In the world today, asbestos is one of those words that everybody fears hearing. It is a material that was commonly used in the construction of buildings a few decades ago, but that has since been discovered to have the potential for being extremely harmful and even life-threatening.
Finding asbestos in your home or commercial unit is generally bad news, especially if you are planning on carrying out construction work. Asbestos is at its most dangerous when it is disturbed or damaged – which is, of course, most likely when any construction or renovations are going on.
What is Asbestos?
Asbestos is a group of materials that is made up of six different natural mineral fibres. Each mineral fibre has its own characteristics and has, therefore, been used in a range of different situations. It is resistant to corrosion and heat, meaning that it was a particularly good material to be used in construction, boiler pipes, artex on the ceiling, insulation, ceilings and floors, and tiles.
When asbestos is damaged or broken, however, it is possible that some fibres can become loose and escape into the air, and breathing or swallowing these fibres is what can do the damage to humans. With time, these fibres can cause inflammation and scarring, which can potentially lead to laryngeal, mesothelioma, and ovarian cancers, as well as other serious health conditions.
In the UK, there is the possibility that asbestos can be found in any building before it was banned in 1999, and according to the British Government, it causes about 5000 deaths a year.
Although construction companies are unable to use asbestos in their new builds, there are still many, many buildings where asbestos is present in some shape or form. It is predicted that we are still about 100 years away from asbestos disappearing completely from British buildings.
Surveys
When you buy a commercial unit, it is not a legal requirement to get a building survey (unlike a residential property), but it is certainly recommended. In most cases, the survey should pick up on any asbestos that is present. If asbestos is discovered in the commercial unit, it doesn’t necessarily mean that you should not buy the unit, just that you need to be aware of it and that you might need to deal with it at some point.
If you already have a commercial unit and suspect that you have asbestos, you should look to get an asbestos survey to clarify where and to what extent you have asbestos and how urgent it is to remove or deal with it.
Likewise, if you are a tenant that is renting a commercial unit, you will need to know who is responsible for dealing with any asbestos that is present – this should be detailed in your contract. Whoever is responsible should then contact surveyors to get a better understanding. It is important that you use an external accredited surveyor.
Once that asbestos has been identified (often using a test and not just visual identification), the risk should be assessed, and a plan of action devised.
How to Deal with Asbestos
It is normally the case that any asbestos that is present in a commercial unit is dealt with by the landlord – unless, of course, it is stipulated in the contract that the tenant or another party will. Usually, asbestos is only a problem when it is damaged or disturbed.
If you do need to deal with the asbestos that is present in the commercial unit, it is important that it is dealt with properly.
After the survey, you should carry out a health and safety risk assessment to decide whether you should leave it untouched, seal it, or remove it. Of course, if you are planning building or refurbishment work, leaving it as it is, is not an option.
If you decide to leave it, you should make everyone likely to come into contact with the asbestos aware of its presence and potential for harm. This includes tenants and employees, as well as builders and decorators if applicable.
If you decide to seal it, the process involves adding a layer of waterproof sealant onto the asbestos, preventing the fibres within the asbestos from getting into the air. It also helps to protect the asbestos from getting damaged, to an extent. It is important to note that this work should be carried out by professionals.
If you want to have the asbestos removed, the process is rather more complicated and potentially disruptive to tenants of the commercial unit – although, of course, it does get rid of the asbestos risks once and for all. It is important that this is carried out by professionals as it involves creating an airtight space, wetting the asbestos, monitoring the fibres in the air, using specialised equipment to remove it, and then thoroughly cleaning and vacuuming the area once it has been removed and safely disposed of. It is also recommended that you test the area afterwards to ensure that it is safe to spend time there again once the asbestos has been taken out.
Government regulations state that if there is no plan to deal with the asbestos and put it into action, you could be liable for up to 12 years’ imprisonment and/or up to a £20,000 fine, or worse if it is a serious infringement.
It is worth noting that this also applies to empty warehouses and other vacant commercial units.
Final Thoughts
For landlords with a commercial unit where asbestos is present, it is advised that you deal with it as sensibly as possible, as soon as you can. Make sure that you keep records of everything that you have done.
If you are a tenant in a commercial unit where you think there might be asbestos, make sure that the landlord is aware, and check your contract to see whose responsibility it is, before taking the next steps.
Here at Boxpod, we have a range of commercial units for rent. If you are a landlord looking for new tenants or a business looking for a commercial unit, take a look at our website and get in touch today!