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Asbestos-contaminated soil presents complex problems that can be expensive to solve. That’s why, when you find asbestos in soil, it’s especially important to get expert help.

At one time, asbestos in soil was always treated as friable in New South Wales. But in 2008, WorkCover NSW (now SafeWork NSW) released a new set of guidelines on working with asbestos. Although some things have changed with more recent legislation, the guidelines about asbestos-contaminated soil remain the same. The guidelines state:

A competent occupational hygienist should assess the site to determine:

• if the asbestos material is bonded or friable
• the extent of asbestos contamination
• safe work procedures for the remediation of the site

The assessment and safe work procedures should reflect the level of the hazards and the proposed use of the land. Environmental and planning legislative requirements must be complied with.

In other words, you need an expert to assess the situation and determine the best way to handle the asbestos.

This open-ended advice reflects our experience of dealing with asbestos in soil: we simply have to assess each case on its merits. In some cases, depending on the extent of the planned works, the whole site may have to be excavated. In other cases, a geofabric separator might provide sufficient protection.

Asbestos in soil: A complex problem

What makes asbestos in soil so complex to deal with? There are a number of factors at work.

The first factor is self-evident: soil is more difficult to “inspect” than above-ground materials. It has to be dug up. For this reason, we’ll usually add a disclaimer to asbestos clearance certificates, to the effect that asbestos may still be present in soil beneath the site: we simply can’t get to this soil to test it unless there’s a particular reason to do so.

The second factor is the range of different types of asbestos that can be found in soil. It may be an inherently friable form of asbestos like pipe lagging. It may be a bonded form of asbestos like fibro, which can become friable under certain conditions. It may be asbestos waste that has formerly been illegally dumped at the site, or just left behind and buried at a time when the need for safe disposal wasn’t so well known. It may be a combination of all these. Each kind of asbestos requires a different response.

The third factor that makes asbestos in soil a complex issue is the sheer cost of removing it. The extent of contamination can be difficult to pin down, and excavating soil from a large site is a massive operation. Disposal facilities are also an issue: if soil was excavated from every asbestos-containing site in Australia, there wouldn’t be enough space in current facilities to safely to dispose of the soil.

For all these reasons, if you have an issue with asbestos contaminated soil, you need to talk to an expert. Airsafe has over 20 years of experience dealing with asbestos in soil, so if you’re in NSW, give us a call on (02) 9555 9034. We’ll get one of our consultants on site quickly – often the same day. Once there, we’ll help you devise a plan that keeps your staff and contractors safe with as little disruption to your business as possible.

If you’ve found something in soil that you suspect might be asbestos, Airsafe can also test soil samples for asbestos.

After a neighbour in his block of flats was robbed, engineer David Caldwell decided to install a new lock on his front door – a fire door of the kind often found in Australian apartment buildings and offices. Installing the lock involved drilling a large hole in the door.

While drilling, Caldwell noticed that some of the dust no longer looked like wood dust. Instead, it was a whitish grey colour. An asbestos testing laboratory confirmed the bad news: Caldwell’s drilling had released asbestos dust fibres into the air.

Although well aware of the general risks of asbestos, Caldwell didn’t realise that asbestos is extremely common in fire doors:

I have always been particularly careful to protect myself from asbestos dust. I’ve even lectured builders on the subject. Cladding, concealed walls, vinyl tiles, appliance electrical wiring, old clutch pads and brake shoes. All of these I knew of.

Bizarrely, I was never aware of the asbestos in doors.

Caldwell’s unawareness isn’t unusual. At Airsafe, we constantly come across situations where fire doors have been allowed to release asbestos dust into the atmosphere. Asbestos fibres can be released when a fire door:

• is drilled into to install a lock, latch or peephole
• is removed without proper precautions
• is broken or cracked
• is scraped off at the edges over time because it doesn’t fit properly

Although there’s no danger as long as the doors are intact, the asbestos they contain (a mixture of chrysotile and amosite asbestos) is extremely friable, so once the doors are damaged, air monitoring results are often among the highest we see.

The problem is compounded by the fact that removalists and other tradespeople are often completely unaware of the precautions that need to be taken when dealing with fire doors that contain asbestos.

Asbestos fire door safety – Our recommendations

Airsafe recommends the following steps to make sure you don’t expose yourself and others to asbestos when dealing with fire doors:

1. If unsure, assume the door contains asbestos, and don’t drill into it or remove it without taking proper precautions.
2. If the door is already damaged and you notice white or grey dust, get a sample tested immediately by a NATA accredited laboratory like Airsafe’s. (Airsafe can deliver results the same day if required.) In the meantime, stay away from the area.
3. Unless you’re sure the door doesn’t contain asbestos, engage a contractor with a friable asbestos removal license. Airsafe can recommend a reliable contractor in Sydney or NSW, and can also provide air quality monitoring during removal.
4. Make sure your contractor uses a vacuum cleaner approved for asbestos removal to clean up asbestos-containing dust. Ordinary vacuum cleaners – even heavy-duty commercial ones – won’t do the job.

In 2013, the Tasmanian Government announced a plan to remove all asbestos from government buildings by 2030.

Sounds great, right? The problem was, as the Local Government Association pointed out in this news story, the asbestos removal project – which hadn’t been costed by the government – would be hugely expensive, and would require a large workforce of people with expertise in asbestos.

These are the kinds of objections that are likely to come up over and over again as governments across Australia – including the Commonwealth Government – start to take serious action on ridding the country of asbestos-related disease.

Cost is undeniably an issue, especially when you’re talking about having to replace basic infrastructure like water pipes. But where there’s a will, there’s a way: we believe that if the reducing risk of asbestos-related disease is genuinely treated as a national priority, the money will be found.

The asbestos skills shortage

The need for a workforce with asbestos expertise is a thornier problem. Dealing effectively with asbestos requires special skills and knowledge – whether it’s conducting an asbestos audit, testing for asbestos, monitoring air quality during removal, carrying out the asbestos removal itself, or doing a clearance inspection.

These skills and knowledge can’t be picked up overnight: they have to be acquired through experience. And there’s a limited number of Australians with that experience.

At Airsafe, we’ve had to deal with this issue ourselves. Over time, we’ve seen a big increase in demand for our services, and because we only employ qualified staff who know their way around asbestos, we sometimes need to create a waiting list for non-urgent asbestos audits.

The alternative would be to employ non-qualified staff, give them a bit of token on-the-job training and let them loose. But asbestos is too important to trifle with. And as we saw with the bungled NSW schools asbestos audit program, trying to cut corners can be more costly in the long run, as work that wasn’t done properly the first time has to be repeated.

So while we applaud any government effort to rid Australia of asbestos-related disease, we’d also urge governments to consider the asbestos skills shortage, and invest in giving more Australian workers the skills they need to deal with asbestos safely and rigorously. Even if it means moving deadlines back, we have to get this right.

The most common kind of asbestos roof in Australia is “Super Six” corrugated asbestos sheeting. However, asbestos can also often be found in roof shingles or tiles.

Over time, asbestos shingled roofs take on a weathered appearance that looks a lot like slate.

In fact, sometimes asbestos shingle roofs look so much like slate that they get passed off as slate by real estate agents to unsuspecting home buyers. One of these home buyers told their story on an online forum:

Today a slate roofer came to our home to give us a quote on some work and he presented us with the bad, bad news. There is absolutely no slate on our house, simply asbestos shingles made to look like slate. In fact, they are so old that the asbestos fibres are showing.

Like corrugated asbestos roofing, asbestos shingles or tiles are safe as long as they’re in their original condition. But because they’re exposed to the elements, they’re very subject to wear and tear. Once the material starts to break down, they can release asbestos fibres in the air, put you, your family and your neighbours at risk.

How to find out if your shingled roof contains asbestos

If you have a shingled or tiled roof that you think might contain asbestos, the best thing to do is have a sample tested – especially if some of the tiles are damaged. Find out how to get a sample tested for asbestos.

If the sample turns out to contain asbestos, Airsafe can talk you through your options. The good thing about asbestos roof tiles, compared to corrugated asbestos sheets, is that you may be able to just replace the tiles that have been damaged with matching tiles that don’t contain asbestos.

You can also ask to have a sample tested before you buy a house, if you suspect the “slate” roof might contain asbestos. Even the most ethical real estate agent will sometimes make an honest mistake!

You probably already know that many Australian homes contain asbestos in roofs and walls. But you might not realise there’s another place in the home where asbestos is commonly found: right under your feet.

Asbestos was used in various types of floor covering, especially from the 1960s to the 1980s. The most common use of asbestos was in the lining for vinyl sheets and floor tiles (also known as “lino” or “linoleum”). Asbestos was used to make the lino more durable.

Asbestos is also sometimes found in carpet underlay, which was often made from hessian bags that had been used to transport asbestos.

Asbestos in lino is a particular concern for a number of reasons:

• It couldn’t be more highly concentrated: the lining is 100% chrysotile asbestos.
• It’s easy to accidentally breathe in: the action of ripping up lino releases asbestos fibres into the air.
• Because ripping up lino is easy and feels satisfying, home renovators will often do it themselves, without considering the risks of asbestos.

Protect your family from potential asbestos risks

So what should you do to protect your family from possible breathing in asbestos fibres when you’re removing old lino or carpet?

Basically, you have two options. The first is to treat the material as if it contains asbestos and have it removed by a professional asbestos removalist. (If you’re in Sydney or NSW, Airsafe can recommend a reliable asbestos removal contractor.)

The second option – the one we would recommend – is to remove a small, inconspicuous sample and send it to Airsafe for testing. Find out how to collect a sample and get it tested.

Airsafe can get you an answer very quickly – the same day if you’re in a hurry! Once you’ve had your sample tested, you’ll know whether it’s safe to remove the lino yourself, or whether you need to get an asbestos removal contractor to do it.

Just remember: tempting as it might be to just start ripping up that grotty old lino, a little bit of patience can protect your family from a potentially big risk.

If you’re concerned about lead in your home and its possible effects on your children’s health, you may be tempted to try a home lead testing kit.

Unlike asbestos testing kits – which are really just a way of pre-paying for testing in a laboratory – lead testing kits claim to let you test for lead right in your home. They do this with a chemical-coated swab that’s supposed to react to the presence of lead. Some kits use rhodizonate, which turns red or pink; others use sulfide, which turns brown or black.

This makes the tests sounds straightforward and easy to interpret, like a litmus test for acidity or a home pregnancy test. But there are several problems with lead testing kits.

False negatives and other problems

Most importantly, the results are unreliable. In 2007, the US Consumer Product Safety Commission (CPSC) tested several commonly available lead testing kits. They found that more than half the results were false negatives: that is, they didn’t change colour to indicate lead when there was indeed lead present. This is an astonishing level of inaccuracy!

There are other problems too: the kits won’t detect lead if it’s coated with other products, and the presence of other substances can confuse the results. Respected US magazine Consumer Reports found in their own study that using the kits correctly took practice, which just adds another level of doubt to the process:

All lead test kits require practice. Exposing the layers of old paint took strength, dexterity, and lots of practice….Correctly “reading” color changes when lead levels were low also took practice.

Even a positive result can’t be trusted: the CPSC study found false positives as well as false negatives among the results. In other words, whether you get a negative or a positive result, you’ll need to get it confirmed by professional testing. So what’s the point of home testing kits – why not go straight to the professionals? The CPSC agrees:

False results can make it difficult or impossible for consumers to determine the proper course of action to take….Testing by a qualified laboratory and trained personnel is the only way to accurately assess the potential risk posed by a consumer product that may contain lead.

Lead poses too much of a risk to your family to rely on DIY detection. Instead, get a sample tested in a professional laboratory, so you get a definite answer the first time. Find out how to collect a sample and deliver it to Airsafe for testing.

The relationship between asbestos and insurance is a complicated one.

Think about it: symptoms of asbestos-related disease can take up to 40 years after exposure to appear. There’s no clear relationship between level of exposure and risk of disease: diseases like mesothelioma can bypass people who worked with asbestos all their lives, while affecting others who had relatively fleeting contact with asbestos.

These factors can make it difficult to pinpoint the original source of asbestos exposure. But even if the source is known, who does the victim make a claim against? The asbestos manufacturer? The employer or building owner where the asbestos was located? The asbestos removal contractor who failed to take precautions?

As an employer, these complexities make it difficult to predict what liabilities you might have in the future. But there are still some things you can do to protect yourself in the present.

Your legal obligations: Asbestos surveys, registers and management plans

The first thing you can do to protect yourself is to make sure that you’re complying with your legal obligations around asbestos. That means that if your premises were built before 1 December 2003, you need an asbestos survey to determine whether they contain any asbestos.

If asbestos is found, you need to create an asbestos register and management plan.

Airsafe can help you with asbestos surveys, registers and management plans – just call us on (02) 9555 9034.

Asbestos removal contractors must have the right insurance

The second thing you can do to protect yourself is make sure that any contractors you engage to remove asbestos have the right insurance. By the right insurance, we mean public liability cover that specifically covers asbestos.

An article in Insurance and Risk Professional magazine points out that most standard Australian public liability policies don’t cover asbestos. This can mean damages aren’t payable even in relatively trivial circumstances if asbestos is involved:

Take the example of a roofing contractor undertaking an asbestos re-roof. If a piece of asbestos falls from the roof and dints the insured’s car, many standard liability policies won’t cover the damage to the car because the material hitting the car is asbestos.

The trouble with engaging a supplier who’s not adequately covered is that, in the game of musical chairs where an injured party needs to find someone to make a claim against, you may end up with the liability yourself.

So you should always make sure that any asbestos removal contractors have public liability cover that explicitly includes asbestos. Not only does that protect you against possible claims; you can also be confident that before providing the cover, the insurance company will have checked out the contractor to make sure they have the necessary experience and qualifications to handle asbestos.

Need a recommendation for an asbestos removal contractor in Sydney or NSW? Call Airsafe on (02) 9555 9034: we only recommend reputable contractors with the necessary insurance cover.

When you delve into regulations about asbestos removal, you’ll come across the term “friable”. Friable asbestos removal in Sydney and NSW comes with stricter regulations around air monitoring and clearance inspections.

So what is friable asbestos?

It’s actually pretty simple: the word “friable” derives from the Latin word meaning “to crumble”, and friable materials are simply materials that are easily crumbled. (Note: it has nothing to do with the verb “to fry”!)

Friable vs non-friable asbestos

When asbestos becomes friable and breaks down, it releases tiny fibres into the air. If proper precautions aren’t taken, these fibres can be breathed in, doing long-term damage to the lungs which can lead to conditions like asbestosis, mesothelioma and lung cancer.

But importantly, the distinction between friable and non-friable asbestos isn’t an absolute one. Over time, non-friable asbestos can become friable.

Non-friable (or “bonded”) asbestos is most commonly found in the form of building materials like fibro. In its original condition, it’s quite safe to be around. But over the years, weather damage and general wear and tear can damage the material to the point where it becomes friable.

Here’s an example of a clearly damaged section of asbestos pipe that has become friable (this is example only; friable asbestos doesn’t always look like this):

Bonded asbestos can also become friable when it’s damaged by human activity, so it’s important to be careful during renovations. Before you drill into that wall or rip up those vinyl floor tiles, make sure you’re not putting your family in danger. Get a sample tested for asbestos.

Treat all asbestos as potentially friable

Because of the risk that non-friable asbestos can become friable, Airsafe recommends you treat all asbestos as potentially friable. That means taking full precautions when getting asbestos removed.

How do you take precautions? Call Airsafe on (02) 9555 9034. We’ll recommend an asbestos removal contractor who won’t cut corners. We also offer air monitoring to make sure fibres aren’t released into the air during removal, and clearance inspections to make sure all asbestos has been properly removed.

Whether you can see it crumbling or not, never take chances with asbestos.

The rules around asbestos inspections and clearance certificates are strict.

Since January 1 2013, under the Work Health and Safety Regulation, all licensed asbestos removal works in NSW must have a clearance inspection, with a clearance certificate issued.

Licensed asbestos removal works include removal of

• any amount of friable asbestos (that is, asbestos which is easily crumbled), or
• more than 10m² of non-friable asbestos

If you’re a Person with Control of a Business or Undertaking (PCBU), it’s your responsibility to make sure the inspection takes place and the clearance certificate is issued.

So how do you get an asbestos inspection and clearance certificate? Just call Airsafe on (02) 9555 9034. With over 20 years’ experience in the asbestos industry, the authorities trust what our consultants say. A clearance certificate from Airsafe means you don’t have to worry about complications later on.

Airsafe’s consultants are backed by NATA Accreditation and professional indemnity insurance. And we can also provide air monitoring during asbestos removal – a legal requirement if the asbestos is friable.

In practice, it will often be your asbestos removal contractor who organises the clearance certificate. But as the employer, the legal liability rests with you. The best solution is to only engage an asbestos removal contractor who you can be certain will comply with the law. (Airsafe can recommend one.)

As you may know, the Work Health and Safety Regulation 2017 makes it compulsory to maintain an asbestos register and an asbestos management plan if you have management or control of a workplace that contains asbestos.

So you may be wondering: what’s an asbestos register, what’s an asbestos management plan, are they the same thing, and do I need them?

Although the asbestos register and management plan are closely related and are generally prepared at the same time, strictly speaking they’re different documents. Briefly, an asbestos register states where asbestos has been found in your workplace. An asbestos management plan is about the processes you have in place for dealing with that asbestos.

Asbestos register

Asbestos registers should record the following details for any asbestos that has been identified or is assumed to exist at your workplace:

• The location of the asbestos
• The type of asbestos
• The condition of asbestos

Asbestos registers need to be kept up to date (for instance, if you have asbestos removed), and they must be passed on when there is a change in management.

Asbestos management plan

The asbestos management plan is more of a living document. It records things like:

• Decisions you have made about managing asbestos
• General procedures and control measures
• Procedures and responsibilities in case of incidents involving asbestos

Like asbestos registers, asbestos management plans must be kept up to date. They must also be reviewed every five years, or when an incident involving asbestos occurs. Your asbestos management plan must be accessible to your OH&S representatives, and to anyone doing construction, renovation or demolition work at your workplace.

Do I need an asbestos register and management plan?

You don’t need an asbestos register or management plan if you’ve had an asbestos survey at your workplace and no asbestos was identified; or if your workplace was constructed after 31 December 2003.

If any asbestos has been identified at your workplace, you’re legally required to have an asbestos register and management plan.

How can I get help with these documents?

To get help, just call Airsafe on (02) 9555 9034. We’ll carry out an asbestos survey if you haven’t already had one done. We’ll use the information from that survey to create an asbestos register for your workplace. And we’ll work with you on creating a rigorous, legally compliant asbestos management plan, ensuring that everyone is aware of their responsibilities, and your employees and contractors are kept safe.

Note: because of heavy demand, we sometimes have a waiting list for non-urgent asbestos surveys. But rest assured, by putting your name on the waiting list, you’ll be complying with your legal obligations.

More information

SafeWork NSW has a page about asbestos registers and management plans, explaining the legal requirements in more detail.