Asbestos in Your Old Home: What KDR Owners Must Know Before Demolition

If your home was built before 1987, there is a significant chance it contains asbestos. Australia was one of the world's largest per-capita users of asbestos in building materials until it was phased out in the 1980s and ultimately banned in 2003. Before any KDR demolition proceeds, understanding the asbestos situation in your home is not optional — it's a legal and safety requirement.

Where Asbestos Is Commonly Found

In pre-1987 Australian homes, asbestos was used in a wide range of products:

• Fibro (fibro cement) sheeting — External wall cladding, internal wall sheeting, eaves, soffits
• Roofing — Corrugated super-six roofing, ridge capping
• Wet areas — Bathroom walls, shower recesses, laundry surrounds (often hidden behind tiles)
• Floor coverings — Vinyl floor tiles and the backing of sheet vinyl can contain asbestos
• Insulation — Loose-fill asbestos insulation in ceiling spaces (particularly in ACT)
• Textured paint (stipple ceilings) — Some textured ceiling finishes from this era contained chrysotile asbestos
• Gutters and downpipes — Some fibro cement drainage products

Types of Asbestos: Bonded vs Friable

Bonded (non-friable) asbestos — Asbestos fibres are mixed into a cement matrix. It is only dangerous when disturbed, cut, or drilled. Fibro sheet is the most common type. Intact bonded asbestos is lower risk but still requires licensed removal.

Friable asbestos — Asbestos that can be crumbled by hand, releasing fibres. This includes pipe insulation, some ceiling tiles, and loose-fill insulation. Friable asbestos is extremely high risk and requires specialist Class A licensed removalists.

Legal Requirements for Removal

In Australia, the Work Health and Safety (WHS) Regulations require:

• Any removal of more than 10m² of bonded asbestos, or any amount of friable asbestos, must be carried out by a licensed asbestos removalist.
• A licensed asbestos assessor must inspect and certify the clearance after removal.
• An Asbestos Register and Asbestos Management Plan is required for workplaces (which includes a house being demolished by a tradesperson).
• Asbestos waste must be disposed of at a licensed facility, double-bagged and labelled.

What Does Asbestos Removal Cost?

Costs vary significantly based on the amount and type of asbestos:

• Full house fibro removal before demolition — $8,000–$25,000 for a standard 3–4 bedroom fibro home
• Partial removal (wet areas only, or eaves only) — $2,000–$8,000
• Friable asbestos removal — $50–$200 per square metre; a small area of pipe lagging can cost $3,000–$10,000
• Loose-fill asbestos (ceiling) — $15,000–$40,000+ for a whole-house clearance (government programs exist in some states)
• Air monitoring and clearance certification — $800–$2,500

Is Asbestos Removal Included in Demolition Quotes?

This is the most important practical question. Most demolition quotes do NOT include asbestos removal unless explicitly stated. The standard process is:

1. An asbestos surveyor inspects the property and provides a report identifying all asbestos-containing materials.
2. A licensed asbestos removalist removes the identified materials.
3. A clearance inspector certifies the site is clear.
4. Only then does the demolition contractor proceed with the structural demolition.

When getting demolition quotes, always ask specifically: "Is asbestos removal included? If not, how is it handled and who organises it?" Many demolition companies have relationships with asbestos removalists and can coordinate this for you, but it will be a separate cost.

Getting an Asbestos Survey First

Before accepting demolition quotes, commission an asbestos survey from a licensed asbestos assessor ($300–$800). This gives you a report that documents what's in the building, where it is, and its condition. You can then use this to get accurate removal quotes and avoid surprises after demolition has started.