Plenty of Australian homes built in the middle of last century are now due for a new kitchen or bathroom. Many of them hold a hidden problem in the walls, eaves or floors. Asbestos was widely used in houses for decades, and it can still be there today. Knowing where it might be before the first wall comes down saves a lot of trouble.
This post explains which homes are likely to contain asbestos and where it tends to turn up. It also covers testing, the rules on removal and how to dispose of it safely. Asbestos rules are set by each state and territory, and they change over time. Check the current requirements where you live before any work starts.
Which homes are likely to contain asbestos
The Asbestos Safety and Eradication Agency says homes built or renovated before 1990 may contain asbestos. It was phased out by 1990 and banned across Australia in 2003. NSW Government guidance describes it as a popular material for Australian homes between 1940 and 1990. If you are buying a house from that era, it is sensible to expect some asbestos to be present.
Later homes are not always clear either. NSW guidance notes that homes renovated between 1990 and 2004 may also contain it. The national ban on asbestos did not come in until 2003. A home’s age is a guide, not a guarantee.
Where asbestos hides in a house
Asbestos cement sheeting was cheap and tough, so it ended up in many places. Wet areas are a common spot. Kitchens, bathrooms, toilets and laundries often have asbestos wall and ceiling sheets. It can also sit behind wall tiles and splashbacks.
The national agency’s guide for householders and home renovators lists many other places to check. Inside, these include vinyl floor tiles, the felt backing under vinyl and lino, carpet underlay and textured paint. Outside, look at roof sheeting, eaves, gutters, wall cladding, fences, garages and garden sheds. Old electrical switchboards and flues can contain it too.
When asbestos becomes a health risk
Asbestos in good condition is considered low risk. NSW guidance says undamaged material with no holes, breaks or flaking will not release dangerous fibres. The danger comes when it is disturbed or starts to break down with age and weather. Even drilling a hole to hang a picture can expose fibres.
South Australian government guidance says breathing in asbestos fibres can cause asbestosis, lung cancer and mesothelioma. These diseases can take many years to appear. Mesothelioma can take 30 to 45 years to develop after first exposure. The risk rises with the number of fibres a person breathes in.
Testing before you start work
The national agency gives two options before any repair or renovation. You can have a sample tested on advice from an asbestos professional. Or you can assume the material contains asbestos and take full precautions. Guessing from how a sheet looks is not reliable.
In NSW, a licensed asbestos assessor can take samples and write a report showing where the asbestos is and what condition it is in. A standard building inspection before purchase does not always cover asbestos. If you are buying an older home with plans to renovate, it may pay to arrange a separate check. Make sure the roof space and the area under the floor are included.
What not to do with suspected asbestos
Many common renovation habits are exactly what releases fibres. The NSW Government advice on asbestos safety in the home is clear on this. Do not sand, scrub, cut, drill or water blast material that may contain asbestos. The national agency also warns against dry sweeping, compressed air and high speed power tools.
Cleaning up needs the same care. A household vacuum cleaner should never be used on asbestos dust. That applies even if the vacuum has a HEPA filter. Before work starts, it helps to roll up and store floor coverings. Our tips for keeping your rugs clean cover how to look after them while they are out of the way.
Who can remove asbestos
The national agency does not recommend that homeowners remove asbestos themselves. Licensed removalists come in two classes. Class A can remove all types, including friable asbestos that crumbles easily. Class B can remove only non friable asbestos, such as bonded cement sheet.
Some smaller jobs have different rules. Trained tradespeople without a licence may remove less than 10 square metres of non friable asbestos if they follow safe procedures. That area is about four sheets of wall sheeting or one wall of an average bathroom. In the ACT, homeowners and tradespeople are not allowed to remove any amount themselves. In Western Australia, Class A and Class B licences are known as unrestricted and restricted.
Planning a renovation around asbestos removal
Removal work usually means the affected rooms are sealed off for a period. Many families find it easier to move furniture and belongings out before the crew arrives. If you need help with heavy items, our post on choosing the right removalist has pointers for finding a reliable mover. Ask early so the dates line up with the removal crew.
A renovation is also one of those times when a little extra space helps. Our guide to the life events that may require you to rent storage looks at short term storage options. Once the licensed work is done and the area is cleared, a thorough clean gets the home ready to live in again. Our guide to full house cleaning in Perth sets out a room by room routine for that final stage.
Disposing of asbestos waste
Asbestos waste cannot go in a household bin. Dumping it is illegal, and putting it in a kerbside bin can lead to a fine. The national agency says all asbestos waste must go to a landfill licensed to accept it. Waste should be wrapped twice or bagged, sealed, labelled and taken there as soon as possible.
Frequently asked questions
Is it safe to live in a house with asbestos?
Asbestos in good condition is generally low risk if it is left alone. The problems start when it is damaged or disturbed. Keep an eye on its condition over time. Get professional advice before any work that might break or cut it.
Can I paint over asbestos sheeting?
NSW guidance says sealing asbestos in good condition with quality paint may help prevent fibres being released. Do not sand or scrape the surface first. Take safety precautions if painting could disturb the material. Damaged sheeting is a job for a professional.
What should I do if I find suspected asbestos mid renovation?
Stop work and move everyone away from the area. NSW guidance suggests dampening the area, covering it with plastic and sealing it so no dust escapes. Keep people out until an assessor gives advice. Then arrange testing before going any further.
This post is general information only and not professional, legal or medical advice. Asbestos rules differ between states and territories and can change. Speak with a licensed asbestos assessor or your state work health and safety regulator about your situation.