Why pre-2000 matters
Buildings constructed before 2000 in Australia and New Zealand have a significant chance of containing asbestos materials. Asbestos was widely used in commercial construction through to the mid-1980s, and products containing asbestos remained available in some forms until the early 2000s. Australia's total ban took effect on 31 December 2003. New Zealand banned asbestos-containing products in 2016.
This means any renovation, fitout, or demolition work on an older building needs to start with one question: is there asbestos here, and if so, where?
Step 1: Get a survey before any work begins
Before renovation work starts, you should engage a qualified asbestos surveyor to carry out a survey. The type of survey matters.
A management survey is a standard inspection that identifies ACMs in accessible areas of a building. It's designed for ongoing management, not renovation. The surveyor will inspect visible and accessible materials but generally won't cut into walls or pull up flooring.
A refurbishment and demolition survey is what you need before renovation work. It is far more thorough and specifically targets the areas that will be disturbed by your planned works. The surveyor will carry out intrusive inspections, looking behind walls, above ceilings, under floors, inside risers and service ducts, anywhere your contractors are likely to work. This type of survey is required by regulation before any refurbishment or demolition begins. Our step-by-step survey walkthrough explains what to expect on the day.
If your building already has a management survey on file, don't assume it's enough. A management survey may have missed materials hidden behind linings or in spaces that weren't accessible during the original inspection. Always commission a refurbishment and demolition survey for the specific areas affected by your project.
Step 2: Review the survey results
The survey report will identify any asbestos-containing materials in the areas affected by your renovation. For each ACM found, the report will describe the material type, its condition, and an assessment of risk. Recommendations typically fall into three categories: removal before work proceeds, encapsulation or sealing if the material won't be disturbed, or management in place if it sits outside the renovation zone.
Review the report with your project team and your asbestos consultant. Make sure your builder, project manager, and any subcontractors understand exactly where ACMs are located and what the removal scope will be. This is the point to adjust your project plan, not after demolition has started.
Step 3: Arrange removal if required
If asbestos needs to be removed, this must be carried out by a licensed asbestos removalist. In Australia, removalists must hold either a Class A licence (for friable asbestos, the loose, crumbly type) or a Class B licence (for non-friable asbestos over 10 square metres). Our guide to asbestos removal licensing in Australia covers the full details. In New Zealand, similar licensing requirements apply under Class A and Class B categories.
Before removal can begin, the removalist must notify the relevant workplace health and safety regulator. In most Australian states, at least five business days' notice is required for friable asbestos removal. Non-friable removal may also require notification depending on the quantity and jurisdiction. In New Zealand, notification must be given to WorkSafe NZ at least five days before licensed removal work starts.
The removalist will prepare a removal control plan, set up containment (including negative air pressure enclosures for friable work), and carry out air monitoring during the process. All asbestos waste must be double-bagged or wrapped, labelled, and transported to a licensed waste facility by an approved carrier.
Step 4: Get clearance before proceeding
After removal, an independent asbestos assessor (not the removalist) must inspect the work area and issue a clearance certificate confirming it is safe for normal activities to resume. For friable asbestos removal, this includes air monitoring to verify fibre levels are below the safe threshold. Do not allow tradespeople back on site until clearance has been received and documented.
Budgeting and timeline planning
Asbestos adds both time and cost to a renovation project. Getting realistic numbers into your budget early prevents nasty surprises mid-build.
Survey costs: A refurbishment and demolition survey for a mid-sized commercial space typically costs between $2,000 and $8,000 AUD, depending on the building size, number of samples, and complexity. Larger or multi-storey buildings will cost more.
Removal costs: These vary widely depending on the type, quantity, and accessibility of the ACMs. Removing non-friable materials (cement sheet, vinyl tiles) from a single floor of a commercial building might run $5,000 to $30,000. Friable removal (insulation, spray coatings) is significantly more expensive due to the containment and air monitoring requirements, often $20,000 to $80,000 or more for a substantial scope.
Timeline impact: Allow two to four weeks for the survey, report, and any follow-up sampling. If removal is required, add another two to six weeks depending on scale and the notification period. All up, asbestos work can add four to ten weeks to your project schedule. Build this into your programme from the start rather than treating it as an afterthought.
Getting quotes from licensed removalists early (even before your survey) can help you set aside a realistic contingency. Many experienced property managers budget an asbestos contingency of 5-10% of total renovation cost for pre-2000 buildings.
Sources
- Safe Work Australia — Model Code of Practice: How to Manage and Control Asbestos in the Workplace
- Safe Work Australia — Model Code of Practice: How to Safely Remove Asbestos
- WorkSafe New Zealand — Asbestos