Who Is Responsible for Asbestos in Commercial Buildings? Owners vs Tenants Explained
Responsibility for asbestos in commercial buildings can get confusing, especially where properties are leased to multiple tenants. The Code of Practice: How to Manage and Control Asbestos in the Workplace (Safe Work Australia) is clear on the intent - everyone with control or influence over the building has a role in managing asbestos risk, but in practice, those responsibilities need to be well coordinated to work effectively.
Generally, the property owner or managing entity is responsible for identifying asbestos in the building structure and maintaining an up-to-date asbestos register and asbestos management plan. These documents record where asbestos-containing materials (ACM) are located, their condition, and how the risk is being managed over time.
Tenants also have obligations. While they may not “own” the asbestos risk in the building structure, they are responsible for ensuring their activities do not disturb ACMs. This includes office fit-outs, refurbishments, maintenance works, or installing services. Before any work begins, asbestos information should be checked so risks are understood and controlled.
In multi-tenant buildings, communication is where things often break down. One tenant’s contractor may be working in ceiling or wall spaces that are shared or adjacent to other tenancies, and without clear coordination, asbestos can be accidentally disturbed. The Code of Practice stresses the importance of sharing asbestos information with anyone who may carry out work in the building—not just storing it for compliance purposes.
The asbestos register is the key tool in this process. It should be easy to access, regularly updated, and used as part of everyday planning for maintenance and construction work. If the register is incomplete or out of date, the risk of unexpected asbestos exposure increases significantly.
For higher-risk works, additional steps are often required, such as pre-refurbishment asbestos surveys, licensed removal, and clearance verification. These processes help confirm that asbestos has been safely managed before work continues.
Ultimately, effective asbestos management in leased buildings comes down to coordination. When owners keep accurate records and tenants actively use that information before starting work, risks stay controlled. When communication breaks down, that’s when asbestos is most likely to be disturbed - and compliance issues tend to follow.