Asbestos, once a widely used building material due to its remarkable durability and fire-resistance, has a complex legacy across Australia. While its use was banned nationwide by the end of 2003, countless homes and workplaces constructed before this period may still contain asbestos-containing materials (ACMs). Understanding and managing these materials is not just a matter of compliance, but a critical step in safeguarding human health.
Navigating the regulations surrounding asbestos can seem daunting for Australian homeowners and business owners. Here we’ll explore Division 5 Asbestos Audits, providing clear and concise answers to some of the more common questions. Whether you’re managing a commercial premise or simply want peace of mind about your family home, understanding the what and why of asbestos auditing is crucial.
Understanding Asbestos Audits
What is a Division 5 Asbestos Audit?
A Division 5 Asbestos Audit is a systematic, non-invasive inspection of a property to identify the presence, location, and condition of asbestos-containing materials (ACMs). This audit is primarily visual, focusing on accessible areas of a building. As part of the assessment process, samples of suspected ACMs may be taken for laboratory analysis.
The core outcome of a Division 5 audit is the creation of an Asbestos Register. This document details all identified or presumed ACMs on the property, their condition, friability (how easily they can release fibres), and a risk assessment. It also typically includes recommendations for managing these materials to minimise systemic health risks. This audit is a crucial proactive measure for properties built before 2004.
Who Needs a Division 5 Asbestos Audit?
The Division 5 Asbestos Audit requirement primarily falls upon workplace controllers and owners of commercial and industrial premises. This includes:
- Employers and Business Owners: If you manage or control a workplace in a building constructed before 2004 (when the national asbestos ban came into effect), you have a legal duty to identify and manage asbestos.
- Property Managers and Building Owners: Those responsible for the maintenance and safety of a commercial property, including common areas in multi-occupancy buildings, are obligated to ensure an audit is conducted.
- Developers: An audit is a critical step in project planning and risk mitigation when acquiring or developing sites with existing structures, especially older ones.
It should be noted that the legislation governing asbestos registers does not apply to domestic premises unless they become a “workplace.” This typically happens when professional contractors or tradespeople are brought in to perform work on a residential property. In such cases, the homeowner, or the person with management or control of the site, must ensure the safety of the workers, which may involve providing information about the presence of asbestos.
Can Homeowners Conduct Their Own Asbestos Audit?
While homeowners are not legally required to have a Division 5 audit, attempting to identify or manage asbestos yourself is extremely dangerous. Identifying asbestos requires specialised knowledge and equipment, and sampling without proper training can release deadly fibres.
If you suspect asbestos in your home, engaging one of our qualified and licensed asbestos assessors is crucial. Our business partner Vertex Analytics, employs such professionals. They have the expertise, safety equipment, and NATA-accredited laboratory to safely identify and assess asbestos risks.
Why is a Division 5 Asbestos Audit Important?
Exposure to asbestos fibres can (over time) lead to severe and often fatal respiratory diseases. These include asbestosis, lung cancer, and mesothelioma. For this reason alone, the importance of a Division 5 Asbestos Audit cannot be overstated. An asbestos audit is vital for:
- Protecting Health: By identifying and assessing ACMs, the audit helps to prevent accidental disturbance and exposure to harmful fibres, protecting occupants, workers, and visitors.
- Legal Compliance: For workplaces and commercial properties, conducting a Division 5 audit and maintaining an up-to-date Asbestos Register is a legal obligation under Work Health and Safety (WHS) legislation across Australia. Non-compliance can result in significant penalties.
- Informed Decision-Making: The audit provides property owners with comprehensive information about asbestos risks, enabling informed decisions regarding management, maintenance, renovations, or potential removal.
- Property Value and Due Diligence: For homeowners, it offers peace of mind and is a valuable document during property transactions, demonstrating due diligence and transparency. For business owners, it’s essential for risk management and operational continuity.
What is the Difference Between a Division 5 and Division 6 Asbestos Audit?
Essentially, Division 5 audits concern managing existing asbestos during ongoing operations. Division 6 audits focus on identifying and removing asbestos before disruptive works.
- Division 5 Asbestos Audit (Management Audit): This is a non-invasive audit performed for an operating workplace. Its purpose is to identify asbestos to develop an Asbestos Register and Management Plan. It focuses on accessible areas and helps manage asbestos risks during normal operations and minor maintenance activities.
- Division 6 Asbestos Audit (Pre-Demolition/Refurbishment Audit): This is a more invasive and destructive audit. It is required before any refurbishment or demolition works commence. A Division 6 audit aims to identify all asbestos in the building, including hidden or inaccessible ACMs, as these materials may be disturbed during demolition or significant renovation. This audit ensures that all asbestos can be safely removed before work commences.
What Does a Division 5 Asbestos Audit Involve?
A typical Division 5 Asbestos Audit by a qualified professional involves several key steps:
- Site Inspection: A licensed asbestos assessor conducts a thorough visual inspection of all accessible internal and external areas of the property. This includes examining walls, ceilings, flooring, roofing, pipes, insulation, and other materials that could contain asbestos.
- Identification of Suspect Materials: The assessor uses their expertise to identify materials likely to contain asbestos based on their appearance, texture, and common usage during the period when asbestos was prevalent.
- Non-Destructive Sampling: Where suspected ACMs are identified, the assessor will carefully take small, non-destructive samples. This is done with minimal disturbance to minimise fibre release.
- Laboratory Analysis: The collected samples are then taken to Vertex Analytics – our NATA (National Association of Testing Authorities, Australia) accredited laboratory for analysis. This ensures accurate identification of asbestos types.
- Asbestos Register Compilation: Based on the visual inspection and laboratory results, a comprehensive Asbestos Register is compiled. This register includes:
- Location of ACMs
- Type of asbestos (e.g., chrysotile, amosite, crocidolite)
- Condition of the material (e.g., good, damaged, friable)
- Risk assessment for each ACM
- Photos for easy identification
- Recommendations and Management Plan: The audit report will include recommendations for the safe management of identified ACMs, which may involve encapsulation, labelling, regular monitoring, or removal. It forms the basis of the Asbestos Management Plan, a legal requirement for workplaces.
How Often is a Division 5 Asbestos Audit Required?
The Asbestos Register must be reviewed and, if necessary, revised at least every five years for workplaces and commercial properties.
However, reviews may be required more frequently if:
- The condition of identified ACMs changes (e.g., becomes damaged or disturbed).
- Previously unidentified materials were discovered.
- There are changes to the workplace structure or activities that could impact ACMs.
- Asbestos removal works have been undertaken.
Regular reviews ensure the register remains accurate and effective in managing asbestos risks.
What Happens After a Division 5 Asbestos Audit?
Once the Division 5 Asbestos Audit is complete and you receive your Asbestos Register and report, the next steps are crucial for effective asbestos management:
- Implement the Asbestos Management Plan: This is a legal requirement for workplaces. The plan outlines procedures for managing ACMs, including regular inspections, maintenance protocols, emergency procedures, and training for workers who may encounter asbestos.
- Maintain the Asbestos Register: Keep the register readily accessible and ensure it is updated regularly, especially after any changes to the ACMs or planned works.
- Communicate Risks: As detailed in the register, workplaces must inform employees and contractors about the presence and location of asbestos. This ensures that anyone working on the premises is aware of potential hazards.
- Regular Reviews: Adhere to the five-year review cycle, or more frequently if circumstances change, to ensure ongoing compliance and safety.
- Professional Advice: If the audit identifies damaged or friable asbestos, or if you plan significant renovations, seek further advice from your asbestos professional regarding safe encapsulation or removal by licensed asbestos removalists.
How Can Scaada Assist with Asbestos Audits?
At Scaada, we understand the complexities of asbestos management. Our team of certified and experienced asbestos assessors is dedicated to providing thorough and compliant Division 5 Asbestos Audits. We specialise in:
- Comprehensive Inspections: Meticulous visual assessments of your property.
- Accurate Sampling & Analysis: Utilising our NATA-accredited laboratory for reliable results.
- Detailed Asbestos Registers: Producing clear, easy-to-understand documents for effective management.
- Tailored Management Plans: Developing practical recommendations to ensure ongoing safety and compliance.
- Expert Guidance: Providing professional advice on all aspects of asbestos identification, risk assessment, and management, ensuring you meet your legal obligations and protect those on your premises.
Protect your people and your property. Contact Scaada today for a professional and reliable Division 5 Asbestos Audit.
