Stop work immediately
If a contractor reports finding material they suspect contains asbestos, the first step is straightforward: stop work in that area. Don't let anyone try to identify or test the material themselves. Don't sweep up debris. Don't poke at it to get a better look.
The reason is simple. If the material does contain asbestos and it's been disturbed, fibres may already be airborne. Any further disturbance makes the situation worse.
Isolate the area
Clear everyone from the immediate vicinity and restrict access. This doesn't need to be dramatic. Close the door, put up a barrier, or tape off the area. The goal is to stop people walking through and potentially spreading contamination.
If the material appears damaged or crumbly (friable), you should also shut down any HVAC systems serving that area to prevent fibres from being circulated through the building.
Don't try to identify it yourself
You cannot tell whether a material contains asbestos just by looking at it. Materials that look identical can have completely different compositions. The only way to confirm the presence of asbestos is through laboratory analysis of a sample taken by a qualified professional.
This is where an asbestos surveyor comes in. They'll collect samples safely using proper containment procedures, then send them to a NATA-accredited laboratory (in Australia) or an IANZ-accredited lab (in New Zealand) for analysis.
Call a surveyor, not a removalist
A common mistake is jumping straight to calling a removal company. Before removal is even on the table, you need to know what you're dealing with. Understanding how consultants, surveyors, and removalists differ helps here. An asbestos surveyor or consultant will assess the material, collect samples, and provide a report confirming whether asbestos is present, what type it is, and what condition it's in.
Results typically come back within a few business days, though urgent turnaround is available from most labs if work is on hold.
What happens if it's confirmed as asbestos
If testing confirms asbestos, the surveyor's report will recommend a course of action based on the material's condition and location. The options generally fall into two categories:
- Leave in place and manage: If the material is in good condition and won't be disturbed by the planned work, it can sometimes be left in place, labelled, and added to the building's asbestos register. The work scope may need to be adjusted to avoid disturbing it.
- Remove before work continues: If the material is damaged, deteriorating, or sits directly in the path of planned work, it will need to be removed by a licensed asbestos removalist before the contractor can return.
Your obligations as the building manager
As the person with management or control of the workplace, you have specific duties under work health and safety legislation.
In Australia: The Work Health and Safety Regulations require you to ensure asbestos is identified by a competent person, that your asbestos register is updated, and that any removal is carried out by a licensed removalist. You must also ensure workers are not exposed to airborne asbestos fibres above the exposure standard.
In New Zealand: Under the Health and Safety at Work (Asbestos) Regulations 2016, the PCBU with management or control of the workplace must identify asbestos, maintain an asbestos management plan, and ensure removal is performed by a licensed person.
In both countries, failing to act on a report of suspected asbestos can result in significant penalties.
Communicating with tenants and workers
Be honest and factual. Let affected tenants and workers know that suspect material has been found, that work has stopped as a precaution, and that a qualified surveyor is being engaged to test it. Avoid speculation about what the material is or isn't.
Once you have the lab results, share the outcome and the planned next steps. If removal is needed, provide a timeline and explain any temporary access restrictions. People handle these situations well when they're kept informed. It's silence and uncertainty that causes problems.
Document everything
Keep a written record of the timeline: when the material was reported, when work stopped, when the surveyor attended, lab results, and any remediation actions taken. This protects you if there's ever a question about whether the situation was handled properly, and it feeds into your asbestos register and management plan.