Before removal begins
Asbestos removal doesn't start on the day workers show up. There's a planning phase that can take one to three weeks, depending on the scope of work and your state or territory's notification requirements.
The licensed removalist will prepare a removal control plan, which details exactly how the asbestos will be removed, what containment and safety measures will be used, and how waste will be disposed of. They'll also arrange for an independent licensed assessor to conduct air monitoring and clearance inspections.
In Australia: The removalist must notify the relevant work health and safety regulator at least five business days before licensed asbestos removal work begins. For some states, this applies to all licensed removal work. For others, it applies only to friable (Class A) removal.
In New Zealand: WorkSafe must be notified at least five working days before Class A (restricted) removal work begins. Class B removal has different notification requirements depending on the volume of material.
Your responsibilities as property manager
You're not doing the physical removal, but you have obligations. You need to make sure the work area is vacated, that building occupants are informed, and that unrelated contractors stay clear of the removal zone. If the building is tenanted, give occupants plenty of notice about access restrictions, noise, and any building system shutdowns.
You should also confirm that the removalist holds the correct licence class for the type of asbestos being removed, and that an independent assessor (not employed by the removalist) has been engaged for air monitoring and clearance.
The removal process
On site, the removal team sets up a controlled work area. For friable asbestos, this typically means building a sealed enclosure around the work zone using heavy-duty plastic sheeting, setting up negative air pressure units with HEPA filtration, and establishing a decontamination facility for workers. Non-friable removal (like removing cement sheeting) may not require full enclosure but still involves strict controls.
Workers wear full PPE: disposable coveralls, P2 or P3 respirators (sometimes powered air-purifying respirators for friable work), and boot covers. The asbestos material is wetted to suppress fibre release, carefully removed, and double-bagged in heavy-duty labelled bags or wrapped in plastic for larger pieces.
All asbestos waste must be transported to a licensed disposal facility. The removalist is responsible for arranging waste transport and providing you with disposal documentation.
Air monitoring during removal
An independent air monitoring professional takes air samples before, during, and after the removal. This confirms that fibre levels outside the work area remain safe for building occupants and that the area is safe to reoccupy after the work is complete. Air monitoring is covered in more detail in a separate article, but the key point for you is that this must be done by someone independent of the removal company.
Clearance inspection
After the removalist finishes, a licensed asbestos assessor conducts a clearance inspection. They visually inspect the work area to confirm all asbestos has been removed, check that surfaces are clean and free of debris, and review the final air monitoring results.
In Australia: A clearance certificate must be issued by a licensed asbestos assessor before the area can be reoccupied or other work can resume.
In New Zealand: An independent competent person must confirm the area is safe. For Class A work, this must be a licensed assessor.
Do not allow anyone back into the work area until the clearance certificate has been issued. This is non-negotiable from both a safety and legal standpoint.
Typical timelines
Small-scale non-friable removal (a few sheets of cement cladding, for example) can often be completed in a day or two. Larger jobs involving friable asbestos in a commercial building might take one to four weeks of on-site work, plus the planning and notification period beforehand.
Build the full timeline into your project schedule: notification period, mobilisation, removal, clearance, then resumption of other works. For renovation projects, this typically adds two to six weeks to the overall programme.