Post-Encapsulation Duties
Asbestos encapsulation is not a "treat and forget" solution. While it dramatically reduces the risk of fibre release and simplifies ongoing management, the asbestos-containing material remains in the building, and the legal duty to identify, assess and control asbestos under the Safety, Health and Welfare at Work (Exposure to Asbestos) Regulations 2006–2025 continues to apply. The encapsulated ACMs must be managed, inspected, and documented for as long as they remain in the building.
The good news is that post-encapsulation management is significantly simpler and less costly than managing bare, unencapsulated asbestos. The encapsulation system provides a physical barrier that reduces the risk to a very low level, and the inspection and maintenance requirements reflect this lower risk. This section covers your obligations in practical terms.
Updating the Asbestos Register
Immediately after encapsulation is completed, the asbestos register must be updated. This is not optional — keeping an accurate record of asbestos in the building is a core part of managing it legally. The register update should include:
• Status change: Each encapsulated ACM entry should be updated from "managed in place" (or equivalent) to "encapsulated." The register must make clear that the asbestos has not been removed — it has been sealed in situ.
• Encapsulation details: Record the encapsulation system used (e.g. "Nexseal LE closed-cell spray foam, 60mm, applied to roof underside"), the contractor (Duratite), the date of application, and the warranty period.
• Updated risk assessment: The risk score for encapsulated ACMs should be reduced to reflect the lower risk. Encapsulated material in good condition typically scores at the lowest risk level in standard assessment systems (material and priority assessment scoring, or similar).
• Inspection schedule: Add the post-encapsulation inspection dates to the register.
Duratite provides a completion certificate and encapsulation report with every project, specifically designed to be filed with the asbestos register. This includes all the information needed to update the register correctly.
Management Plan Requirements
The asbestos management plan must also be updated after encapsulation. The key changes are:
Action taken: Record that encapsulation has been carried out, the system used, the areas covered, and the contractor. Include the completion certificate reference.
Remaining ACMs: If any ACMs in the building were NOT encapsulated (e.g. soffits, flashings, or areas that were inaccessible), the management plan must continue to address these separately. Encapsulation of the main roof does not remove the management obligation for other ACMs.
Contractor briefing protocol: The management plan should note that encapsulated asbestos is present, and that any future maintenance, repair, or alteration work that might penetrate the encapsulation layer must be carried out with appropriate precautions. Contractors must be briefed before starting work.
Emergency procedures: Update the emergency procedures to include: what to do if the encapsulation is damaged (e.g. by impact, fire, or building work), who to contact for repair (Duratite), and the interim steps to prevent fibre release from a damaged area.
Get Free Advice or Book a Survey
Duratite's technical team provides free site assessments and fixed-price quotations across Ireland and Northern Ireland. No obligation.
Periodic Reinspection Schedule
Encapsulated asbestos must be reinspected at regular intervals to verify that the encapsulation system is intact and performing as intended. The recommended inspection frequency for encapsulated ACMs is:
| Inspection Type | Frequency | By Whom |
|---|---|---|
| Routine visual check | Every 6 months | Building manager / facilities team |
| Detailed inspection | Annually | Competent asbestos surveyor or Duratite |
| Condition survey | Every 3–5 years | Accredited, independent asbestos surveyor |
| Warranty inspection | As specified in warranty | Duratite or approved inspector |
The routine visual check is a walk-through inspection that any trained building manager can carry out. It looks for obvious signs of damage to the encapsulation — impact marks, areas where coating has flaked or foam has been dislodged, water staining that might indicate roof leaks reaching the encapsulation, or discolouration.
The detailed annual inspection is a more thorough examination, ideally by someone with asbestos awareness training, that checks the condition of the encapsulation system across the entire building. It should include a written report with photographs, documenting any areas of concern.
The condition survey every 3–5 years reassesses the overall condition of the encapsulated ACMs and the encapsulation system. This is a formal assessment that should be carried out by a competent asbestos surveyor and should update the risk assessment in the asbestos register.
What to Look For
During inspections of encapsulated asbestos, the inspector should look for:
Physical damage: Impact marks, scratches, gouges, or areas where the encapsulation has been penetrated. This can occur from forklift contact (in warehouses), maintenance work, or accidental damage. Any penetration of the encapsulation must be repaired promptly.
Delamination: Areas where the spray foam or coating has separated from the underlying asbestos cement. This is extremely rare with properly applied systems but should be checked for. Look for bubbling, lifting, or areas that sound hollow when tapped (for spray foam).
Water damage: Staining, discolouration, or softening that might indicate water ingress through the roof reaching the encapsulation. While spray foam and silicone coating are both water-resistant, persistent water exposure from a roof leak should be investigated and the leak repaired.
Deterioration: Any signs of the encapsulation system degrading — cracking (for coatings), crumbling (for foam), colour change, or surface deterioration. Both Nexseal LE and GacoFlex S42/SF42 are designed for a service life beyond their manufacturer-backed warranty periods (20 years for GacoFlex S42/SF42), so significant deterioration within the warranty period is unusual and should be reported to Duratite.
Unauthorised work: Evidence that someone has drilled, cut, or otherwise penetrated the encapsulation — for example, to install services, fixings, or equipment. Any work that penetrates the encapsulation risks disturbing the underlying asbestos and must be carried out with appropriate precautions.
Record Keeping Requirements
Good record keeping is both a legal requirement and practical protection. The following records should be maintained:
• Asbestos register — kept up to date with encapsulation details and inspection records
• Management plan — reviewed and updated at least annually
• Inspection reports — filed chronologically, with photographs
• Encapsulation completion certificate — original Duratite documentation
• Product warranties — stored securely with the building documentation
• Contractor briefing records — signed acknowledgements from any contractor who was briefed about the asbestos before starting work
• Any repair records — details of any damage and the repair carried out
These records should be kept for the life of the building (or at least 40 years, given the long latency period of asbestos-related diseases). They should be accessible to the building manager, HSA inspectors, insurers, and any future building owner. A fire-proof copy or secure digital backup is advisable.
Contact Duratite on info@duratite.ie for guidance on post-encapsulation maintenance requirements.