Waterproofing Over Anchor Points: A Hidden Compliance Risk for Building Managers

One issue becoming increasingly common in high-rise building maintenance is waterproofing or coatings being applied over anchor points. At first glance, the system may still appear intact, but if anchor points can no longer be clearly identified or verified, it can create serious compliance, safety, and liability concerns for building owners and managers.

What’s happening on site?

In many cases, anchor points were installed correctly and may even have been compliant at the time of certification. The problem arises later, when waterproofing products, membranes, coatings, or remedial works are applied over or around them without proper coordination. Once that happens, identification markings, tags, visible bases, and other key details may become obscured.

This creates confusion on site because the anchor point may still physically exist, but the ability to clearly verify it against certification records becomes much more difficult.

Why this becomes a compliance issue

Anchor points are not something that can simply be assumed to remain compliant because they are still in place. For an anchor system to be relied upon, it must be clearly identifiable, traceable, and able to be assessed properly against installation records and certification requirements.

When waterproofing or coatings cover anchor points, it can become difficult to confirm:

• which anchor point is which

• whether the original identification is still valid

• whether any part of the system has been altered, obstructed, or compromised

• whether the certification records still clearly match the physical site conditions

That uncertainty creates a compliance issue, because “it looks fine” is not the same as “it can be verified as compliant.”

This image shows an anchor point that has been covered by waterproofing, making the anchor identification and certification markings unreadable. With no visible tag or identification, the anchor point cannot be easily verified for testing and recertification.

Why this matters for building managers

For building managers, body corporates, and facilities teams, this can quickly become a practical problem. Maintenance works may be delayed, rope access crews may refuse to use the anchors, and further inspection or investigation may be needed before works can continue.

This can lead to:

• project delays

• extra cost

• contractor disputes

• confusion between trades

• uncertainty around safety responsibilities

Even where the original intent was simply to complete waterproofing or external improvement works, the result can be a loss of clarity around a critical safety system.

The real risk: safety, liability, and traceability

The biggest issue is not just inconvenience — it is risk.

If an anchor point cannot be clearly identified and verified, it may not be possible to confidently rely on it for rope access or height safety work. That creates a potential safety risk for workers and also a liability risk for building owners and managers if the system is later found to be non-compliant or improperly documented.

Traceability is a key part of safety compliance. If that traceability is broken, the building may end up with anchor points that are physically present but operationally questionable until they are properly assessed again.

Why the problem happens

This issue often happens because different trades work on the building at different times without full coordination. Waterproofing, painting, coatings, or remedial works may be completed after the anchor points were originally installed and certified, without enough attention given to preserving the visibility and identification of the system.

Common causes include:

• waterproofing or coatings being applied over anchor point bases or markings

• poor coordination between contractors

• incomplete record keeping

• changes made after certification without clear follow-up inspection

• assumption that the anchors remain compliant because they have not been removed

Over time, these layers of change can create uncertainty that only becomes obvious when maintenance work needs to be carried out again.

What should building managers do next?

If anchor points on a building have been waterproofed over, coated, or otherwise obscured, they should not simply be assumed to remain compliant without review.

A safer and more practical approach is to:

• arrange a proper inspection

• compare site conditions against the original certification and documentation

• identify whether markings, tags, or anchor details can still be verified

• confirm whether re-certification, further testing, or remediation is required before the system is used again

Acting early is far better than discovering the issue when a maintenance team is already on site and unable to proceed.

How AccessPro approaches these situations

At AccessPro, we regularly come across situations where access systems appear fine at first glance but raise concerns once they are reviewed more closely on site. Our approach is to assess the condition carefully, compare what is physically present against the available documentation, and communicate clearly with the client about any issues that may affect safe access or compliance.

Where problems are identified, the goal is not just to point them out, but to help clients understand what needs to happen next so the building can move forward safely and with less disruption.

Early action makes a difference

Anchor points are a critical part of safe high-rise maintenance. If waterproofing or coatings have made those systems difficult to identify or verify, the issue should be addressed before further rope access or maintenance work begins.

The earlier it is identified, the easier it is to manage properly.

Contact AccessPro Solutions

If you’re unsure whether anchor points on your building remain clearly identifiable and compliant, contact office@accesspro.com.au for advice before maintenance works begin.