You can't tell by looking
Before diving into specific locations, one thing needs to be clear: you cannot identify asbestos by visual inspection alone. Asbestos-containing materials (ACMs) often look identical to non-asbestos alternatives. The only way to confirm whether a material contains asbestos is through laboratory analysis of a sample taken by a qualified professional.
What you can do is know where ACMs are most commonly found, so you can avoid disturbing suspect materials and ensure proper assessments are carried out before any maintenance, renovation, or demolition work.
Roofing and exterior cladding
Corrugated asbestos cement roofing was common in commercial and industrial buildings through to the 1980s. It's durable and fire-resistant, which made it popular for factories, warehouses, and office buildings. You'll also find flat asbestos cement sheeting used for eaves, soffits, and exterior wall cladding.
These materials are non-friable when intact, but decades of weathering can cause surface degradation. Cracked, broken, or heavily weathered cement sheeting should be treated with caution.
Internal walls and partitions
Fibre cement (fibro) sheeting was widely used for internal wall linings, particularly in offices, corridors, and amenities blocks. It was cheap, easy to install, and provided reasonable fire resistance. You may also find asbestos in textured wall coatings, sometimes called "stipple" finishes, which were popular from the 1960s through to the 1980s.
These coatings can contain chrysotile (white asbestos) mixed into the plaster or coating compound. They become a concern when sanded, scraped, or drilled into during renovations.
Ceilings
Asbestos was used in several types of ceiling products. Ceiling tiles, particularly those with a fibrous or textite appearance, may contain asbestos. Sprayed-on acoustic and thermal insulation applied to the underside of concrete ceilings or metal decking is another common source, and this type is friable, making it the highest risk.
Even in buildings where ceiling tiles have been replaced, the original asbestos-containing tiles may have been left in place above a new suspended ceiling rather than removed.
Flooring
Vinyl floor tiles manufactured before the mid-1980s frequently contain asbestos, particularly tiles that are 9 inches (225mm) square. The backing material on sheet vinyl flooring can also contain asbestos. In some cases, the adhesive (mastic) used to stick tiles to the subfloor contains asbestos too.
Layers of flooring built up over the years can hide asbestos-containing materials beneath newer coverings. This is a common surprise during refurbishments.
Plant rooms and mechanical services
This is where you'll often find the highest-risk materials. Plant rooms and mechanical areas commonly contain:
- Pipe lagging (insulation wrapped around hot water and steam pipes)
- Boiler and vessel insulation
- Gaskets and seals in pumps, valves, and flanges
- Calorifier and hot water cylinder insulation
Pipe lagging and boiler insulation are typically friable, meaning the fibres can be released easily if the material is touched, bumped, or deteriorates. These materials often need priority attention in any asbestos management plan.
Fire protection
Asbestos was valued for its fireproofing properties, so it turns up in many fire-related building components. Fire doors frequently have asbestos-containing cores or linings. Sprayed fireproofing on structural steel beams and columns may contain asbestos. Fire blankets and curtains manufactured before the 1990s may also be asbestos-containing.
Electrical areas
Electrical switchboards, distribution boards, and meter panels often have asbestos cement backing boards. Arc chutes and flash guards inside older switchgear can contain asbestos. These are easily overlooked because electrical panels aren't usually opened during general building inspections, and they should only be assessed by someone qualified to work around electrical equipment.
Bathrooms and wet areas
Bathrooms in commercial buildings commonly feature asbestos cement wall linings behind tiles, particularly in buildings from the 1960s and 1970s. The material was chosen for its moisture resistance. During bathroom refurbishments, removing tiles can expose or damage the asbestos sheeting underneath.
Other locations
Asbestos turns up in plenty of less obvious places too. Expansion joints in concrete structures, window putty, lift shaft linings, and even decorative plaster mouldings can contain asbestos. The variety of products that once contained asbestos is genuinely extensive.
What to do about it
If your building was constructed before 2000, the starting point is a professional asbestos survey. A qualified asbestos assessor will systematically inspect the building, take samples where necessary, and produce an asbestos register documenting what was found, its condition, and recommended management actions.
Until a survey has been completed, the safe approach is to assume that any suspect material in a pre-2000 building contains asbestos and avoid disturbing it.