Asbestos in the home: where it hides and what to do
Homes built or renovated before 1990 may contain asbestos, and products containing it were banned nationally from 31 December 2003. It is most often found as fibre-cement sheeting in eaves, wet-area walls and floors, roofing and fences, and in vinyl floor tiles and the backing of sheet vinyl, with less common friable forms in older heater and stove insulation. You cannot tell by looking: only laboratory testing of a sample confirms it. Material in good condition and left undisturbed is low risk; the danger is cutting, drilling, sanding, breaking or water-blasting it.
- 01DateBuilt or renovated before 1990 means it may be present
- 02FindEaves, wet areas, floors, roofs, fences and sheds are the usual places
- 03TestOnly a laboratory sample confirms it
Sound and undisturbed is low risk. Cutting, drilling and sanding are not.
Which homes may contain it
Asbestos was used in thousands of building products in Australia. The Asbestos and Silica Safety and Eradication Agency advises that homes built or renovated before 1990 may contain it, and the national ban on its use and import took effect on 31 December 2003. The renovation date matters as much as the build date: a 1995 house can have a 1980s shed, and a 1950s house may have had its bathroom relined in 2010.
Where it is most often found
| Area | Typical asbestos-containing materials |
|---|---|
| Outside | Roof sheeting, ridge capping, gutters and downpipes, eaves and soffit linings, wall sheeting, imitation brick cladding |
| Bathroom, toilet and laundry | Wall and ceiling sheeting, sheeting behind wall tiles, sheeting under floor tiles, vinyl floor tiles |
| Kitchen | Wall and ceiling panels, backing for splashbacks, vinyl floor tiles, the backing of sheet vinyl, insulation in old stoves |
| Living areas | Wall and ceiling panels, textured ceilings, carpet underlay, insulation in old heaters |
| Backyard | Fences, sheds, garages, carports, outdoor toilets and buried or dumped building waste |
| Other | Electrical switchboard backing, hot water pipe lagging, textured paint and older plaster patching compounds, wood heater door rope |
This summary follows the agency's Where is asbestos in the home diagram and Queensland's guide to common locations. Many of these products look identical to their asbestos-free successors.
Bonded and friable: why the difference matters
| Bonded (non-friable) | Friable | |
|---|---|---|
| What it is | Asbestos fibres locked into a solid material such as cement sheet or vinyl | Loose material that can be crumbled by hand, releasing fibres easily |
| Examples | Fibro sheeting, corrugated roofing, vinyl floor tiles | Some older heater and stove insulation, pipe lagging, and the backing of some sheet vinyl (Queensland Government) |
| How common in homes | By far the most common | Less common, but far more hazardous |
| Who may remove it | Rules vary by state; licensed removalists are recommended for any amount | Licensed friable (Class A) removalists only |
In NSW, for example, the EPA's homeowner fact sheet explains that licensed removal is required for friable asbestos and for more than 10 square metres of bonded asbestos. Other states set their own rules, so check with your state's work health and safety regulator before anyone touches it.
How to find out safely
| Step | What to do |
|---|---|
| 1. Check the dates | When was the house built, and when was each part renovated? |
| 2. Look without touching | Note suspect materials room by room, and their condition: intact, weathered, cracked or broken |
| 3. Test what will be disturbed | Have a licensed asbestos assessor or competent person take samples for laboratory testing |
| 4. Plan around the result | Leave sound material alone, manage it, or arrange licensed removal before work starts |
| 5. Keep the paperwork | Test results, removal records and clearance certificates belong in the home record |
A standard pre-purchase building inspection does not test for asbestos. It may note suspect materials, but confirming them needs sampling. See what an inspection typically leaves out, and keep results with your home record.
Common misreads
| What people say | What is closer to right |
|---|---|
| "It looks like fibro, so it is asbestos" | Asbestos-free fibre cement looks the same. Only testing confirms it. |
| "Asbestos in the house is an emergency" | Sound, undisturbed bonded material is low risk. The risk comes with damage and disturbance. |
| "Painting it makes it safe to drill" | Paint can help seal weathered sheeting, but drilling, cutting and sanding still release fibres. |
| "A newer house cannot have any" | Unlikely in original construction after 1990, but older sheds, fences, renovations and imported products can still be a source. |
| "Water-blasting the roof will tidy it up" | Water-blasting asbestos-cement roofs releases fibres and is commonly prohibited. Do not do it. |
Worked example: a bathroom renovation in a 1970s house
Illustrative reasoning example, not an inspected property. An owner plans to retile a 1970s bathroom. The walls are sheeted behind the tiles, and there is vinyl in the adjoining laundry. Nothing records whether either contains asbestos.
Before any tile comes off, the sheeting behind the tiles and the laundry vinyl and its backing are sampled. If either tests positive, the quote changes: licensed removal goes in before the waterproofing and tiling, with a clearance certificate before the next trade starts. The renovation sequence is set out in planning a renovation, and the bathroom itself in the waterproofing guide.
Frequently asked questions
Which Australian homes contain asbestos?
Homes built or renovated before 1990 may contain asbestos. Its use and import were banned nationally from 31 December 2003. Only laboratory testing of a sample confirms whether a material contains it.
Where is asbestos usually found in a house?
Commonly in fibre-cement sheeting in eaves, wet-area walls, floors and ceilings, roofing, fences and sheds, plus vinyl floor tiles and the backing of sheet vinyl. Less commonly in heater and stove insulation, pipe lagging and switchboard backing.
Can you tell asbestos by looking at it?
No. Asbestos-free fibre cement looks the same. Only laboratory testing of a sample confirms it, so treat suspect material as asbestos until tested.
What is the difference between bonded and friable asbestos?
Bonded asbestos is locked into a solid material such as cement sheet or vinyl. Friable asbestos can be crumbled by hand and releases fibres easily, so it is far more hazardous and must be removed by a licensed friable removalist.
Can I remove asbestos myself?
It depends on the state and the material. In NSW, licensed removal is required for friable asbestos and for more than 10 square metres of bonded asbestos. Check your state regulator first; licensed removal is recommended for any amount.
Does a building inspection test for asbestos?
No. A standard pre-purchase inspection may note suspect materials but does not sample or test them. Use a licensed asbestos assessor if it matters to your decision or planned work.
Is asbestos in my house dangerous?
Sound, undisturbed bonded material is low risk. The danger comes from damaging or disturbing it by cutting, drilling, sanding, breaking or water-blasting, which releases fibres.
How this guide was researched
We date the home and each renovation, map common locations room by room, separate bonded from friable material, and set out a test-before-disturbance sequence, with a fictional example.
Limits: Only laboratory testing confirms asbestos. State licensing and removal thresholds differ; check your regulator before any work.
Sources
- Asbestos in the homeAsbestos and Silica Safety and Eradication Agency · accessed
- Where is asbestos in the home? (diagram)Asbestos and Silica Safety and Eradication Agency · accessed
- Common locations of materials containing asbestosQueensland Government · accessed
- How was asbestos used?Queensland Government · accessed
- Asbestos: a guide for homeowners (fact sheet)NSW Environment Protection Authority · accessed
- When was asbestos banned in Australia?NSW Government · accessed