Buildings constructed before the 1990s often contain materials that were considered safe at the time but are now known to cause serious health problems. Renovating, demolishing, or even just maintaining an older property can expose workers and occupants to substances that damage the lungs, skin, and nervous system over years of contact.
Among the most dangerous of these hidden materials is asbestos. Used widely in roofing, insulation, ceiling tiles, pipe lagging, and floor tiles, asbestos fibres become airborne when the material is disturbed. Breathing in these microscopic fibres causes diseases that take decades to develop but are often fatal. Professional asbestos removal is the only safe way to deal with this material when it is found during building work.
Why Old Buildings Are Different
Modern construction materials go through rigorous safety testing before they reach the market. That was not always the case. For most of the 20th century, building products were chosen for performance and cost, with little understanding of long-term health effects.
Asbestos was prized for its fire resistance and durability. Lead paint covered walls because it was hard-wearing and easy to clean. Older adhesives, sealants, and coatings contained volatile chemicals that off-gas for years. Property owners who buy, renovate, or manage older buildings inherit these risks whether they know about them or not.
The Asbestos Problem in South Africa
South Africa was one of the world’s largest asbestos producers for much of the 20th century. The mineral was mined extensively in the Northern Cape and Limpopo provinces, and it found its way into thousands of buildings across the country. Schools, factories, houses, and offices all used asbestos-containing materials during their construction.
The use of asbestos in new construction was banned in South Africa in 2008, but the material remains in countless existing structures. When these buildings undergo renovation or demolition, the asbestos must be identified and handled according to strict regulations. Asbestos mitigation procedures exist specifically to protect workers and the public from exposure during these activities.
How Asbestos Fibres Cause Harm
Asbestos fibres are incredibly thin, far smaller than a human hair. When asbestos-containing material is cut, drilled, broken, or left to deteriorate, these fibres become airborne. Once inhaled, they lodge deep in the lung tissue where the body cannot break them down or expel them.
Over time, the fibres cause scarring and inflammation that leads to asbestosis, a chronic lung disease. They also cause mesothelioma, a cancer of the lining around the lungs that is almost always fatal. There is no safe level of asbestos exposure, which is why asbestos remediation follows strict containment and disposal protocols.
Identifying Asbestos in a Building
Asbestos is impossible to identify just by looking at it. It was mixed into cement sheeting, vinyl floor tiles, textured coatings, insulation boards, and dozens of other products. The only reliable way to confirm its presence is laboratory testing of a sample taken from the suspect material.
Before any renovation or demolition of a building constructed before 2000, an asbestos survey should be conducted. A qualified inspector takes samples from materials that may contain asbestos and sends them for analysis. If the results are positive, asbestos abatement removal must be carried out before any other work begins.
What Happens During Professional Removal
Professional asbestos removal follows a carefully controlled sequence. The work area is sealed off with plastic sheeting and placed under negative air pressure to prevent fibres from escaping. Workers wear full-body protective suits and respirators with HEPA filters.
The asbestos-containing material is wetted to reduce dust, carefully removed in sections, and double-bagged in marked disposal bags. Air monitoring takes place throughout the process to confirm that fibre levels remain within safe limits. A qualified asbestos removalist follows these procedures on every job regardless of the size of the project.
The Danger of Unqualified Removal
Property owners sometimes attempt to remove asbestos themselves or hire general labourers to do it. This is extremely dangerous. Without proper containment, a single sheet of broken asbestos cement can release millions of fibres into the air. Those fibres settle on surfaces, clothing, and skin, spreading contamination far beyond the work area.
In South Africa, asbestos removal must be performed by registered professionals who hold the correct permits and follow the Asbestos Regulations under the Occupational Health and Safety Act. Certified asbestos removal companies carry the training, equipment, and insurance required to do the work safely and legally.
Lead Paint and Other Hidden Hazards
Asbestos is not the only concern in older buildings. Lead-based paint was commonly used on walls, window frames, and doors until the late 1970s. When this paint peels, chips, or is sanded during renovation, lead dust enters the air and settles on surfaces. Lead exposure causes neurological damage, particularly in children.
Older plumbing may also contain lead solder or lead pipes that leach into drinking water. Polychlorinated biphenyls (PCBs) were used in electrical equipment, caulking, and fluorescent light ballasts. These substances require careful handling and disposal, similar to the protocols used for asbestos removal Cape Town and other regulated waste.
Regulations and Property Owner Responsibilities
Property owners have a legal obligation to manage hazardous materials in their buildings. In South Africa, the Environmental Management Act and the Occupational Health and Safety Act set out requirements for identifying, managing, and disposing of asbestos and other harmful substances.
Before selling a property, landlords and sellers should disclose any known asbestos-containing materials. Before renovating, owners must commission an asbestos survey. Before demolishing, all hazardous materials must be removed first. Asbestos treatment options include full removal, encapsulation (sealing the material in place), or enclosure (building a barrier around it), depending on the condition and location of the material.
Protecting Yourself and Your Family
If you live or work in a building constructed before the 1990s, awareness is the first step. Materials that are intact and undisturbed generally pose low risk. The danger increases when materials are damaged, deteriorating, or about to be disturbed by renovation or demolition work.
Do not drill, sand, cut, or break materials that you suspect may contain asbestos. Do not sweep up debris from damaged ceiling tiles or old insulation. If you notice crumbling or damaged material that might contain asbestos, restrict access to the area and contact a professional for testing.
A Problem That Is Not Going Away
Thousands of older buildings across South Africa still contain asbestos and other hazardous materials. As these buildings age, get renovated, or come down for redevelopment, the risk of exposure continues. Understanding what these materials are, where they hide, and how to deal with them safely protects everyone involved, from construction workers to the families who eventually move in.
Property owners who take these risks seriously, commission proper surveys, and hire qualified professionals for removal are protecting both their investment and the people around them. Cutting corners with hazardous building materials is never worth the long-term cost.
Sign in to leave a comment.