If you are planning a renovation on a home built before 1990, there is one question you need to answer before you pick up a single tool: is there asbestos in the materials you are about to disturb?

In New South Wales, this is not just a safety question — it is a legal one. And getting it wrong can be costly, dangerous, and in some cases, criminal.

Why Pre-1990 Homes Are High Risk

Australia was one of the highest per-capita users of asbestos in the world. From the 1940s through to the late 1980s, asbestos-containing materials (ACMs) were used extensively in residential construction because they were cheap, durable, and fire-resistant.

Asbestos was not fully banned in Australia until 31 December 2003. However, its use in residential building products had largely wound down by the late 1980s. If your home was built before 1990, there is a significant chance asbestos is present somewhere — even if it looks perfectly fine from the outside.

The danger is not the asbestos itself sitting undisturbed. The risk comes when materials are cut, drilled, sanded, or demolished. That is when microscopic fibres become airborne and can be inhaled — causing serious lung diseases including mesothelioma, asbestosis, and lung cancer, often decades later.

What Does NSW Law Actually Require?

Under the NSW Work Health and Safety Regulation 2017, anyone carrying out demolition or refurbishment work must identify whether asbestos is present before work begins.

This applies to:

• Licensed tradespeople — builders, plumbers, electricians, tilers, and others working on pre-2004 buildings
• Owner-builders — if you are doing the work yourself, the same obligations apply
• Property managers and landlords — you have a duty to manage asbestos risks in properties you control

The regulation requires that an asbestos register be maintained for workplaces (including residential properties used as workplaces during renovation). If asbestos is found, it must be managed or removed by a licensed contractor before work proceeds.

Penalties for non-compliance can reach tens of thousands of dollars for individuals and significantly more for businesses.

Which Materials Should Be Tested?

Asbestos was used in a surprisingly wide range of building products. The most common materials found in pre-1990 Sydney homes include:

• Fibro (fibre cement) sheeting — walls, eaves, soffits, and internal linings
• Roofing materials — corrugated asbestos cement roofing sheets
• Floor tiles and backing — vinyl floor tiles and the adhesive used to lay them
• Textured ceilings — "popcorn" or stippled ceiling finishes
• Pipe lagging and insulation — particularly around hot water systems and older heating
• Guttering and downpipes — some older systems used asbestos cement
• Fencing — fibro fencing was extremely common in Western Sydney and surrounding areas
• Bathroom and wet area linings — walls around showers and baths

You cannot identify asbestos by sight alone. Materials that look like ordinary cement sheeting or plain floor tiles may contain asbestos fibres. The only reliable way to confirm presence or absence is laboratory testing.

What Does Asbestos Testing Involve?

Professional asbestos testing involves two stages: an on-site inspection and laboratory analysis.

On-site inspection: A licensed asbestos assessor visits your property, identifies all suspect materials, and collects samples safely. Samples are taken using proper containment procedures to prevent fibre release during collection.

Laboratory analysis: Samples are sent to a NATA-accredited laboratory where they are analysed under polarised light microscopy (PLM) to confirm whether asbestos fibres are present and, if so, what type.

Written report: You receive a written report detailing which materials were tested, the results, the type of asbestos found (if any), and recommended next steps.

The whole process typically takes 2–5 business days from sample collection to report delivery.

What Happens If Asbestos Is Found?

Finding asbestos does not automatically mean your renovation is cancelled. It means you need to manage it properly.

Depending on the location, condition, and extent of the asbestos-containing material, your options are:

1. Encapsulation — sealing the material so fibres cannot be released. Suitable for materials in good condition that will not be disturbed.
2. Removal — having the material removed by a licensed Class B asbestos removalist before renovation work begins. Required for any material that will be cut, drilled, or demolished.

For most renovation projects, removal is the safest and most practical option. It eliminates the risk entirely and means your tradesperson can work without restrictions.

Can I Test for Asbestos Myself?

Technically, homeowners can collect their own samples in some circumstances — but it is not recommended. Improper sample collection can release fibres, creating a health risk for you, your family, and your neighbours.

A licensed asbestos assessor has the training, equipment, and procedures to collect samples safely. They also know where to look — which is often just as important as the testing itself.

How Much Does Asbestos Testing Cost in NSW?

Professional asbestos testing in Sydney typically starts at around $190 + GST for the first sample, with additional samples from the same visit costing less. A written report is included.

Given the potential cost of non-compliance — fines, remediation, and the health consequences of asbestos exposure — testing is one of the most cost-effective steps you can take before starting any renovation.

Book Your Pre-Renovation Asbestos Test

Hazmat Detection & Removal provides professional asbestos testing across Greater Sydney, including the Blue Mountains, Illawarra, Macarthur, Penrith, Hawkesbury, and Southern Highlands regions.

Our licensed inspectors will identify all suspect materials, collect samples safely, and deliver a clear written report — so you can proceed with your renovation knowing exactly what you are dealing with.

Book your pre-renovation asbestos test today — first sample from $190 + GST, NATA-accredited lab results included.