Asbestos Management in Older Strata Properties: How to Manage the Issue
If your strata property was built before the late 1980s, there’s a fair chance asbestos-containing materials (ACMs) could still be present. While the word asbestos can cause alarm, the key is not to panic. Asbestos is only a problem when it’s damaged, disturbed, or improperly handled. For strata communities, the focus should be on identifying and reporting asbestos safely not trying to deal with it yourself.
What Is Asbestos and Why Is It a Concern?
Asbestos is a naturally occurring mineral made of tiny, fibrous crystals that was once a popular building material because it was durable, fire-resistant, and affordable. It was commonly used in roofing, flooring, insulation, and even bathroom walls. The health risks come from inhaling asbestos fibres, which can cause serious illness including asbestosis (scarring of the lungs), lung cancer, and mesothelioma (a type of cancer of the lining of the lungs and other organs).
That’s why asbestos management in strata properties is less about “getting rid of it” and more about knowing where it is and making sure it stays safely managed.
Where Might Asbestos Be Found in Strata Properties?
In older strata buildings, ACMs can turn up in a surprising range of places.
Common locations include:
Bathroom walls, tiles, and backing boards
Vinyl floor tiles and adhesives
Kitchens (splashbacks, wall sheeting)
Service ducts and risers
Fire doors and insulation materials
Eaves and external cladding
Importantly, asbestos is often bonded (sealed) within other materials. In this form, it generally poses little risk unless it is damaged or disturbed.
The Golden Rule: Don’t Touch It
If you suspect asbestos in your property:
Don’t drill, sand, cut, or remove it. Disturbing the material is what releases dangerous fibres.
Don’t DIY test it. Home testing kits or scraping samples yourself is unsafe and not recommended.
What to Do If You Suspect Asbestos
When asbestos is suspected in a strata property, the correct steps are:
Report your concerns
Notify the strata manager or the committee immediately.
Engage professionals.
Only a licensed asbestos assessor or hygienist should carry out inspections and testing.
Maintain an asbestos register
In NSW for example, strata properties built before 31 December 2003 and used for commercial purposes (such as mixed-use or common property workplaces) are legally required to have an asbestos register and management plan. Residential-only strata may not be legally required, but keeping a register is still best practice.
Document and communicate
If asbestos is confirmed, the scheme should ensure the findings are recorded and communicated to all relevant parties, including tradespeople working on site.
Why Reporting Matters in Strata Communities
In a strata property, individual actions can affect everyone. A resident who unknowingly damages asbestos in their unit could expose neighbours, contractors, and visitors. By reporting suspected asbestos, instead of ignoring or disturbing it, you help keep the whole community safe.
The Role of Professionals
Managing asbestos is never a DIY task. Licensed assessors and removalists:
Identify asbestos safely
Test samples in accredited labs
Provide clear recommendations for safe management
Carry out removal if required (under strict regulation)
Committees and managers should maintain ongoing relationships with licensed asbestos professionals, so they know who to call if an issue arises.
Key Takeaway
For owners, residents, and strata committees, asbestos management in older buildings is about awareness, reporting, and proper documentation. By recognising potential risks, notifying the right people, and leaving the rest to licensed professionals, you can ensure your strata property remains safe without unnecessary disruption or panic.
Dakota Panetta has spent over 10 years in the property sector both in property management and more recently in strata compliance, education and public speaking. Dakota is the National Sales Executive for the SolutionsIE Group of Companies. The largest strata compliance company in the Southern Hemisphere.
Having worked on over 150,000 buildings across Australia, New Zealand, North America and Dubai, Solutions IE Group are your specialists in all things strata compliance.
Solutions Group have completed over 20,000 asbestos surveys, reports and samples and actively provide education on what is required for an Owners Corporation to fulfill its statutory obligations.
Share this article:
