What is asbestos?
Asbestos is a group of naturally occurring fibrous minerals that were widely used in building materials throughout the 20th century. Valued for their heat resistance, strength, and insulating properties, asbestos-containing materials (ACMs) were used in everything from roofing and insulation to floor tiles and cement sheeting.
The fibres themselves are microscopic. A single asbestos fibre is roughly 700 times thinner than a human hair. When materials containing asbestos are cut, drilled, broken, or allowed to deteriorate, these tiny fibres become airborne. Once inhaled, they can lodge deep in lung tissue and remain there permanently, causing serious disease years or even decades later.
Types of asbestos
There are six recognised types of asbestos, but three were used commonly in building products across Australia and New Zealand:
- Chrysotile (white asbestos) — the most commonly used type, accounting for roughly 90-95% of asbestos in buildings worldwide. It was used in cement sheeting (fibro), roofing materials, brake linings, and gaskets. The fibres are curly and flexible.
- Amosite (brown asbestos) — used heavily in thermal insulation products, ceiling tiles, and cement sheeting. Amosite has straight, needle-like fibres and is considered more hazardous than chrysotile.
- Crocidolite (blue asbestos) — the most dangerous form. It was used in spray coatings, pipe insulation, and some cement products. Crocidolite fibres are extremely fine and sharp, making them easier to inhale deeply. Its use was phased out earlier than other types due to the recognised health risks.
All six types of asbestos are banned in Australia and New Zealand. From a practical standpoint, the type of asbestos in your building matters less than the condition of the material containing it. You cannot identify asbestos type by looking at it. That requires laboratory analysis by a NATA-accredited (Australia) or IANZ-accredited (New Zealand) laboratory.
Why was it used so widely?
Before health risks were fully understood, asbestos was considered a wonder material. It was fireproof, chemically resistant, and inexpensive. In Australia and New Zealand, it was used extensively in residential and commercial construction from the 1940s through to the mid-1980s.
Australia was one of the highest per-capita consumers of asbestos in the world. The material turned up in thousands of products: cement sheet cladding (commonly called "fibro"), vinyl floor tiles, pipe lagging, electrical switchboards, fire doors, roof shingles, and even textured ceiling coatings. In commercial buildings, it was also used in lift shafts, plant rooms, and duct insulation, places where fire resistance mattered most.
When did it become a concern?
The link between asbestos exposure and lung disease was established as early as the 1930s, but widespread regulation took decades to follow. The use of asbestos was progressively restricted in Australia from the 1980s, with a total ban on the manufacture, use, and import of all asbestos products taking effect on 31 December 2003. New Zealand banned the import of raw asbestos in 1984 and extended the ban to asbestos-containing products in 2016.
However, buildings constructed before these bans may still contain asbestos materials. Estimates suggest that asbestos is present in one-third of all Australian homes and a significant proportion of commercial buildings. The key health risks from long-term exposure include mesothelioma (a cancer of the lung lining), asbestosis (scarring of lung tissue), and lung cancer. These diseases typically appear 10 to 40 years after exposure, which is why asbestos-related illness is still being diagnosed today despite the bans.
What does this mean for property managers?
If you manage a building constructed before 2000, there is a reasonable chance it contains asbestos materials. This doesn't necessarily mean immediate danger. Asbestos materials in good condition and left undisturbed generally pose low risk. The concern arises when materials are damaged, deteriorating, or disturbed during renovation, maintenance, or demolition work.
Your key obligations as a property manager involve:
- Identification: Arrange for a competent person (typically a licensed asbestos assessor) to survey the building and identify any ACMs. You can't tell whether a material contains asbestos just by looking at it.
- Asbestos register: Maintain a register that records the location, type, and condition of all identified or assumed ACMs. This register must be kept on-site and made available to anyone who may disturb those materials.
- Management plan: If asbestos is identified, prepare an asbestos management plan that outlines how you'll monitor, maintain, or remove ACMs over time.
- Communication: Make sure contractors, maintenance staff, and tenants know where asbestos is located before they carry out any work that could disturb it.
- Regular review: Re-inspect the condition of known ACMs at least annually (or more often in high-traffic areas) and update your register accordingly.
Getting on top of asbestos management early saves money and headaches down the track. An unplanned asbestos find during a renovation can halt work for weeks and blow out your budget. A proactive approach, starting with a proper survey and register, keeps you compliant and gives you a clear picture of what you're working with.
Sources
- Safe Work Australia — Asbestos
- Asbestos and Silica Safety and Eradication Agency — What is asbestos?
- WorkSafe New Zealand — Asbestos