If your home was built before 1987, it almost certainly contains asbestos. Here's what you need to know about testing, removal costs, regulations, and finding licensed removers.
Asbestos is one of the most common — and most misunderstood — issues in Australian residential demolition. If your home was built or renovated before 1987, it almost certainly contains asbestos-containing materials (ACMs). Even homes built up to the early 1990s may contain some asbestos products, as existing stock was still being installed after the manufacturing phase-out began. Here's a complete guide to asbestos testing, removal, and costs for homeowners planning a knockdown rebuild.
Where Is Asbestos Found in Australian Homes?
Asbestos was used in over 3,000 building products in Australia. The most common locations in residential homes:
- Fibro sheeting (flat sheets): Eaves, wall cladding, internal wall linings — the most common ACM in Australian homes
- Corrugated roofing (Super Six): Extremely common on pre-1980s homes
- Vinyl floor tiles and backing: Particularly the 9-inch (225mm) square tiles common in 1960s–1970s homes
- Bathroom and laundry wall linings: Behind tiles in wet areas
- Electrical meter boards: The backing board is frequently asbestos cement
- Fencing: Fibro fences between properties
- Pipe lagging and flue pipes: Around hot water systems and heaters
- Textured ceilings: Some textured ceiling coatings contain chrysotile asbestos
Step 1: Asbestos Testing
Before any demolition work begins, you need a professional asbestos survey. This is a legal requirement in all Australian states before demolition of any pre-2003 building (asbestos was not fully banned in Australia until 31 December 2003).
Types of surveys:
- Management survey: Identifies ACMs that could be disturbed during normal occupancy or maintenance. Cost: $300–$600.
- Demolition/refurbishment survey (Division 6 survey): A more thorough assessment required before demolition. Involves destructive sampling — the surveyor physically takes samples from walls, ceilings, floors, and other areas. Cost: $500–$1,200 depending on house size.
The surveyor will provide a report identifying all ACMs found, their condition, location, and recommended management action. This report is required by your demolition contractor and is a legal document.
Step 2: Getting Removal Quotes
Once you have the survey report, you can get removal quotes from licensed asbestos removalists. In Australia, asbestos removal is a licensed activity:
- Class A licence: Required for friable (crumbly, loose) asbestos removal. This is the more dangerous type and requires the highest level of controls.
- Class B licence: Required for non-friable (bonded, solid) asbestos removal — this covers most residential work (fibro sheets, roofing, floor tiles).
Always verify the removalist's licence through your state's work safety regulator (SafeWork NSW, WorkSafe Victoria, Workplace Health and Safety Queensland, etc.).
Asbestos Removal Costs
Costs vary significantly based on the type, quantity, and accessibility of asbestos materials:
Typical Cost Ranges
| Item |
Typical Cost |
| Eaves removal (fibro) | $1,500–$4,000 |
| External wall cladding removal | $3,000–$8,000 |
| Roof removal (corrugated asbestos) | $3,000–$10,000 |
| Internal wall linings | $2,000–$6,000 |
| Vinyl floor tile removal | $1,500–$4,000 |
| Bathroom wall linings (behind tiles) | $1,000–$3,000 |
| Fencing (per panel) | $200–$500 |
| Electrical meter board | $300–$800 |
| Clearance inspection and certificate | $300–$600 |
Total cost for a typical 1960s–1970s fibro home: $8,000–$20,000 for non-friable removal. Homes with extensive asbestos (fibro throughout, asbestos roof, vinyl tiles) can reach $25,000–$35,000+.
Disposal fees: Asbestos waste must be taken to a licensed asbestos disposal facility. Disposal fees are typically $200–$350 per tonne on top of removal costs.
The Removal Process
- Notification: The removalist must notify the state work safety regulator at least 5 business days before starting friable asbestos removal (some states require notification for all asbestos removal).
- Site setup: The work area is sealed with plastic sheeting. Warning signs are erected. A decontamination area is established.
- Removal: ACMs are carefully removed, kept wet to minimise fibre release, and double-wrapped in 200-micron plastic for transport.
- Air monitoring: For friable asbestos removal, air monitoring is conducted during and after removal to ensure fibre levels are safe.
- Clearance inspection: An independent assessor (not the removalist) inspects the site and issues a clearance certificate confirming all identified ACMs have been removed and the site is safe for demolition.
- Disposal: Wrapped asbestos waste is transported to a licensed disposal facility. Transport must comply with dangerous goods regulations.
Key Regulations by State
- NSW: SafeWork NSW regulates asbestos removal. Notification required for all licensed removal work. Homeowners can remove up to 10m² of non-friable ACM themselves (not recommended).
- VIC: WorkSafe Victoria. Similar rules to NSW. The Victorian Government also provides a free asbestos testing service for residential properties in some circumstances.
- QLD: Workplace Health and Safety Queensland. Homeowners can remove up to 10m² of non-friable ACM from their own residential property.
- WA: WorkSafe WA. Strict notification and removal requirements. The WA Government has funded residential asbestos removal programs in some areas.
Common Mistakes to Avoid
- Don't assume your home is asbestos-free because it "looks modern." Many homes have been renovated with asbestos materials hidden under new layers.
- Don't use a demolition contractor for asbestos removal. Demolition and asbestos removal are separate licences. Some companies hold both, but the work must be done sequentially.
- Don't skip the clearance certificate. Without it, your demolition contractor may refuse to start work, and you have no proof the site is safe.
- Don't dispose of asbestos in general waste. Illegal disposal carries fines of up to $1 million for individuals in some states.
Planning Your Timeline
Allow 3–4 weeks from survey to clearance certificate: 1 week for the survey and report, 1 week for quotes and booking, 1–2 weeks for the actual removal and clearance. Factor this into your overall KDR timeline before demolition can begin.
AusBuildCircle.com's AI feasibility tool flags asbestos risk based on the year your suburb's housing stock was predominantly built, so you can budget for it from the start.