Pre-Renovation Asbestos Checklist

Renovating or demolishing anything built before the early 2000s? There's a real chance you'll hit asbestos-containing materials (ACMs). Exposure to airborne fibres can cause mesothelioma, asbestosis, and lung cancer — diseases that don't show up for decades. Work through these ten steps before breaking ground. They'll keep you on the right side of AU WHS and NZ HSWA legislation, and help you avoid the project delays that come with unplanned asbestos finds.

1. Check the building's age

   If the building was constructed or renovated before 2003 in Australia or before 2016 in New Zealand, there is a reasonable likelihood that asbestos-containing materials are present. Australia banned the import, manufacture, and use of all forms of asbestos on 31 December 2003, while New Zealand phased out its ban progressively, with a full prohibition taking effect in 2016. Even buildings constructed after these dates may contain ACMs if older materials were reused during earlier fit-outs or renovations. Check council records, building consent documents, or the property file for construction and renovation dates.

2. Check for an existing asbestos register

   Under WHS regulations in every Australian state and territory, a person conducting a business or undertaking (PCBU) with management or control of a workplace must maintain an asbestos register. This register identifies the location, type, and condition of known or assumed ACMs. Ask the building owner or property manager for a copy. If no register exists, or if it has not been reviewed within the last five years, you should commission one before any work begins. In New Zealand, the HSWA and associated regulations impose similar duties on PCBUs managing workplaces built before 2000.

3. Commission an asbestos survey

   Engage a licensed asbestos assessor (sometimes called a competent person or occupational hygienist) to inspect all areas that will be disturbed by the planned work. There are two main survey types: a management survey covers reasonably accessible areas and is suitable for ongoing building management, while a refurbishment/demolition survey is more invasive, involving destructive sampling of concealed spaces such as wall cavities, ceiling voids, and underfloor areas. A refurbishment or demolition survey is required before any work that will disturb the building fabric. The assessor will collect samples and send them to a NATA-accredited (AU) or IANZ-accredited (NZ) laboratory for identification.

4. Review the survey report

   The survey report will identify which materials contain asbestos, their location, condition, and the type of asbestos present (chrysotile, amosite, crocidolite, or a mixture). It will also provide a risk assessment and recommended management actions for each material. Some ACMs in good condition may be safely managed in place — for example, asbestos cement sheeting that will not be cut, drilled, or otherwise disturbed. Others will require removal before renovation work can proceed. Make sure you understand the distinction and plan your project scope accordingly.

5. Engage a licensed removalist if required

   In Australia, friable asbestos (material that can be crumbled or reduced to powder by hand pressure) must be removed by a Class A licensed asbestos removalist. Non-friable asbestos exceeding 10 square metres requires a Class B licence. Smaller quantities of non-friable material may be removed by a competent person under certain conditions, but engaging a licensed removalist is always the safest approach. In New Zealand, restricted asbestos removal work requires a licensed removalist holding a WorkSafe-issued licence. Obtain at least two or three quotes, and verify each contractor's licence number with your state or territory regulator (e.g., SafeWork NSW, WorkSafe Victoria, Workplace Health and Safety Queensland) or WorkSafe New Zealand.

6. Notify the regulator

   In most Australian jurisdictions, the removalist must notify the relevant WHS regulator at least five business days before licensed asbestos removal work begins. Some states allow shorter notification periods for urgent work. The notification must include the location, type and estimated quantity of asbestos, the removal method, and air monitoring arrangements. In New Zealand, restricted asbestos removal work requires notification to WorkSafe NZ. Failure to notify can result in significant penalties and stop-work orders that delay your project.

7. Ensure a removal control plan is in place

   Before removal work starts, the licensed removalist must prepare an asbestos removal control plan (ARCP). This document details how the work will be carried out safely, covering the containment method (e.g., negative pressure enclosures for friable removal), required personal protective equipment (RPE and RPP), wet removal techniques to suppress fibre release, decontamination procedures for workers and equipment, waste handling and transport arrangements, and air monitoring before, during, and after the work. Review this plan and ensure it is specific to your site — generic templates are not acceptable.

8. Obtain a clearance certificate

   After removal is complete, a licensed asbestos assessor who is independent of the removalist must conduct a clearance inspection. This involves a visual inspection of the removal area and, for friable asbestos removal, air monitoring to confirm that airborne fibre concentrations are below 0.01 fibres per millilitre of air. The assessor issues a clearance certificate only when satisfied that the area is safe for normal activities or for other trades to re-enter. No renovation work should proceed in the affected area until this certificate has been issued.

9. Update the asbestos register

   Once removal is complete and the clearance certificate has been issued, the building's asbestos register must be updated to reflect the current conditions. Record what was removed, the date of removal, the removalist's licence details, and the clearance certificate reference number. If any ACMs remain in other parts of the building, ensure their entries are still accurate. An up-to-date register protects future owners, tenants, and tradespeople who may work on the building.

10. Keep records

    Retain copies of the asbestos survey report, the removal control plan, the clearance certificate, air monitoring results, and waste transport and disposal receipts for the life of the building. In Australia, WHS regulations require asbestos-related records to be kept for at least 40 years in some jurisdictions. These records provide evidence of compliance, support future due diligence inquiries during property transactions, and protect you if questions arise about past asbestos management at the site.

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