It’s estimated that there are around 90,000 to 120,000 commercial buildings and properties in Aotearoa New Zealand, of which approximately two thirds were constructed before 2000. This means that a significant proportion of NZ’s commercial building stock, potentially 60,000 to 80,000 buildings, could contain asbestos-containing materials in some form.
But it’s not simply the presence of asbestos that is the core issue. The most pressing challenge in the commercial market is state of the knowledge surrounding the asbestos; where it exists, its condition, and whether the information used to manage it is accurate. Under New Zealand's asbestos regulations, asbestos-containing materials (ACM) must be identified and appropriately managed where present. However, the reality is that awareness, understanding and compliance approaches vary significantly across the market.
In some cases, asbestos remains safely managed for years. In others, outdated information, ageing materials or building alterations can create risks that only become apparent during maintenance works, refurbishment projects or unexpected events.
In this article, we’ll explore how asbestos risks are changing as commercial buildings age. We’ll look at the common management gaps being uncovered across the market, and the practical steps property owners and managers can take to ensure their information remains current, and their risk management approach remains fit for purpose.
Meet the expert
For this article, we sat down with Matt Smith, Associate Director and Licensed Asbestos Assessor at Maynard Marks, to discuss the realities of asbestos management, what property owners and managers need to know to effectively manage risk—and what they might be missing.
With nearly two decades of industry experience, Matt began his asbestos career in the UK in 2007 working across a diverse range of projects, including government buildings, defence facilities and large commercial property portfolios. Matt has seen how easily asbestos information can become disconnected from the buildings it is intended to describe. Since moving to New Zealand, he’s observed a recurring issue: a property has a management survey and plan in place, yet key information has not been kept current, meaning it may no longer provide an accurate picture of the condition of asbestos-containing materials.
This is particularly relevant in commercial portfolios, where multiple buildings, tenants, contractors and projects can make it harder to maintain one current and accessible source of information.
A new challenge from an old risk
Asbestos has been a known issue for decades, with commercial property owners generally well aware of it. However, the change we’re now seeing is the way new risks are emerging within ageing buildings. As commercial buildings get older, materials deteriorate. Refurbishment projects become necessary and more frequent, and the conditions of the building continue to evolve. A survey completed at one point in time cannot account for every change that follows. This is why asbestos management needs to move from identification alone, to regular review, and active use of the information.
Matt observes:
"Many of these asbestos-containing materials are now potentially 60 to 70 years old and reaching the end of their expected lifespan. That's why ongoing management is becoming increasingly important."
Where asbestos risk is actually emerging today
Many people still associate asbestos risk with those highly visible, obvious scenarios, for example damaged insulation or deteriorating materials. In reality, we see more risk emerging through everyday building activities. For example, refurbishments, fit-outs, service upgrades and other modernisation works. These types of activities can disturb materials that have been stable for years.
Equally, natural ageing, water ingress, accidental damage and events such as floods, fires or earthquakes, none of which are uncommon in New Zealand, can alter the condition of asbestos-containing materials over time. It’s also important to note that it’s not always unidentified asbestos that is an issue, but more often, that there is known asbestos, identified years ago, but whose condition has since changed.
Managing risk without immediately removing everything
Effective asbestos management does not necessarily mean immediate removal. In many cases, the most practical approach is to identify asbestos-containing materials, understand their condition, put appropriate controls in place, and then monitor them over time. The goal is straightforward: to prevent exposure and manage risk safely while the materials remain in place.
There can be a perception that asbestos management is costly, however the reality is often the opposite. Matt notes that when asbestos is identified and managed properly from the outset, ongoing costs are typically lower than many owners expect, particularly compared with the cost of unplanned works, project delays or emergency remediation.
Why an Asbestos Management Plan shouldn't sit on a shelf
A key point Matt highlights is that the asbestos management plan is often seen as the finish line, when it should be viewed instead as a starting point, and the framework for what happens next. Buildings change over time. While a management plan may remain valid for up to five years, some materials require inspection much sooner than that. Reinspection intervals should reflect the condition and risk rating of the material, not simply the date on the plan. Asbestos management works best when it is treated as an ongoing part of building management rather than a one-off compliance exercise.
Digital tools can also make ongoing management more practical, particularly across larger portfolios. We use specialist asbestos-management software Alpha Tracker to centralise survey information, inspection dates and results, and can support the migration of historic records into a more accessible format. Where appropriate, information can also be connected with client portals or facilities-management systems, helping the right people access current building information before work begins.
Why ‘Assuming Everything Contains Asbestos’ is not the answer
Some property owners may take a blanket approach and simply assume asbestos is present throughout a building. On the surface this may seem like the safest option, but it can create unnecessary complications. Maintenance works become more difficult to plan, contractor requirements can increase, and routine projects can end up taking longer and costing more than they need to.
Good, detailed information is more valuable than broad assumptions. Understanding exactly what is present, where it is located and its condition allows property owners and managers to make better operational decisions, manage risk appropriately and avoid unnecessary disruption.
As Matt explains:
"You might save a few dollars by assuming the whole building contains asbestos, but every time someone wants to carry out work, you've got to treat it as asbestos-related work. In many cases, that ends up costing more than getting the right information in the first place."
Six questions every commercial property owner or manager should be asking
If you're responsible for a commercial property portfolio, it's worth asking:
- When was our asbestos survey last completed, if undertaken
- Is our asbestos management plan still current and accurate?
- Have any refurbishment or alteration works taken place since it was prepared?
- Are any asbestos-containing materials overdue for inspection or review?
- If urgent maintenance was required tomorrow, could contractors quickly access accurate, location-specific asbestos information?
- Is there a clear process for updating our records after refurbishment, removal, damage or re-inspection?
The answers can provide a useful indication of whether your asbestos management approach reflects the current condition of the building, rather than its condition several years ago.
The real challenge is outdated information
Asbestos will remain part of New Zealand's commercial property landscape for decades to come, and as outlined here, for most buildings, the challenge is not the presence of asbestos itself, but ensuring that the information used to manage it remains accurate and up to date.
Property owners, managers and investors who treat asbestos management as an ongoing part of asset management, rather than a one-off compliance exercise, are better placed to make informed decisions, avoid unnecessary disruption and protect the people who use their buildings. The buildings haven't stood still over the last decade, nor should asbestos management.
Is your asbestos information still current?
If it's been several years since your last survey, management plan review or condition assessment, now may be the time to take another look.
Talk to the Maynard Marks team about reviewing your asbestos survey, management plan or property portfolio to ensure your asbestos information remains accurate, up to date and fit for purpose.
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