Asbestos before you renovate or demolish: what NSW owners must know

Asbestos is not a problem when it is left alone and in good condition. It becomes a problem the moment someone cuts, drills, sands or demolishes it. Renovation and demolition are exactly when that happens, which is why finding out what is in your building belongs at the very start of the project, before a quote is accepted and before any trade starts work.

Where it is found

Asbestos was fully banned in NSW and the rest of Australia from 31 December 2003. NSW Government guidance says a property built or renovated before 1990 probably has asbestos-containing materials, and the NSW asbestos website states that about 1 in 3 homes contain it. Common places include:

• fibre cement wall and ceiling sheeting, including behind tiles
• roofing, eaves and soffits
• fences
• flue and water pipes
• fireplaces
• flooring underlay

Some commercial and multi-unit buildings built or renovated up to 2004 may also contain it.

You cannot tell by looking. The NSW guidance is clear that you can't identify asbestos by sight. It also says not to sand, scrub, water-blast, cut or drill suspected material.

The first step: find out before you plan

For any renovation, big or small, in a pre-2004 building:

1. Ask what is already known. In a house, check for earlier reports or council records. In an apartment building, ask the strata manager whether the owners corporation holds any asbestos report or register that covers the common property or your lot.
2. Have suspect materials tested. A licensed asbestos assessor can identify materials, and NSW maintains a list of licensed assessors.
3. Put the result into the scope. The quote, the program and the budget all depend on whether asbestos is present and how much.

This is also why asbestos is a leading cause of the hidden costs described in renovation hidden defects. A tested scope costs far less than a stop-work discovered after demolition starts.

Friable and non-friable: the key distinction

• Non-friable (bonded) asbestos is mixed into a solid material such as fibre cement sheet. It is lower risk while intact, but it releases fibres when cut, broken or sanded.
• Friable asbestos can be crumbled by hand when dry, such as some old insulation and lagging. It is far more hazardous.

Who may remove it

The rules published by NSW Government are:

• A homeowner may remove less than 10 m² of non-friable asbestos themselves. NSW gives a rough guide: 10 m² is a 5 m x 2 m wall, or the wall sheeting from one small bathroom.
• A tradesperson without a removal licence may remove under 10 m² (or 100 kg) of non-friable asbestos from a home, but may not remove friable asbestos.
• More than 10 m² of non-friable asbestos requires a licensed removalist with a Class B licence (a Class A licence also covers this).
• Any amount of friable asbestos requires a Class A licensed removalist.

Even below the licensing threshold, SafeWork NSW directs people to its Code of Practice, How to safely remove asbestos, for the equipment, protective gear and clean-up required.

What licensed removal involves

• The licensed removalist must notify SafeWork NSW at least five calendar days before removing any friable asbestos or more than 10 m² of non-friable asbestos, unless a waiver is granted.
• Friable removal requires the work area to be sealed off, and Class A work requires an independent licensed assessor to carry out air monitoring.
• The work area can only be reoccupied after a clearance inspection and certificate from a licensed assessor (Class A) or a competent person (Class B).
• Warning signs and decontamination of people, tools and the work area are required.

Disposal

Asbestos waste must go to a licensed landfill that accepts it. Waste over 10 m² or 100 kg must be tracked using the EPA's WasteLocate system, whether you or a professional removes it. Do not put it in household bins or skips.

Strata and shared buildings

In a strata scheme, asbestos in common property is the owners corporation's matter, and works in one lot can release fibres into others. If your renovation touches the walls, ceiling or floor of an apartment, read our post on renovating a strata apartment, and speak to the strata manager early so that testing and removal are planned around neighbours and building access. Check your by-laws and the approvals needed for the work.

Questions to ask any builder or trade

1. Has this building been tested, and where is the report?
2. Who will take samples, and which laboratory identifies them?
3. If asbestos is found, is the removal included in the price, or priced separately?
4. Is the removalist licensed for the class of work, and can we see the licence? (See our guide to checking a licence.)
5. How will the clearance certificate and waste records be handed over?
6. What happens to the program if more is found once walls are opened?

Keep the clearance certificate, waste tracking records and test reports. They belong with the rest of the project record described in our handover record post, and a future buyer or insurer may ask for them.

Working with us

If you are planning a renovation, we start by establishing what is in the building, build testing into the scope, and coordinate licensed removalists so the work is sequenced properly and documented. See how we build or get in touch.

Sources

• When was asbestos banned in Australia?, NSW Government asbestos website
• Unlicensed asbestos removal, NSW Government asbestos website
• Working as a licensed asbestos removalist, SafeWork NSW
• Asbestos in the home, NSW Government asbestos website
• Dealing with household asbestos, NSW EPA

This article is general information, not legal, health or technical advice. Asbestos rules change and depend on the quantity and type involved, so confirm the current requirements with SafeWork NSW and your council, and use a licensed assessor and removalist. Full website disclaimer