Why pre-1990 homes matter

Asbestos was used widely in Australian building products through to the late 1980s, and a total ban took effect at the end of 2003. Brisbane's post-war housing boom coincided with the peak popularity of asbestos cement sheeting, so a large share of homes built before 1990 contain some. That is no reason to panic, but it is a reason to plan before demolition.

Where to look

Common locations in Brisbane homes include:

Eaves and soffits, often lined with flat fibro sheets
External cladding on post-war homes and enclosed verandahs
Bathroom, laundry and kitchen wall linings behind tiles
Vinyl floor tiles and the backing of sheet vinyl
Corrugated "super six" roofing on houses, carports and sheds
Fibro sheet fencing
Electrical meter boards and some older insulation
Fill and buried fragments around old sheds and extensions

You can't confirm asbestos by looking at it. Only laboratory analysis of a sample gives a definite answer.

Step 1: Get a pre-demolition asbestos survey

Before demolition, an asbestos survey should be carried out by a competent person, such as an occupational hygienist or licensed asbestos assessor. A pre-demolition survey goes further than a general inspection because it can be intrusive: cavities are opened, floor coverings lifted and materials sampled, since nothing in the house needs to be preserved. The report lists each asbestos material with its location, condition and whether it is bonded or friable.

Step 2: Understand the licence classes

Workplace Health and Safety Queensland sets the rules:

Class B licence — needed to remove more than 10 square metres of non-friable (bonded) asbestos
Class A licence — needed to remove friable asbestos in any quantity, and also covers non-friable asbestos

Queensland homeowners can legally remove small amounts of non-friable asbestos themselves, but the quantities involved before a demolition usually go well beyond that, and getting it wrong puts your family and neighbours at risk. A licensed removalist is the safe and practical choice. Check their licence before work starts.

Step 3: Removal

The licensed removalist notifies the regulator where required, sets up the work area, wets and removes the materials, wraps and labels the waste, and decontaminates. Occupants of neighbouring properties may need to be told, depending on the job. For friable removal, air monitoring is required during the work.

Step 4: Clearance

When removal is finished, a clearance inspection checks that the asbestos has gone and the area is safe. For Class A friable work, it must be done by an independent licensed asbestos assessor. You should receive a clearance certificate, and demolition shouldn't start until you have it.

Step 5: Demolition

With clearance confirmed, demolition goes ahead. If more suspect material turns up — which can happen in wall cavities or under floors — work stops in that area until it is assessed and dealt with.

Disposal

Asbestos waste must be wrapped, labelled and taken to a facility licensed to accept it. Keep the disposal records and the clearance certificate with the rest of your demolition paperwork.

Cost and timing

The cost of removal depends on how much asbestos is present, what type it is and how hard it is to reach. A survey turns guesswork into a defined scope, which makes demolition quotes more accurate. For timing, allow for the survey and lab results, the removalist's scheduling and notification period, and the clearance inspection — all before demolition day.

Living in the house before demolition

Bonded asbestos in good condition, left alone, is generally considered low risk. Avoid drilling, sanding, cutting or water-blasting suspect materials. If materials are damaged or deteriorating, get advice rather than cleaning up yourself.

If you are selling instead

Some owners sell an older home to a buyer who plans to knock it down. In that case an asbestos survey can still be useful: it gives buyers a clearer picture of demolition costs and may smooth negotiations. Either way, whoever demolishes the house will need the survey and removal done before the structure comes down.

Questions to ask

Is the survey a pre-demolition survey, not just a visual inspection?
What licence class does the removalist hold, and is it current?
Is disposal included in the price?
Who carries out the clearance inspection?
What happens if more asbestos is found during demolition?

Our asbestos-aware demolition service page explains how removal fits into the wider demolition sequence.

Asbestos Before Demolition: What to Do With a Pre-1990 Brisbane Home