Asbestos Compliance in New Zealand: The Definitive Roadmap for Property Owners

• Asbestos remains the leading cause of work-related lung disease and death in New Zealand, making proactive management a critical health and safety priority.
• Property owners and businesses (PCBUs) must have a written asbestos management plan if asbestos is identified or likely to be present in a pre-2000 building.
• Residential landlords have specific duties to identify asbestos and create management plans when repair or renovation work creates a risk of fibre exposure.
• Independent asbestos surveys are the essential first step to creating a compliant asbestos register and management plan.
• Regular reviews of your asbestos management plan are a legal requirement, occurring at least every five years or when site conditions change.

Managing asbestos in your building is a critical responsibility for any property owner in Aotearoa New Zealand. While many people think of asbestos as a problem of the past, the reality is that it remains our country’s number one workplace killer. According to WorkSafe-referenced data, asbestos exposure is responsible for around 220 deaths each year in New Zealand , and approximately 1,000 people are diagnosed with asbestos-related diseases annually. These figures represent a significant health burden that we can only reduce through strict adherence to safety standards and transparent management practices.

In our experience, many property owners in Hawke’s Bay, Gisborne, and the Manawatū feel overwhelmed by the technical language of the law. However, the goal of the current regulations is straightforward: to ensure that nobody breathes in dangerous fibres while living or working in a building. Whether you are a business owner, a property manager, or a residential landlord, understanding your obligations is the first step toward a safer environment. We believe that clear, independent advice is the best way to navigate these requirements without unnecessary stress or cost.

The health risks associated with asbestos are severe and often take decades to manifest. Because the fibres are invisible to the naked eye, they can be easily disturbed during routine maintenance or minor renovations. This is why the Health and Safety at Work (Asbestos) Regulations 2016 were established. These regulations place the primary duty of care on the Person Conducting a Business or Undertaking (PCBU). In simple terms, a PCBU is usually the business entity, a non-profit organisation, or a landlord who has management or control over a workplace.

If you are a PCBU, you have a legal duty to identify any asbestos-containing material (ACM) in your workplace. Failing to meet these duties carries significant consequences. WorkSafe NZ has the authority to issue infringement notices or even prosecute businesses that ignore their obligations. Breaches of core duties, such as failing to identify asbestos or prepare a management plan, can attract fines of up to $10,000 for individuals and $50,000 for other persons or PCBUs. Beyond the financial risk, the reputational damage and the potential for project delays can be devastating for a local business.

If asbestos is identified or likely to be present in a workplace built before 1 January 2000, the law requires a written asbestos management plan (AMP). This is not a document you simply file away and forget. It is a living document that explains exactly how the risks associated with asbestos will be managed on your site. According to Regulation 13, this plan must be accessible to any worker or contractor who might be at risk of exposure while working at the property.

We specialise in providing independent, WorkSafe-compliant asbestos management plans in Hawke’s Bay, Gisborne and Manawatū. A proper plan must include an asbestos register, which lists the location and condition of all known or suspected asbestos. It also needs to outline your procedures for incidents and emergencies, as well as the schedule for monitoring and reviewing the plan. Our process involves a thorough asbestos survey, followed by a risk assessment and the development of a customised plan that fits your specific operations.

Maintaining an asbestos management plan is an ongoing commitment. The law requires you to review your AMP at least every five years or sooner if the asbestos is removed, disturbed, or if the workplace conditions change. We often see situations where a business undergoes a minor layout change or a change in building use, which triggers the need for an immediate review. Keeping your plan updated ensures that you remain compliant and that your staff and contractors stay safe.

There is often confusion regarding whether residential landlords need an asbestos management plan. WorkSafe guidance clarifies that when you pay someone to undertake work on a home, the home becomes a workplace and the landlord takes on the duties of a PCBU. This means that residential landlords must identify asbestos and prepare a management plan when there is a risk that workers or others could be exposed to fibres during work. This is a common requirement for older rentals in regions like Tararua and Gisborne where pre-2000 housing stock is prevalent.

According to WorkSafe’s policy for residential landlords, you must identify asbestos and document how you will manage risks in an AMP if work is being carried out that could release respirable fibres. This duty typically applies to the specific parts of the property where work is planned, such as a kitchen or bathroom being refurbished. It is a practical approach that ensures safety during high-risk activities without requiring a full-scale management plan for every single rental property in the country.

You cannot create a compliant management plan without first knowing what you are dealing with. An asbestos survey is the foundational step in the compliance journey. There are two main types of surveys that we perform. A Management Survey is designed for day-to-day occupation, helping you manage the asbestos during normal use of the building. In contrast, a Refurbishment and Demolition (R&D) Survey is a more intrusive investigation required before any construction work begins. This ensures that hidden asbestos, such as that found behind walls or under flooring, is identified before it is accidentally disturbed.

We provide a full guide to asbestos surveys, from management checks to pre-demolition audits to help you understand which service you need. Using an IANZ-accredited and BOHS-qualified surveyor is vital because it ensures the accuracy of the findings. In our experience, many property owners have been caught out by "hidden" asbestos that was missed during a superficial check. A professional survey provides the clarity needed to make informed decisions about repairs, renovations, or ongoing management.

Many property owners worry that asbestos compliance will be prohibitively expensive. In reality, the cost of proactive management is a fraction of the cost associated with an uncontrolled asbestos release or a WorkSafe prosecution. We believe in transparency, which is why we provide clear, upfront pricing for our services. For example, an Asbestos Management Survey starts from $299 + GST, and a Refurbishment and Demolition Survey starts from $349 + GST. These modest investments provide the legal protection and peace of mind that your project can proceed safely.

Other essential services are also priced to be accessible for local businesses and homeowners. Asbestos testing starts from $210 + GST, while re-inspection surveys and clearance certificates both start from $299 + GST. You can view our full asbestos testing and survey price list to help plan your budget. When you compare these figures to the potential $50,000 fine for a PCBU, the value of professional consultancy becomes very clear.

One of the most important pieces of advice we give is to use an independent consultant rather than a removal company for your surveys and management plans. A removal company may have a conflict of interest, as they stand to profit from finding asbestos that requires removal. As an independent consultancy, our only goal is to provide an accurate assessment of your property. Sometimes, the safest and most cost-effective path is to leave the asbestos in place and manage it through a robust AMP, rather than undergoing expensive removal. We provide the unbiased data you need to make that call.

Our team serves the Hawke’s Bay, Gisborne, Tararua, and Manawatū regions with a commitment to plain-English advice and practical solutions. We understand the local landscape and the specific challenges faced by property owners in our communities. By focusing on independence and expertise, we help you meet your legal obligations while keeping your occupants safe and your projects on track. Managing asbestos does not have to be a source of constant worry. With the right plan in place, it becomes a manageable part of your standard property maintenance routine.

If you are responsible for a building built before 2000, now is the time to check your compliance status. Whether you need a new management plan, a five-year review, or a pre-renovation survey, we are here to help you navigate the process. Protecting the health of New Zealanders is a collective effort, and it starts with identifying the risks in our own buildings.

Asbestos Safe Consultancy provides expert guidance across the central and eastern North Island. Our focus is on making compliance achievable for every PCBU and landlord. By following the steps outlined in the Health and Safety at Work (Asbestos) Regulations 2016, you can ensure that your property remains a safe place to work and live for years to come.

_Disclaimer: The information provided in this article is for educational purposes and does not constitute legal or professional health and safety advice. Asbestos regulations are subject to change, and individual circumstances vary. Always consult with a qualified asbestos professional to ensure your specific property meets current New Zealand legal requirements._