Handling an older home with asbestos-containing materials

As we mark the 10th National Asbestos Awareness Month this November, a stark reality confronts us — an estimated one-third of Australian homes contain potentially hazardous asbestos.

The annual toll from asbestos-related diseases exceeds 4000 and is predicted to rise, underscoring the urgent need for awareness on this silent threat.

Here, Department of Health environmental health executive director Michael Lindsay, Australia’s Renovation Queen and National Asbestos Awareness Month ambassador Cherie Barber, and REIWA chief executive Cath Hart offer their expert perspectives on managing asbestos safely and understanding its effects on real estate.

How likely is a home to contain asbestos?

Australia was one of the world’s largest asbestos consumers until a nationwide ban in 2003.

Dr Lindsay said the likelihood of asbestos in a residence mainly hinged on when it was constructed.

“Many homes built before the mid-1980s are likely to have asbestos-containing materials (ACMs) used in their construction,” he said. “Homes built after the mid-1980s up until 1990 are less likely to contain asbestos, as its use in construction materials declined.

“It is very unlikely that homes built after 1990 have any asbestos-containing building products.”

Where is it commonly found in residential properties?

Asbestos fibres were used in the manufacture of more than 3000 building and home decorator products.

Dr Lindsay said the most common included asbestos cement roofing and fencing, wall cladding, fibre cement board on eaves, and flooring such as vinyl tiles and linoleum backing.

It was also found in textured paints, insulation materials, and components like meter box insulation boards, guttering, downpipes and flues.

Ms Barber said asbestos products were not only used in houses and apartments but also in various structures like garages, sheds, outdoor toilets and even dog kennels.

“While homeowners can conduct a visual inspection of their property, the only way to be certain a home is free of ACMs is to have it inspected by a licensed asbestos assessor, occupational hygienist or licensed asbestos removalist,” she said.

“When engaging asbestos professionals, it’s important to ask to see their licence to ensure they are appropriately trained.”

When does asbestos pose a health risk in homes?

Dr Lindsay said ACMs became a health risk when they were disturbed or damaged, releasing fibres into the air that could be inhaled.

“Activities that create very small dust particles, such as sanding, sawing, drilling and cutting, lead to higher exposures, especially when power tools are used,” he said. “Use of high-pressure water sprayers to clean asbestos cement roofing or fences also generates free asbestos fibres, which may be breathed in.”

Although not all asbestos exposure results in health issues, Dr Lindsay said the risk of developing related illnesses increased with the duration, frequency and intensity of exposure.

He said mesothelioma had occurred in people who had engaged in home renovations with ACMs.

“Other asbestos-related conditions like asbestosis and lung cancer are mostly linked to significant occupational asbestos exposure historically but the likelihood of developing these diseases increases with repeated exposure,” Dr Lindsay said.

What precautions should I take with asbestos materials on my property?

Asbestos awareness and safety are crucial for owners of older properties, according to Dr Lindsay.

“There is no safe guideline level set for asbestos fibres in air — the best advice is to avoid activities that create dust and which can increase exposure to airborne asbestos fibres,” he said.

Dr Lindsay said WA was the first state to introduce specific public health regulations banning activities that release asbestos fibres.

He strongly advised against using power tools for cutting, drilling or sawing ACMs, as well as high-pressure water or compressed air for cleaning materials containing asbestos.

“It is important to always protect your lungs and take appropriate safety precautions, including using an Australian Standards-approved disposable respirator whenever you undertake any dusty activities,” Dr Lindsay said.

Asbestos removal should be conducted by licensed professionals, who are searchable via the WorkSafe website.

Does asbestos affect a home’s renovation potential?

Ms Barber said asbestos presence might deter potential buyers concerned about health risks and removal costs, yet it provides an opportunity for those ready to take on the challenge.

“Often those willing to do so can pick the property up for a fair price, get the asbestos professionally removed, rebuild accordingly and, in turn, create a home with this buyer objection eradicated, helping to uplift the property value,” she said.

Can I remove it myself?

When it comes to removal, homeowners must hire a licensed removalist for disposing more than 10sqm of non-friable asbestos, which is material that cannot be crushed or reduced to powder by hand.

Although people without a licence can legally remove smaller amounts, Ms Barber strongly recommended using licensed professionals to mitigate exposure risks.

She said Class B licensed professionals were restricted to removing non-friable asbestos, while friable asbestos, which was less common in homes, must be removed by a Class A licensed professional.

Ms Barber warned non-compliance with removal regulations not only posed health risks but could also result in fines and remediation costs.

What are the disclosure obligations when selling or leasing a property with asbestos?

Ms Hart said the Real Estate and Business Agents and Sales Representatives Code of Conduct 2016 placed a legal obligation on agents to make reasonable efforts to ascertain or verify facts which are material to a transaction, including the presence of asbestos.

If asbestos was known to be present, it must be disclosed to buyers to avoid potential legal repercussions.

“Agents should ask a seller if there is asbestos at the property,” Ms Hart said. “REIWA’s seller’s disclosure statement specifically asks the seller if there are hazardous substances, such as asbestos, at the property.

“If the seller indicates asbestos is present, an agent must communicate this to a potential buyer.”

However, many sellers may not know if asbestos is on their property.

If buyers are concerned about its presence, they can engage a qualified professional to conduct an inspection.

“Should asbestos be found, they can then make their own judgement about the value of the property and put in an offer they think is fair,” Ms Hart said. “The seller can then decide to accept this offer or not.”

Similarly landlords have legal obligations to tell a tenant if they know the home contains asbestos.

How does asbestos affect a home’s market value?

Given asbestos is very common in homes built before 1990, it generally does not impact a property’s value, according to Ms Hart.

“Older properties with a significant amount of asbestos, and which are likely to be demolished for development purposes, are usually priced accordingly,” she said.