The UK's built environment stands at a critical juncture.
In 2023, the Non-Domestic Building Stock project (NDBS) stated that there were 1,763,000 non-domestic buildings in England and Wales.
With stringent requirements for commercial buildings to meet Minimum Energy Efficiency Standards (MEES) and contribute to the UK’s ambition of meeting Net Zero by 2025, a less visible but equally critical risk lurks within our ageing infrastructure: the progressive degradation of asbestos-containing materials (ACMs).
“What we’re seeing across the many sectors is concerning,” explains Frank Morsman, Client Relationship Manager at our specialist asbestos testing and inspection company, Lucion Services Ltd. “The degradation of asbestos materials isn’t static – it’s actively accelerating in many environments due to building use. When we identify R1, a high-risk ACM, they need immediate attention, not just documentation.”
The Diverse Nature of Commercial Buildings
Depending upon their use, a commercial building could be anything from offices and other static buildings, through to factories and power transmission facilities, all of which present a diverse and often unique challenges for asbestos management.
Commercial buildings, which are classed as any building for non-domestic work purposes, including offices, retail stores, warehouses, factories, restaurants, hotels, and healthcare facilities, depending on building use, some environments can experience constant vibration, temperature fluctuations, and operational stresses that can accelerate ACM degradation.
“One of the most significant challenges we face is when clients commission asbestos surveys but fail to actively manage their findings,” explains Morsman. “Too often, high-risk ACMs are identified and their poor condition documented, but no remedial action follows — and that’s simply not good enough.
When an R1 (high-risk) ACM is identified, particularly within dynamic commercial environment, a plan for remediation and long-term management should be actioned within six months. These settings can change rapidly, and without proper management, conditions can deteriorate quickly. Context is critical to understanding and mitigating the true level of asbestos risk.”
Tackling the Issue of Inaction
In a significant, 18-month in the making development, we are preparing to launch a completely redesigned version of our NexGen platform.
NexGen is our proprietary risk management platform, designed to make managing compliance, simple. It transforms how organisations handle environmental risk by making complex data instantly accessible and actionable.
This major update, scheduled for release to all Lucion clients this November, represents a fundamental transformation in how we manage environmental risk data.
Key features that will benefit our energy and power transmission clients include:
- Real-time risk tracking capabilities
- Enhanced data visualisation
- AI-powered dashboard summaries
- Comprehensive timeline tracking for all changes and updates
- Advanced reporting capabilities
- Improved contractor communication tools
“The upcoming platform launch will be a game-changer for our clients across all sectors,” Morsman explains. “The new design of NexGen dashboard surfaces data and facilitates the ability to track degradation patterns over time and spot emerging risks before they become critical incidents.”
Integrating with the Net Zero Transition
The timing of the NexGen launch is crucial as the UK pursues its Net Zero targets. Retrofit and sustainable development programmes, while essential for our sustainable future, creates additional complexities in asbestos management.
“Every time companies look to expand their current buildings, or retrofit to meet new regulations,” Morsman observes, “we’re potentially disturbing materials that have been undisturbed for decades. That’s why having proper documentation, historical reference and real-time risk tracking is so crucial.”
These challenges present opportunities for improved risk management. Planned upgrades provide natural windows for asbestos remediation, allowing coordinated works that minimise operational disruption.
As we embark on this massive transformation across our commercial built environment, the successful management of asbestos risk will be crucial to ensuring not just compliance, but the safe and sustainable operation of buildings.
Asbestos Duty To Manage
The Control of Asbestos Regulations (CAR 2012) requires Duty Holders to actively manage and minimise asbestos exposure risks. This isn’t just about compliance – proper asbestos management is crucial for protecting the health and safety of building occupants, workers, and the surrounding community.
Where asbestos is present, buildings require regular professional assessment through:
- Asbestos re-inspection surveys
- Pre-refurbishment surveys when modifications are planned
- Demolition surveys if the building becomes unsafe or when professionally advised
Under the Control of Asbestos Regulations (CAR 2012), Duty Holders are legally required to actively manage and minimise the risks of asbestos exposure. This responsibility goes beyond mere compliance, effective asbestos management is essential to safeguarding the health and safety of building occupants, maintenance staff, contractors, and the wider community.
For any don-domestic premises that where construction started pre-2000 the following should be considered:
- Determine if asbestos is present: Commission the correct surveys
- Assess the risk of exposure: Evaluate the likelihood that anyone may be exposed to fibres from identified or presumed ACMs.
- Prepare an asbestos management plan: Set out how the risks will be managed
- Maintain an asbestos register: Keep an up-to-date record of the location and condition of ACMs.
- Provide information to those who may disturb asbestos: Inform maintenance staff, contractors, and others who might work on or near ACMs about their presence and condition before work begins.
- Review and update regularly: Review the asbestos register and management plan at least annually, or sooner if there is reason to believe conditions have changed.
- Ensure competent persons are appointed: Do your staff have the correct training for what you are asking them to do. Are you trained and competent staff when dealing with your ACMs
While upgrading and retrofitting buildings with asbestos presents challenges, these can be effectively managed through contemporary solutions, professional expertise, and strategic planning.
