Encapsulation solutions for commercial roofs

Many commercial buildings face challenges such as leaks, rust, and the presence of asbestos in older roofing materials. Yet replacing old roofs entirely can be a costly and troublesome process.

Asbestos roof encapsulation offers an alternative solution. The process involves applying a special sealant to an asbestos roof, creating a protective coating that traps fibres and prevents them from becoming airborne, thereby posing no health risks.

The process is generally less expensive and invasive than complete removal, providing a medium-term solution that also adds a waterproof, weather-resistant barrier. Still, this solution should only be performed by specialists to ensure it meets national safety regulations.

The Roof Savers applies Rust-Oleum Noxyde, a flexible, anti-corrosive waterproof membrane, the company noting that it can be less than half the cost of replacement and comes with a 10-year pro rata warranty. It’s the only anti-corrosion waterproofing membrane on the market. It prevents rust from spreading and protects metal surfaces from aggressive environments.

Encapsulation can be considered a sustainable approach in certain contexts, particularly because it avoids the need to completely remove and dispose of old roofing materials, which generates large amounts of construction waste and can release harmful asbestos fibres if handled improperly.

By extending the life of the existing roof, it reduces the environmental impact associated with producing and transporting new roofing materials.

However, while it is cost-effective and safer in the short to medium term, it may not always be the ‘best’ long-term solution. Encapsulation is essentially a protective bandage: it prevents fibres from escaping and stops corrosion, but doesn’t address underlying structural issues that may eventually require full replacement. Over time, the membrane may degrade, and maintenance or reapplication might be needed.

For truly sustainable outcomes, the ideal strategy involves a careful assessment of the roof’s condition, expected lifespan, and building use, combining encapsulation with long-term planning for replacement when necessary. In some cases, investing in a full removal and replacement with modern, non-toxic, durable materials may offer greater longevity and overall environmental benefit.

In New Zealand, the Health and Safety at Work (Asbestos) Regulations 2016 set strict requirements for handling, managing, and working with asbestos-containing materials.

Only licensed professionals with the appropriate training and equipment are legally permitted to apply encapsulation products, and all work must follow approved methods to prevent asbestos fibres from becoming airborne.

Additionally, environmental regulations may require proper containment and disposal of any materials disturbed during the process, even if full removal is not undertaken.

Compliance also involves thorough documentation and ongoing monitoring. Property owners and contractors are expected to maintain records of inspections, encapsulation treatments, and maintenance schedules to demonstrate that the work meets national safety standards.

Failure to adhere to these regulations can result in significant penalties, including fines and legal liability. By following these rules, businesses can ensure that encapsulation not only extends the life of the roof and reduces costs, but also protects the health of workers, tenants, and the wider community.