Demolition can look straightforward from the outside. A building is scheduled to come down, equipment arrives, materials are removed and the site is cleared. However, older Australian buildings can contain asbestos in materials that are not always obvious during a normal visual inspection.
This is why a pre-demolition asbestos survey is an important step before demolition work begins. Identifying asbestos-containing materials (ACMs) early can help prevent unexpected exposure, protect workers and others around the site, and allow asbestos removal to be planned before demolition starts.
If you are planning to demolish a house, commercial property, factory, shed or other older structure, understanding the purpose of an asbestos survey can help you prepare the project properly.
What Is a Pre-Demolition Asbestos Survey?
A pre-demolition asbestos survey is an inspection carried out to identify materials within a building or structure that may contain asbestos before demolition takes place.
The survey is generally more detailed than a basic visual inspection. A competent asbestos professional assesses accessible areas and identifies materials that may require further investigation or sampling.
Where appropriate, samples may be taken and sent for laboratory analysis to determine whether asbestos is present.
The purpose is to establish what asbestos-containing materials may be present so that they can be managed or removed before demolition work disturbs them.
Why Is Asbestos a Concern During Demolition?
Asbestos was widely used in Australian buildings for many years because of its durability, heat resistance and other useful properties. It can be found in a range of building products, particularly in structures constructed or renovated before asbestos use was phased out.
The major concern during demolition is disturbance.
Materials that appear stable during normal building use can be broken, cut, drilled, crushed or demolished during construction and demolition activities. If asbestos-containing materials are disturbed, asbestos fibres can potentially become airborne.
Inhalation of asbestos fibres can cause serious health problems. This is why identifying asbestos before demolition is an important part of planning the work.
Where Could Asbestos Be Found?
Asbestos can occur in many different building materials. Its presence cannot always be confirmed simply by looking at a material.
Potential locations can include:
- Cement sheeting
- Roof sheeting
- Eaves and soffits
- Wall linings
- Ceiling materials
- Floor tiles
- Vinyl flooring and backing materials
- Fencing
- Plumbing components
- Electrical components
- Insulation
- Roofing products
- Cladding
- Adhesives and sealants
- Flues and other building components
The exact materials and locations depend on the age, construction and previous renovations of the property.
This is one reason an asbestos survey should be considered before demolition rather than relying on assumptions about the building.
Why a Visual Inspection Alone May Not Be Enough
One of the biggest mistakes during demolition planning is assuming that asbestos will always be obvious.
Some asbestos-containing materials can look similar to non-asbestos products. Paint, coatings, dirt or later renovations can also make materials difficult to identify.
A professional survey can help locate suspect materials that may otherwise be overlooked.
Where sampling is required, laboratory analysis can provide confirmation of whether a material contains asbestos. The appropriate inspection and sampling process depends on the property and the scope of the work.
A Survey Helps You Plan the Demolition
Demolition projects involve multiple stages, contractors and pieces of equipment. Discovering asbestos unexpectedly after demolition has started can disrupt this process.
A pre-demolition survey allows asbestos-related work to be considered during the planning stage.
For example, the project team can identify areas requiring asbestos removal and determine what needs to happen before demolition proceeds.
This can help reduce unexpected delays, changes to the work schedule and additional site management requirements.
It Helps Identify Materials Before They Are Disturbed
Demolition equipment can quickly damage building materials. Once a structure starts being dismantled, it can become more difficult to identify where individual materials came from or which products may contain asbestos.
Finding and assessing suspect materials before demolition provides a more controlled opportunity to deal with them.
This is particularly important when asbestos-containing materials may be hidden behind walls, ceilings, flooring or other building components.
Protecting Workers and Other People
A demolition site can involve workers, contractors, neighbours, visitors and members of the public. If asbestos is unexpectedly disturbed, there may be a risk of exposure beyond the immediate demolition team.
Identifying asbestos before work starts allows appropriate control measures to be planned.
Depending on the circumstances, this may involve restricting access, arranging licensed asbestos removal, using appropriate personal protective equipment and following relevant work procedures.
The specific controls required should be determined by appropriately qualified professionals based on the material and the project.
Asbestos Removal Before Demolition
If asbestos-containing materials are identified, they may need to be removed or managed before demolition.
The requirements can vary depending on the type and amount of asbestos, the condition of the material and the proposed work.
For certain asbestos removal work, a licensed asbestos removalist may be required. In Australia, asbestos removal and demolition work must comply with applicable workplace health and safety requirements and relevant state or territory regulations.
A professional asbestos service can help determine the appropriate next steps based on the survey findings.
What Happens During an Asbestos Survey?
The exact process can vary depending on the property, but a survey may involve several stages.
- Reviewing the Property: The assessor considers the building’s age, construction methods, previous renovations and available information about the property.
- Inspecting Accessible Areas: Potential asbestos-containing materials are identified throughout the areas covered by the survey.
- Identifying Suspect Materials: Materials that may contain asbestos are documented and assessed.
- Taking Samples Where Required: If appropriate and safe to do so, samples may be collected for laboratory analysis. Sampling should be performed using suitable procedures to minimise the risk of fibre release.
- Preparing the Survey Report; The findings can be documented in a report identifying materials inspected, suspect or confirmed asbestos-containing materials and relevant recommendations.
The report can then assist the project team with demolition planning and asbestos management.
What Information Should an Asbestos Survey Report Provide?
A useful report should provide clear information about the areas inspected and materials identified.
Depending on the type of survey, it may include:
- Property details
- Areas inspected
- Materials identified
- Sample locations
- Laboratory results where samples were analysed
- Photographs
- Condition information
- Locations of asbestos-containing materials
- Recommendations for management or removal
Clear documentation makes it easier for demolition contractors and other project stakeholders to understand where asbestos may be present.
What If Asbestos Is Found After Demolition Starts?
Sometimes previously inaccessible materials are uncovered during building work. If a material suspected of containing asbestos is discovered, work in the affected area should be stopped or controlled as appropriate until the material can be assessed.
Do not assume that an unknown material is safe simply because it was not identified during an earlier inspection.
An asbestos professional can assess the material and advise on appropriate action.
Unexpected asbestos discoveries can cause delays and additional costs, which is another reason thorough pre-demolition planning is valuable.
Pre-Demolition Surveys and Older Properties
Extra care may be appropriate when demolishing older properties or buildings that have undergone multiple renovations.
A building may contain original materials as well as products installed during later alterations. As a result, looking only at the original construction date may not provide a complete picture.
Renovated bathrooms, kitchens, garages, extensions, sheds and other additions can contain different materials from the main structure.
A thorough survey should consider the building as a whole within the agreed scope.
Do Not Rely on Assumptions
One of the most important points about asbestos is that you cannot reliably identify every asbestos-containing material simply by appearance.
A material that looks like ordinary cement sheeting, flooring or insulation may require professional assessment.
Likewise, the absence of obvious asbestos products does not necessarily mean a building is asbestos-free.
Professional inspection and appropriate sampling can provide more reliable information before demolition begins.
Why Early Planning Matters
The earlier asbestos is identified, the easier it is to incorporate asbestos management into the demolition plan.
Early identification can help with:
- Project scheduling
- Contractor coordination
- Cost planning
- Site preparation
- Worker safety
- Waste management
- Regulatory compliance
- Communication between project stakeholders
It also gives property owners a clearer understanding of what needs to happen before demolition can proceed.
Choose Professional Asbestos Services
A pre-demolition asbestos survey should be treated as an important part of demolition planning, particularly for older buildings or structures where asbestos may be present.
From roofing and wall sheeting to flooring, insulation and other building products, asbestos can occur in places that are not immediately obvious. Identifying these materials before demolition helps the project team plan appropriate controls and, where necessary, arrange professional asbestos removal before the structure is disturbed.
If you are planning demolition, do not wait until work has started to investigate asbestos. Arrange an appropriate pre-demolition asbestos survey, understand the findings and make asbestos management part of your project plan from the beginning.
Proper preparation can help create a safer and more organised demolition process while reducing the risk of unexpected asbestos-related problems on site.