and insulation. Any type of building built before 2000 (houses, factories, offices, schools, hospitals etc.) could contain asbestos. Asbestos materials in good condition are safe unless the asbestos fibres become airborne, which happens when the materials are damaged.
A key factor in the risk of developing an asbestos-related disease is the total number of fibres breathed in. There is a possibility that being exposed to asbestos fibres for a short period of time can cause cancer. Working on or near damaged asbestos containing materials or breathing in high levels of asbestos fibres, which may be many hundreds of times that of environmental levels, could increase your chances of getting an asbestos related disease.
When these fibres are inhaled they can cause serious diseases which are responsible for around 4000 deaths a year. There are three main diseases caused by asbestos: Mesothelioma (which is always fatal), lung cancer (almost always fatal) and asbestosis (not always fatal but it can be very debilitating).
These diseases will not affect you immediately but later on in life, so there is a need for you to protect yourself now to prevent you contracting an asbestos related disease in the future. It is also important to remember that people who smoke and are also exposed to asbestos fibres are at a much greater risk of developing lung cancer.
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Basic principles on dealing with asbestos.
- Asbestos is only dangerous when disturbed. If it is safely managed and contained, it doesn’t present a health hazard;
- Don’t remove asbestos unnecessarily – removing it can be more dangerous than leaving it in place and managing it;
- Not all asbestos materials present the same risk. The measures that need to be taken for controlling the risks from materials such as pipe insulation are different from those needed in relation to asbestos cement;
- Don’t assume you need to bring in a specialist in every case (for example, you can inspect your own building rather than employ a surveyor). But, if you do, make sure they are competent;
- If you are unsure about whether certain materials contain asbestos you can presume they do and treat them as such;
- Remember that the duty to manage is all about putting in place the practical steps necessary to protect maintenance workers and others from the risk of exposure to asbestos fibres. It is not about removing all asbestos.
- If any asbestos containing materials need to be sealed, encapsulated or removed, remember you will need to employ a licensed contractor if the materials are high risk (e.g. pipe insulation and asbestos insulating panels). If the materials are lower risk (e.g. asbestos cement) then an unlicensed but competent contractor may carry out this work. For further details look at the licensing section.
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The duty to manage asbestos.
The duty to manage asbestos is contained in the Control of Asbestos Regulations 2006. It requires the person who has the duty to:
- Take reasonable steps to find out if there are materials containing asbestos in non-domestic premises, and if so, its amount, where it is and what condition it is in;
- Presume materials contain asbestos unless there is strong evidence that they do not;
- Make, and keep up-to-date, a record of the location and condition of the asbestos containing materials – or materials which are presumed to contain asbestos;
- Assess the risk of anyone being exposed to fibres from the materials identified;
- Prepare a plan that sets out in detail how the risks from these materials will be managed;
- Take the necessary steps to put the plan into action;
- Periodically review and monitor the plan and the arrangements to act on it so that the plan remains relevant and up-to-date; and
- Provide information on the location and condition of the materials to anyone who is liable to work on or disturb them.
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Who has the duty?
In many cases, the dutyholder is the person or organisation that has clear responsibility for the maintenance or repair of non-domestic premises through an explicit agreement such as a tenancy agreement or contract.
The extent of the duty will depend on the nature of that agreement. In a building occupied by one leaseholder, the agreement might be for either the owner or leaseholder to take on the full duty for the whole building; or it might be to share the duty. In a multi-occupied building, the agreement might be that the owner takes on the full duty for the whole building. Or it might be that the duty is shared – for example, the owner takes responsibility for the common parts while the leaseholders take responsibility for the parts they occupy. Sometimes, there might be an agreement to pass the responsibilities to a managing agent.
In some cases, there may be no tenancy agreement or contract. Or, if there is, it may not specify who has responsibility for the maintenance or repair of non-domestic premises. In these cases, or where the premises are unoccupied, the duty is placed on whoever has control of the premises, or part of the premises. Often this will be the owner.
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What premises are affected?
The duty to manage covers all non-domestic premises. Such premises include all industrial, commercial or public buildings such as hotels, warehouses, offices, shops, and restaurants.
Non-domestic premises also include those ‘common’ areas of certain domestic premises: purpose-built flats or houses converted into flats. The common areas of such domestic premises might include foyers, corridors, lifts and lift-shafts, staircases, roof spaces, gardens, yards, outhouses and garages – but would not include the flat itself. Such common areas would not include rooms within a private residence that are shared by more than one household such as bathrooms, kitchens etc in shared houses and communal dining rooms and lounges in sheltered accommodation.
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Must work with asbestos be undertaken by a licensed contractor?
Most asbestos removal work must be undertaken by a licensed contractor but any decision on whether particular work is licensable is based on the risk. Work is only exempt from licensing if:
- the exposure of employees to asbestos fibres is sporadic and of low intensity (but exposure cannot be considered to be sporadic and of low intensity if the concentration of asbestos in the air is liable to exceed 0.6 fibres per cm3 measured over 10 minutes); and
- it is clear from the risk assessment that the exposure of any employee to asbestos will not exceed the control limit; and
- the work involves:
- short, non-continuous maintenance activities. Work can only be considered as short, non-continuous maintenance activities if any one person carries out work with these materials for less than one hour in a seven-day period. The total time spent by all workers on the work should not exceed a total of two hours.
- removal of materials in which the asbestos fibres are firmly linked in a matrix, Such materials include: asbestos cement; textured decorative coatings and paints which contain asbestos; articles of bitumen, plastic, resin or rubber which contain asbestos where their thermal or acoustic properties are incidental to their main purpose (e.g. vinyl floor tiles, electric cables, roofing felt) and other insulation products which may be used at high temperatures but have no insulation purposes, for example gaskets, washers, ropes and seals.
- encapsulation or sealing of asbestos-containing materials which are in good condition, or
- air monitoring and control, and the collection and analysis of samples to find out if a specific material contains asbestos.
Under the Asbestos Regulations, anyone carrying out work on asbestos insulation, asbestos coating or asbestos insulating board (AIB) needs a licence issued by HSE unless they meet one of the exemptions above.
A list of all contractors holding a licence is available on the Health and Safety Executive’s website.
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Where can I get more information?
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