Converting a building to a new use? Asbestos requirements change with occupancy.
When a building changes use, warehouse to offices, factory to apartments, school to community centre, the asbestos requirements often change too. Different occupancy types have different exposure thresholds, ventilation requirements, and management obligations.
A change of use typically triggers the need for a comprehensive asbestos survey even if one was previously done for the original use. Materials that were acceptable to leave in place in an unoccupied warehouse may need removal when the building becomes a residential or public space.
The planning and building permit process for change of use usually requires documentation of asbestos status. Failing to address asbestos before conversion can result in permit refusal, project delays, and future liability.
The Problem
Industrial buildings being converted to other uses, residential lofts, creative studios, retail, or hospitality, typically contain the most asbestos of any building type. The conversion process itself is likely to disturb these materials as interior layouts are fundamentally reconfigured.
The change from industrial to occupied use means that asbestos materials previously tolerated in a low-occupancy factory may be unacceptable in a high-occupancy residential or commercial setting. Comprehensive removal is usually required rather than management in place.
What You Need
Frequently Asked Questions
Is an asbestos survey needed before changing a building's use?
Yes, any change of use that involves refurbishment work requires a refurbishment asbestos survey beforehand. The change in occupancy profile may also trigger new management obligations under asbestos regulations.
Is it okay to reuse your PPE equipment when working with asbestos?
Used disposable coveralls must be disposed of as asbestos waste. They should never be reused. Reusable coveralls should only be used where necessary (for example, PPE for emergency services that needs to protect against fire as well as asbestos fibres).
Is asbestos removal a capital improvement?
Asbestos abatement costs may be treated as capital improvements in many jurisdictions if they extend the building's useful life, increase capacity, or improve safety. Tax treatment varies by country, so consult a local tax advisor for the applicable thresholds and rules.
What is the industrial substitute for asbestos?
Para-aramid, which is a widely known asbestos substitute material, is a type of polyamide fiber similar to nylon fibers. This material is mostly used to improve the strength, durability, and heat resistance of synthetic materials.
What are the two types of asbestos surveys?
The two types are a management survey (to locate and assess the condition of ACMs during normal occupancy) and a refurbishment/demolition survey (a more intrusive survey required before any building work). Both are defined in HSG264.
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