Managing Legacy Asbestos in Ageing Commercial Assets

Article Summary: Legacy asbestos remains a critical compliance and risk issue across Australia’s ageing commercial building stock. From factories and warehouses to offices, schools and council assets, asbestos-containing materials (ACMs) are still commonly present and must be actively managed under work health and safety legislation. In this article, we explain where legacy asbestos is typically found, how to make informed manage-versus-remove decisions, and why lifecycle planning is essential for ongoing asbestos compliance in commercial buildings.

Introduction

Across Australia, a significant proportion of commercial and industrial assets were constructed or refurbished before asbestos use was fully prohibited in 2003. As a result, legacy asbestos management continues to be a major operational, legal and reputational consideration for asset owners, property developers, councils and facility managers.

While asbestos-containing materials may remain stable for long periods, deterioration, refurbishment, demolition, disaster events or changes in use can rapidly elevate risk. Australian legislation is clear: the presence of asbestos is not the problem — failure to manage it is.

Effective asbestos management is not a one-off exercise; it is an ongoing compliance obligation that must align with asset condition, use and future planning.

Understanding Legacy Asbestos in Australian Commercial Buildings

What is legacy asbestos?

Legacy asbestos refers to asbestos-containing materials that remain in buildings constructed or renovated when asbestos was still legally used in Australia. These materials were widely selected for their durability, fire resistance and insulation properties.

In commercial settings, asbestos was used extensively across structural, mechanical and architectural elements. Although many assets have undergone partial remediation over time, it is uncommon for older buildings to be completely asbestos-free unless a comprehensive removal program has been undertaken.

From a regulatory perspective, asbestos must be assumed to be present in any commercial building constructed prior to 2004 unless proven otherwise through appropriate inspection and sampling.

Why legacy asbestos remains a compliance risk

Asbestos-related health risks are well established, with exposure linked to serious diseases including mesothelioma and asbestosis. For commercial asset owners, unmanaged asbestos presents multiple layers of risk:

• Breaches of work health and safety obligations
  

• Project delays during refurbishment or demolition
  

• Increased remediation costs due to poor planning
  

• Contractor and occupant exposure incidents
  

• Insurance, liability and reputational impacts
  

This is why asbestos in old commercial buildings in Australia must be proactively managed through formal systems, not reactive responses.

Common Locations of Asbestos in Commercial Assets

Legacy asbestos can be present in both friable and non-friable forms across a wide range of building elements. Identifying these materials early is fundamental to effective asbestos risk assessment.

Frequently identified asbestos-containing materials

In our experience across commercial, industrial and public-sector assets, asbestos is commonly found in:

• Cement sheeting to walls, ceilings and eaves
  

• Vinyl floor tiles and associated adhesives
  

• Fire-rated wall systems and service penetrations
  

• Roofing, gutters and downpipes
  

• Insulation to pipes, boilers and plant rooms
  

• Electrical switchboards and backing boards
  

• Lift motor rooms and mechanical risers
  

The condition of these materials varies significantly. Some remain stable and well-sealed, while others show signs of damage, water ingress or disturbance from previous works.

Why assumptions are dangerous

Relying on outdated reports or visual assumptions is one of the most common compliance failures we encounter. Materials that appear intact may become hazardous when disturbed by maintenance, upgrades or changes in occupancy.

A current and site-specific asbestos risk assessment for buildings is essential to establish actual risk, not perceived risk.

Managing vs Removing Asbestos: Making Informed Decisions

When management is the appropriate strategy

Australian regulations allow asbestos to remain in situ provided it is in good condition and effectively managed. For many operational assets, particularly those with minimal disturbance, management may be the most practical and cost-effective approach.

An effective asbestos management plan for commercial buildings typically includes:

• A current asbestos register prepared by competent professionals
  

• Clear identification and labelling of ACMs
  

• Risk-based condition assessments
  

• Controls to prevent disturbance
  

• Procedures for contractors and maintenance personnel
  

• Regular inspections and review cycles
  

Management is not passive. It requires active oversight, documentation and communication to ensure asbestos risks remain controlled over time.

When removal becomes necessary

Asbestos removal is often required where materials are deteriorating, inaccessible to ongoing monitoring, or likely to be disturbed by planned works. Removal may also be the preferred option where long-term asset strategies favour elimination of risk.

Common triggers for removal include:

• Major refurbishment or redevelopment
  

• Demolition or structural alteration
  

• Repeated disturbance from maintenance activities
  

• Poor condition or friability
  

• Change of use to higher-risk occupancy, such as education or healthcare
  

Strategic removal planning allows asbestos to be addressed proactively, rather than under emergency or stop-work conditions.

Avoiding reactive decision-making

One of the most costly mistakes asset owners make is deferring decisions until asbestos becomes a project constraint. Early assessment allows removal to be staged, budgeted and aligned with broader capital works.

Asbestos Risk Assessment in Commercial Buildings

What a compliant risk assessment involves

A compliant asbestos risk assessment goes beyond identifying materials. It evaluates the likelihood of exposure based on condition, accessibility, occupancy and activity levels.

Key components include:

• Identification and classification of ACMs
  

• Assessment of material condition and friability
  

• Evaluation of disturbance potential
  

• Risk ranking to prioritise actions
  

• Recommendations for management or removal
  

This risk-based approach supports defensible decision-making and demonstrates due diligence to regulators, insurers and stakeholders.

Integrating risk assessment into asset management

Asbestos risk assessment should not sit in isolation. It must be integrated into broader asset management, maintenance and capital planning frameworks.

For complex portfolios, this often includes aligning asbestos data with:

• Development feasibility studies
  

• Environmental site assessments
  

• Contaminated land investigations
  

• Demolition and remediation planning
  

This integrated approach reduces surprises and supports smoother project delivery.

Lifecycle Planning for Ongoing Asbestos Compliance

Why lifecycle planning matters

Ongoing asbestos compliance is not achieved through a single report. It requires a lifecycle mindset that recognises how assets change over time.

Buildings age, uses evolve, and regulatory expectations increase. Lifecycle planning ensures asbestos risks are managed consistently from acquisition through to refurbishment and eventual decommissioning.

Key elements of effective lifecycle asbestos planning

A robust lifecycle strategy typically addresses:

• Baseline asbestos audits at acquisition
  

• Scheduled re-inspections aligned with risk
  

• Planned removal during capital upgrades
  

• Clear responsibilities for owners and occupiers
  

• Contractor engagement and induction processes

• Record management and regulatory reporting
  

For portfolios such as councils, education providers or industrial operators, this approach creates consistency and reduces long-term liability.

Supporting redevelopment and divestment

Lifecycle planning also supports smoother redevelopment and asset divestment. Clear asbestos documentation improves due diligence outcomes, reduces transaction risk and enhances asset value by demonstrating proactive compliance.

Why Specialist Advice is Critical

Asbestos management sits at the intersection of work health and safety, environmental regulation, construction and asset management. Generic advice or outdated documentation exposes organisations to unnecessary risk.

At Nova Group Pacific, we provide independent, technically robust asbestos services that integrate with contaminated land, remediation and development advisory frameworks. Our focus is on practical, defensible solutions that align with regulatory requirements and real-world operational constraints.

Conclusion: Proactive Management Protects People and Assets

Managing legacy asbestos in ageing commercial assets is a legal obligation, but it is also a strategic opportunity to reduce risk, control costs and support long-term asset performance.

By understanding where asbestos is located, making informed manage-versus-remove decisions, and embedding lifecycle planning into asset strategies, organisations can meet compliance requirements while protecting workers, occupants and communities.

If you are responsible for a commercial or public-sector asset portfolio and need clarity on asbestos risk, compliance or remediation pathways, we can help.

Book a consultation with Nova Group Pacific and develop a compliant, future-ready asbestos management strategy.