If you've managed an older industrial site for a while, there's probably asbestos you walk past every day without a second thought.
Maybe it's the lagging around the boiler pipes, which was put on before anyone in the current crew was hired. Maybe it's the roof sheeting nobody has climbed up to check in years, or the gaskets in the plant room that just quietly do their job. Since none of it ever seems to change, it stops feeling like something to worry about.
Until a storm cracks the roof. Or a fitter opens an old pipe joint. Or a new tenant moves in and wants the floor ripped up.
So, when should you actually get a specialist out? Here are the signs we’d pay attention to.
The Building Was Built Before 2004
The first thing to check is how old the building is.
Australia didn't fully ban asbestos until the end of 2003, which means any factory, warehouse, workshop, or plant built or upgraded before then could still have some. In our experience, it's usually in more places than the owner thinks.
On industrial sites, the usual spots are roof and wall sheeting, insulation on pipes and boilers, sprayed fireproofing on steel beams, vinyl flooring, the backing boards behind switchboards, and gaskets in older machines.
Having an older building doesn't mean you've got a problem, though. It just means you need to know what's in there and what shape it's in.
Materials Are Damaged or Breaking Down
Asbestos in good condition that nobody disturbs is generally lower risk. Once it starts breaking down, the risk climbs.
So next time you do a walk around, slow down and have a proper look. Is the pipe lagging frayed, split, or sagging off the pipe? Is sprayed insulation flaking from the beams overhead? Are any of the roof or wall sheets cracked, brittle, or badly weathered?
Check the floor underneath as well. A fine layer of dust or a few crumbs of debris below old materials can mean fibres are already coming loose.
Friable material in poor condition is a job for a licensed asbestos removalist with a Class A licence. Please don't let anyone tape over it or patch it before it's been looked at.
There's Been an Incident on Site
Sometimes the damage happens all at once.
A forklift clips an old cement sheet wall while reversing. A hailstorm punches through the roof. A small fire starts in the plant room. Any one of these can leave broken asbestos scattered across the floor.
If you think asbestos could be involved, keep everyone out of the area and don't try to clean it up. A broom or a hose will only spread the fibres further. Call a specialist straight away.
Work Is About to Disturb Old Materials
A lot of industrial work comes down to cutting, drilling, or pulling things apart.
New machinery going in, pipework being moved, an electrical upgrade, a roof replacement, a wall coming out. All of these can disturb asbestos, and under work health and safety laws it has to be identified before that kind of work starts in an older building.
It's the small maintenance jobs that tend to get missed. Replacing a gasket on an old boiler, repacking a valve, or working inside a kiln can all put someone in contact with asbestos without them realising. If your team does this kind of work regularly, make sure they know what they're working with.
When the asbestos has to come out first, book the industrial asbestos removal before the other trades arrive on site.
Your Asbestos Register Is Missing or Out of Date
Most workplaces built before 2004 should have an asbestos register and a management plan. On plenty of sites, though, both got filed away years ago and haven't been opened since.
Do you know where yours is right now? Does it still match what's on site? Has the management plan been reviewed in the last five years? If the answer to any of those is no, it's time for an update.
It's also a good idea to check whenever the site changes hands or a new tenant moves in. An up to date register is how your staff and contractors know where the asbestos is and how to work around it safely.
Staff or Contractors Are Raising Concerns
The first warning often comes from the people actually doing the work.
A maintenance worker spots dust near some old lagging. A contractor says they won't start until a material has been tested. A new safety manager asks about asbestos, and nobody can give them a straight answer.
Take it seriously when this happens. More often than not, they're right.
What Specialist Attention Looks Like
Usually a licensed team will start with an inspection and take samples, which go off to a NATA accredited laboratory. When the results come back, the assessor will tell you whether the material can stay and be managed, should be sealed, or needs to come out.
If removal is needed, industrial asbestos removal is done under a removal control plan. That plan covers containment, air monitoring, safe disposal, and a clearance inspection at the end.
When you're picking an asbestos removalist, look for industrial experience, the right licence class, and a plan that works around your production.
Asbestos Australia provides inspections and industrial asbestos removal for factories, warehouses, and other large sites.
Frequently Asked Questions
Can asbestos be left in place on an industrial site? Often, yes, if it's in good condition and won't be disturbed. It still has to be recorded in the register and checked regularly.
When do I need a licensed asbestos removalist? For friable asbestos, and for larger amounts of bonded asbestos. A licensed asbestos removalist can tell you which licence class your job needs.
