Northwards Housing. Asbestos Management Plan. October 2014

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1 rthwards Housing Asbestos Management Plan October 2014 Last Review October 2014 Reviewed by Simon Roffey Issued by Larry Patrick Next Review Due October

2 Table of Content Section Content 1.0 Purpose 2.0 Background Information 3.0 Asbestos legislation 4.0 Roles and Responsibilities 5.0 Primary Asbestos Procedure 6.0 Asbestos Register 7.0 Communication of Asbestos Information 8.0 Regulation 4 of CAR2012; The Duty to Manage 9.0 Asbestos Management 10.0 Asbestos Removal / Abatement Works 11.0 Labelling of Asbestos Containing Materials 12.0 Asbestos Awareness Training 13.0 Asbestos & Fire Surveyor Training 14.0 Responsive Repair and Empty Homes Works; The SSR Process 15.0 Home Improvement Service; Capital Programme Schemes of Works 16.0 Manchester Equipment and Adaptations partnership; MEAP 17.0 Plan to Improve the Quality of Asbestos Register Data 18.0 Audit Plan Appendices 1 Responsive Repairs and Empty Homes Works; The SSR Process 2 Manchester Equipment and Adaptations partnership; MEAP Asbestos Protocol 3 Other Area Specific Asbestos Management Arrangements 2

3 1.0 PURPOSE The purpose of this document is to demonstrate key management processes relating to asbestos management within rthwards Housing occupied or managed premises. This management plan applies throughout rthwards Housing and covers all non-domestic premises including the common parts of premises such as retirement housing, multi storey blocks and other blocks of flats / premises with common parts. This management plan applies throughout rthwards Housing premises and covers all employees, agency and contract staff, tenants and their visitors, service users, visitors, contractor partner staff and all other persons for whom rthwards has a direct or relevant indirect responsibility for the purpose of protecting their health, so far as is reasonably practicable. 2.0 BACKGROUND INFORMATION Asbestos is the generic name given to a group of naturally occurring fibrous minerals. There are three main types of asbestos. Crocidolite, commonly referred to as blue asbestos, Amosite, commonly referred to as brown asbestos and Chrysotile, commonly referred to as white asbestos. Breathing in asbestos fibres can cause serious diseases. It is the single greatest cause of work-related deaths in the UK, responsible for around 4500 deaths a year. There is no specific legal requirement to remove asbestos in all cases, a managed approach is viable; thought this will be subject to the assessment of risk; i.e condition of the asbestos material. Asbestos was commonly used as a building material in the United Kingdom from the 1950s through to the mid-1980s. It was used for a variety of purposes and was ideal for fireproofing and insulation. Common locations with rthwards Housing properties are asbestos cement eaves soffits, asbestos cement sheets forming garages, asbestos insulating board panels as boxing to services risers, floor tiles and textured coatings to ceilings. 3

4 3.0 ASBESTOS LEGISLATION The primary legislation referred to is; The Health and Safety at Work etc. Act 1974 The Management of Health and Safety at Work Regulations 1999 (as amended) The Construction Design and Management Regulation 2007 The Control of Asbestos Regulations 2012 (CAR 2012) CAR 2012 is supported by a number of Approved Codes of Practice. The broad duties under regulation 4 the Duty to manage in non domestic premises are summarised as Take reasonable steps to find out if there are materials containing asbestos in non-domestic premises, and if so, its amount, where it is and what condition it is in; Presume materials contain asbestos unless there is strong evidence that they do not; Make, and keep up-to-date, a record of the location and condition of the asbestos containing materials - or materials which are presumed to contain asbestos; Assess the risk of anyone being exposed to fibres from the materials identified; Prepare a plan that sets out in detail how the risks from these materials will be managed; take the necessary steps to put the plan into action; Periodically review and monitor the plan and the arrangements to act on it so that the plan remains relevant and up-to-date; and Provide information on the location and condition of the materials to anyone who is liable to work on or disturb them. There is also a requirement on anyone to co-operate as far as is necessary to allow the dutyholder to comply with the above requirements. 4

5 4.0 ROLES AND RESPONSIBILITIES The person with the overall responsibility for Asbestos Management This management plan is implemented throughout all rthwards teams Adequate resources are made available for implementation of this plan Responsible Person Chief Executive The person with responsibility for the Asbestos register: Primary point of contact re Asbestos register matters. Audit & oversee the update the asbestos register as required. Undertake programme of duty to manage re-inspections. Competent Person Position Asbestos and Fire Surveyor The person with responsibility for the Capital & Maintenance programmes of works: Ensure compliance with overall duties of CAR 2012 with regard to work on Asbestos materials Ensure compliance with regulation 4 The duty to manage in non-domestic dwellings. Ensure that this management plan is reviewed annually or sooner if required. Responsible Person Position Director Property services The person with responsibility for developing and reviewing the premises Asbestos Management Plan. Annual review or sooner if required. Undertake a programme of audits to confirm compliance with the asbestos management plan. Where deficiencies are noted, raise the matter with the relevant manager/s Competent Person Position Asbestos and Fire Surveyor The person with responsibility for staff training: Ensure compliance with overall training requirements of CAR 2012 as determined by Health &Safety training strategy. Responsible Person Position: Strategic HR Partner 5

6 5.0 PRIMARY ASBESTOS PROCEDURE Overview as per the flowchart below; Stop work / Do not start work; Presume the material is asbestos Refer the matter to your immediate line manager. Update Asbestos Register. End Is there any clear evidence that the material is non-asbestos? Arrange for Priority assessment of the material Is the material reported as being Damaged Arrange for assessment of the material Unsure Resident or staff at potential asbestos risk? Presume asbestos Is the material asbestos? Update Asbestos Register. End Pending outcome of priority assessment, assuming asbestos Instigate management measures; to abate the potential risk i.e vacate the immediate area / close the door Is the material asbestos? Arrange for Asbestos work Update Asbestos Register. End Update Asbestos Register. End 6

7 6.0 THE ASBESTOS REGISTER rthwards Housing Stock rthwards Housing uses the asbestos module of the Promaster asset management database as the asbestos register. The asbestos register is based on current HSE asbestos survey guidance re material & priority algorithms and includes advised actions. Asbestos data is stored at block level i.e common areas to blocks to flats and also at the individual property level. The asbestos register contains asbestos surveys data from 2007 to current date. At the individual property level, the older data is based on visual only Type 1 asbestos surveys as per MDHS100 carried out on 20% of the stock at the time. This data was then cloned up to equivalent property types per estate. It is acknowledge that this Type 1 survey data was based on non intrusive inspections with caveats re limited access. Asbestos surveys are now carried out in accordance with current asbestos survey methodology HSG264. As of October 2014 the following information applied; rthwards Housing manages in the order of 13,395 individual premises. Properties with cloned data; 74% of stock Properties with surveyed data; 26% of stock. As of March 2014 there are now 1389 new full Refurbishment asbestos surveys in place. There is a total no. of 77,718 individual lines of asbestos data for these properties. Each line of data has a risk rating. This is automatically calculated by Promaster. This risk rating is based on standard risk algorithms relating to the material itself & the likelihood of disturbance. High risk 0% Medium risk 2%. te; the majority of these locations relate to no access areas i.e roof voids to blocks of flats, within pipe boxing in occupied flats or ground floor sub floor voids areas where asbestos is presumed as a default due to no access. Low risk; 16% Very Low risk; 62% n asbestos 20% 7

8 Common areas to blocks of flats At the block level there is a combination of older type 2 asbestos surveys as per MDHS100 and more recent management surveys as per HSG264. The Duty to manage Regulation 4 of CAR applies to these locations. They are subject to a programme of reinspection As of March 2014 the following information applied; rthwards Housing manages the following blocks of flats with enclosed common areas; 24 Multi-storey flats 12 Retirement schemes 246 Medium & Low rise blocks of flats. There are 2697 individual locations spread over these 282 blocks of flats. Each line of data has a risk rating. This is automatically calculated by Promaster. This risk rating is based on standard risk algorithms relating to the material itself & the likelihood of disturbance. High risk; 0% Medium risk; 7%. te the majority of these locations relate to hard to access communal plant rooms / roof void areas with presumed asbestos as a worst case scenario. Low risk; 27% Very Low risk; 54 % n Asbestos ; 12% rthwards Offices Asbestos registers for rthwards Housing controlled offices are not on Promaster. Each office has its own assessment / asbestos register in place. These are subject to annual review / consultation by the Asbestos and fire surveyor. The rthwards Housing occupancy basis varies into two broad categories rthwards Housing as a leaseholder / owner with responsibility for maintenance in the premises, where the duty to manage asbestos as per Regulation 4 of CAR applies. There are 3 no. offices - Cheetham Hill Road, Monsall Road, and Whitemoss Road. rthwards Housing as a tenant or occupying part of a building with no direct maintenance responsibility. As a minimum a duty to co-operate with the duty holder applies as per Regulation 4 of CAR. There are 3 no. offices - Floor 6 Hexagon Tower, Southchurch Parade offices in Collyhurst, Hendham Vale Depot. 8

9 7.0 COMMUNICATION OF ASBESTOS INFORMATION The following is a summary of key communication pathways; The asbestos & fire surveyor role exists as a reference point re asbestos matters. Access to asbestos data / Information; There is an intranet based screen tools that allows rthwards Housing officers access to a summary of asbestos register information. Asbestos registers as PDF files are issued to rthwards Housing site managers for offices / retirement schemes & multis storey flats. That information is retained on site. For Job ticketed Responsive repair works via Manchester Working limited. A summary of asbestos register information is accessible via physical job ticket or PDA device For asbestos queries generated by responsive repair or void property works. This is attended to via the Surveyor with Special responsibility (SSR) mechanism. This mechanism is detailed in the flowchart known as SSR Asbestos procedure in the appendix and also in section 14 of this management plan. For capital programme schemes of works, scheme specific asbestos survey information is generated by the asbestos & fire surveyor. This information is shared by the contractor by a project officer / contract administrator. For more detail refer to the section 15 of this management plan. A sharepoint website regarding asbestos has been established to improve the flow of current asbestos information within rthwards and to our partnering contractors. There is an existing management arrangement re Manchester Equipment & Adaptations Partnership (MEAP) adaptations. Asbestos information is shared. For more detail refer this mechanism is detailed in the flowchart known as MEAP procedure as per appendix and section 16 of this management plan. A sharepoint website regarding asbestos has been established to improve the flow of current asbestos information within rthwards and to our partnering contractors. Enquiries from residents are attended via the SSR mechanism as above. A PDF file of the asbestos register for their property can be issued. In addition there is a standard leaflet Asbestos in your home & information links on the rthwards Housing website. Enquiries from the Emergency Services are also attended to via The SSR procedure during normal work hours. In event of an out of hours query with an immediate asbestos information requirement, rthwards contact centre ( ) has access to summary records of the rthwards housing asbestos register. 9

10 In addition to this, PDF files of the asbestos registers for rthwards managed Multi-storey blocks & Retirement schemes are typically shared with the fire service annually. Leaseholders have access to asbestos information via rthwards current leaseholder management arrangements such as the leaseholder s forum. Enquiries from the press / media organisations are attended to as per rthwards Housing overall communication strategy. Update of asbestos data / Information For responsive repair or void property works i.e new asbestos found, new non-asbestos information or removed asbestos information. This is attended to via the Surveyor with Special responsibility (SSR) mechanism with a mechanism for new information to be uploaded to the asbestos via an intranet based screen tool. For capital programme schemes of works, updated asbestos survey information i.e asbestos found or removed is channelled to the asbestos & fire surveyor via the CDM Health &Safety file mechanism. The Asbestos & fire surveyor arranges for the asbestos register to be updated. For Manchester Equipment & Adaptations Partnership (MEAP) adaptations. Asbestos information is shared. The Asbestos & fire surveyor arranges for the asbestos register to be updated. For other full asbestos surveys by UKAS accredited asbestos survey consultants. There is a regular data extract from the asbestos consultants in a promaster compatible format. The asbestos & fire surveyor retains the final administrative check before the new information is uploaded onto the asbestos register. 8.0 REGULATION 4 OF CAR 2012; THE DUTY TO MANAGE There is an ongoing programme of re-inspections of asbestos containing materials where regulation 4 of the duty to manage applies i.e the common areas of blocks of flats and is undertaken by the asbestos & fire surveyor. Reinspection intervals are determined by promaster, they can be up to two years but the typical reinspection is annually. The promaster asbestos database is updated by the asbestos & fire surveyor with administrative support. Regulation of CAR does not apply to domestic premises, therefore such inspection are not carried out. However it is acknowledged that there is best practice reference to an equivalent inspection regime within domestic premises in HSG264. Also some social housing providers to do as best practice. rthwards Housing will monitor / review matter in line legal advice & developing practice of other social housing organisations 10

11 . 9.0 ASBESTOS MANAGEMENT Presume materials contain asbestos unless there is strong evidence that they do not The decision to remove or manage asbestos materials in place is based on an assessment of risk by competent person. In line with current HSE guidance it is considered reasonable to manage in place, if asbestos containing materials are in good condition & unlikely to be disturbed. The option to divert planned works can be considered ASBESTOS REMOVAL / ABATEMENT WORKS Asbestos removal / Abatement works should be carried out in accordance with CAR 2012 and associated guidance from the HSE. The use of licensed asbestos removal contractors is typical as a practical & standard control measure. However the use of asbestos trained non licensed contractors is viable where applicable i.e roofing work or localised removal of textured coatings to ceilings LABELLING OF ASBESTOS CONTAINING MATERIALS Labelling of asbestos containing materials is limited to secure plant rooms only. Typically rthwards Housing does not label asbestos materials in Common areas of flats or within individual dwellings. Current asbestos management arrangements with our partnering contractor (Asbestos information on job tickets) & provisions for site copies of asbestos registers (i.e paper copy of asbestos register held by caretakers on site in multi-storey blocks) are generally considered sufficient. Where there are specific circumstances warning labels may be applied. This will be based on the specific need to label and appropriate information will be issued to residents ASBESTOS AWARENESS TRAINING Asbestos awareness training is a per rthwards Housing overall Health & Safety training strategy. In summary this consists of generic asbestos awareness training for all employees via e-learning, backed up by specific asbestos awareness training for those most likely to disturb asbestos materials or those who control others that might. There was a one off purge with training by UKATA accredited training organisation. There is ongoing regime of refresher training for employees subject to their role. This is carried out by the in-house asbestos & fire surveyor and/or rthwards e-learning tools with records of attendance retained centrally by the learning development team. rthwards partnering contactor Mears / Manchester Working limited have their own arrangements for their employees and that of their contractors. rthwards Housing has management mechanisms to validate this. 11

12 13.0 ASBESTOS & FIRE SURVEYOR TRAINING The training requirement for the asbestos & fire surveyor is different. The minimum qualification would be the P402. The current asbestos & fire surveyor holds the P Cert re asbestos & other fibres and is certified competent person; CCP (asbestos) with 20+ years working in the asbestos management sector RESPONSIVE REPAIRS AND EMPTY HOMES WORKS; SSR PROCESS This is attended to via the Surveyor with Special responsibility (SSR) mechanism. This mechanism is detailed in the flowchart known as SSR Asbestos procedure in the appendix. In essence the SSR is the primary contact re any asbestos queries. They are the administrative link that routes asbestos queries from site / resident to our partnering contractor Manchester Working Ltd. They then arrange for competent persons / organisations to carry out activities such as bulk sampling, assessment of risk, air testing & remedial action as required (removal / encapsulation). Historically Manchester Working Ltd only did localised sampling specific to the planned work. However this has now switched to provision of full management survey of the whole property with localised refurbishment. This will provide better quality whole property information. SSR s have access to the asbestos register data via an intranet based screen tool. The SSR s also channel new information (asbestos & non asbestos) back to the asbestos register via an intranet based screen tool. The asbestos & fire surveyor retains the final administrative check before the new information is uploaded onto the asbestos register. There are 4 no. SSR s. based at the Hendham vale offices. 3 no. typically cover responsive repairs, the other covers void properties. There is a management tier above the SSR s. The 3 no. responsive repair managers at Hendham Vale offices control their geographic function. The legal team manager at Hendham Vale controls their technical function. Other Area specific Asbestos Management Arrangements do exist; they are detailed in Appendix 3 In event of non standard query or technical asbestos issue they refer the matter to their managers / the asbestos & fire surveyor. A sharepoint based SSR database system is being developed in-house to supersede the existing SSR mechanism that is based on paper records, PDF files & s. 12

13 15.0 HOME IMPROVEMENT SERVICE; CAPITAL PROGRAMME SCHEMES OF WORKS The primary administrative contact is the project officer / contract administrator for the scheme. Asbestos is a minuted item in the regime of contract meetings (i.e kick start, pre-contract, progress). The project officer / contract administrator request asbestos information from the rthwards housing asbestos & fire surveyor & provide detail of nature & scope of works. I.e scheme address list and what sort of works are planned. The need for additional refurbishment asbestos surveys will be considered by the rthwards Housing Asbestos & Fire surveyor. Managers will ensure sufficient resources are made available to carry out these additional Refurbishment asbestos surveys. In the case of grant funded schemes or other free to user scheme i.e mass Installation of Solar panels. The need for additional asbestos surveys will be considered as above. The Asbestos & fire surveyor arranges for / generates asbestos survey information for the project officer / contract administrator The nature / scope of the planned work will determine the nature of the asbestos survey information required for the scheme i.e. how intrusive the works are. The need for additional refurbishment asbestos surveys in excess of existing management surveys will be determined by the asbestos & fire surveyor on a scheme by scheme basis. Typically UKAS accredited asbestos survey organisations are used for such additional refurbishment asbestos surveys. In most cases the property will be occupied so full refurbishment asbestos will not be viable. The typical scenario is a localised refurbishment survey i.e kitchen / bathroom with a management survey of the remainder of the property. The project officer / contract administrator should ensure the issued asbestos information is shared with contractors / relevant others. A site copy should be maintained. In event of additional asbestos queries i.e possible asbestos found on site. This is routed by the agreed asbestos emergency arrangements. Typically this will be via the principal contractor for the scheme Manchester Working Ltd. They then arrange for competent persons / organisations to carry out activities such as bulk sampling, assessment of risk, air testing & remedial action as required (removal / encapsulation). The project officer / contract administrator should ensure that new asbestos information is feedback into the asbestos register. The formal route is via the CDM coordinator for the scheme. Within the Home Improvement Services there are three teams delivering capital schemes of works, with approximately 14 no. persons who may 13

14 assume the role of project officer / contract administrator. There is a management tier above the project officer / contract administrators. In event of non standard query or technical asbestos issue the project officer / contract administrator they refer the matter to their managers / the asbestos & fire surveyor MANCHESTER EQUIPMENT AND ADAPTATION PARTNERSHIP; MEAP This is not a delegated function of rthwards Housing from Manchester City Council. That primary function lies with the MEAP team. This mechanism is detailed in the flowchart known as MEAP procedure as per appendix. The MEAP team can carry out adaptations to rthwards managed premises. Therefore there is an established joint asbestos management process between rthwards Housing and MEAP as there is a shared duty re asbestos management. MEAP take the lead re arranging for additional asbestos surveys / asbestos remedial works etc. They share information with rthwards, assuming the MEAP work is not done as part of a rthwards Housing capital programme schemes of works Regular liaison with MEAP is controlled via the Investment & strategic asset management team. Asbestos is a minuted item PLAN TO IMPROVE THE QUALITY OF ASBESTOS REGISTER DATA It is acknowledged that there is cloned data and type 1 data on the asbestos register. There is a need to have a plan to improve that data given the limited scope of survey & use of caveats. There is a continuous programme of refurbishment survey in void properties and management surveys in occupied premises. This new information is used to replace cloned or type 1 data. It is acknowledged that there are no access areas with presumed asbestos identified within our portfolio of blocks of flats & maisonettes. This is a worst case scenario, subject to confirmed access. There is a plan in place to access these areas systematically and therefore improve the quality of data. 14

15 18.0 AUDIT PLAN It is acknowledge that there is a need to carry out audits as appropriate to confirm compliance & quality issues. This will also demonstrate that rthwards housing is acting with due diligence. These audits have happened to historically, however these were informal in nature & not fully recorded. An audit plan & recording mechanism has been developed. The rthwards Housing Asbestos & fire surveyor will lead on this matter. The audit plan covers; rthwards Housing Asbestos management plan & Asbestos management processes. This will be subject to annual review or sooner if required. Asbestos surveys by UKAS accredited asbestos survey organisations; typically 1 in 20 surveys will be reviewed. The asbestos survey organisations used are encouraged to carry out their own internal audit regime in rthwards managed premises (as long as this does not impact on residents). Asbestos removal contractors used as part of capital programme schemes of works. These contractors will technically be controlled by the principal or main contractor. rthwards will carry out a joint audit with the relevant contractor / principal contractor. The number of audits will be subject to the nature & number of planned asbestos works. Asbestos removal contractors used as part of responsive repairs schemes of works. These contractors will technically be controlled by our partnering contractor Mears. rthwards will carry out a joint audit with our partnering contractor Mears. The number of audits will be subject to the nature & number of planned asbestos works. Typically this will be carried out on a monthly basis. 15

16 Appendix 1 rthwards Housing Surveyor with Special Responsibility (SSR) Asbestos Procedure Purpose This document is intended as a summary of key element of the SSR Asbestos procedure. The information is presented as 3 no. flow charts. It is intended to signpost appropriate action by the rthwards SSR, surveyor, manager or other employee in event of asbestos query re responsive or void property works. Background rthwards managers / employees are not expected to put themselves at asbestos risk i.e taking a sample for asbestos analysis / work on asbestos. Sampling of suspect asbestos materials should be is referred to competent persons & work on asbestos materials should be carried out by asbestos contractors in accordance the Control of Asbestos Regulations Date of issue / version 19/03/2014 Review Review of this procedure by rthwards managers is advised annually or sooner if required. The findings of any such review should be recorded. Page 1 of 4 16

17 rthwards SSR Asbestos Procedure Issue date; 19/03/2014 Part 1 - Pre AS1 A - SSR procedure instigated by report of damaged / disturbed or suspect asbestos i.e contact from MWL or resident B - SSR procedure instigated by rthwards surveyor visit SSR attends site - information collated i.e photograph / information re location & type/ quantity of damage etc.. All information from surveyor to the SSR? i.e photograph / information re location & type/ quantity of damage etc. All information received by SSR? SSR checks on existing or known asbestos data i.e asbestos risk by address or Surveyors folders Is there any clear evidence that the material is non-asbestos? SSR informs relevant persons End. Arrange for Priority assessment of the material significant damage to the material? Standard assessment Resident / staff at risk by elevated airborne fibre levels? / Possibly Surveyor contacts SSR / Manager; Resident advised Instigate measures; to abate the potential risk i.e vacate the immediate area / close the door As required SSR raises actions on civica; i.e air test / board up etc. AS1 process; Continues on AS1 page Page 2 of 4 17

18 rthwards SSR Asbestos Procedure Issue date; 19/03/2014 Part 2 AS1 process; Identification & Assessment te Presuming asbestos is reasonable in the case of floor tiles or textured coatings only, where there is pre-existing data that confirms the asbestos status. If in any doubt or for other materials such as Board or lagging an inspect / sample is advised via MWL. Standard process in event of significant damage also refer to Pre AS1 stage & attend to as priority works te SSR raises request on civica for MWL to attend S Asbestos Sample (S) or presume (P) P Surveyor complete relevant sections of the AS1 data MWL attend as per appointment Has the inspection happened? Access issues? rthwards advised. If required a missed appointment HASL letter issued by rthwards SSR completes / validates the AS1" data AS1 Data issued by MWL AS1" data validated by the SSR Management review Did the inspection happened (as per agreed timescale? Asbestos? SSR raises asbestos actions on Civica for MWL to attend Continues on AS2 page; removal & encapsulation n asbestos HASL letter issued to the resident Data upload to Asbestos Register End. Page 3 of 4 18

19 rthwards SSR Asbestos Procedure Issue date; 19/03/2014 Part 3 AS2 process; Removal & Encapsulation (as identified as per the AS1 process) Standard process in event of significant damage" also refer to Pre AS1 stage & attend to as priority works Letter of support for waiver issued to asbestos contractors by rthwards Waiver for tifiable licensed works to HSE? MWL make arrangements to attend & complete works Have the works happened? Access issues? rthwards advised. If required a missed appointment HASL letter issued by rthwards AS2" data issued by MWL confirming works complete AS2" data validated by the SSR Works done on time? Management review End. Data upload to the asbestos database HASL letter issued to resident indicating removal or encapsulation Page 4 of 4 19

20 Appendix 2 20

21 Appendix 3 Other Area Specific Asbestos Management Arrangements Higher Blackley Sub Floor Voids In the Higher Blackley area there are 280 no of properties where there is suspect asbestos insulation to the ground floor sub floor void. The subfloor void is to earth. This asbestos is the remains of an old district heating systems. The pipe work was removed at an unknown time but there is insufficient evidence to confirm the asbestos was adequately removed. Therefore Asbestos is presumed present. The sub floor void to the ground floor is treated as a restricted area. There are management measures in place to control access by maintenance works. Records are maintained of sub floor voids where asbestos is still presumed present & also where it has been confirmed non asbestos or decontaminated. If access is required to a sub floor void to facilitate repairs i.e. rotten floor joists, then a licensed asbestos contractor is engaged to decontaminate the sub floor void first. Where there are intrusive works planned in such properties i.e. full electrical rewire, the relevant rthwards surveyor / manger will ensure that contractors are made aware of the potential for asbestos in the sub floor void. This mechanism is managed via the SSR s / Managers at Hendham Vale officers. 21

22 Appendix 3 Assheton Estate; Asbestos board in meter cupboards Asbestos insulating board is typically present as a backboard / base board and a shelf. This location is considered to be more at risk of accidental damage by maintenance works than when originally assessed. The following management arrangement was developed in March 2013 re the 89 no properties affected. A programme of inspection was instigated with remedial works to be carried out to make good any historical damage, paint seal & label the location. That task was completed. This asbestos location is already shared with our partnering contractor for responsive repairs. Asbestos removal is not considered a practical solution in the sort to medium term, as that requires the electricity & gas supply to the property (and potentially the adjacent property) to be disconnected and relocated in order to remove the asbestos. The plan in the short to medium term is to manage and maintain this asbestos location in place. In order to validate that approach a planned programme of re-inspections within this property type is planned. 25% of these properties will be reinspected annually re condition & state of encapsulation. This process will be managed via the SSR s / Managers at White moss road office. In addition to this when a rthwards surveyor visits a property of this type for any other inspection; rthwards will make use of that visit to inspect the asbestos board in the meter cupboard. The officer will be expected to look in the meter cupboard to check for any signs of damage and if possible take a photograph (to forward to the SSR). If in any doubt i.e. possible damaged asbestos, the officer will raise the matter the SSR who will investigate further and arrange remedial actions as required. Regulation 4 of CAR2102; the duty to manage does not apply as this is a domestic dwelling. However the inspection regime identified above, is considered appropriate (for this particular property type) given the residual duty of care rthwards Housing has to its residents. 22

23 Appendix 3 Appleford Estate; Asbestos board in meter cupboards The Appleford estate is considered similar but not identical to the Assheton estate re asbestos board in the meter cupboards. There are 58 no. known affected properties on the Appleford estate. The similarities with the Assheton estate are that the meter cupboard is in the same location in the kitchen and there is an asbestos backboard present in the meter cupboard. The differences with the Assheton estate are that timber boards were present in front to all or part of the asbestos backboard. Asbestos warning stickers are present, the material has been paint sealed at some point and that no asbestos board mid shelves were noted. Given those differences the asbestos backboard on the Appleford Estate is considered to be less likely to be disturbed. A similar manage and maintain in place regime as per the Assheton estate is considered reasonable. This includes a similar (but less frequent inspection rate) spread over a 6 year cycle, to confirm that the remaining asbestos in good condition and adequately sealed / labelled. 23

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