If your Melbourne home was built or renovated before 1990, there is a high chance asbestos is in it somewhere. Eaves, bathroom and laundry sheeting, vinyl floor backing, fence sheets, old roof tiles, electrical conduits — asbestos was used widely until it was banned in stages through the 1980s. Before any demolition starts, that asbestos has to be identified, removed, and disposed of by licensed people. Here is how it actually works.
Class A vs Class B — the most important distinction
Australian regulations split asbestos into two classes based on how friable (crumbly) it is:
Class B — Bonded asbestos
Asbestos fibres bonded into a hard matrix — usually cement sheet (eaves, bathroom walls, fence sheets), vinyl tiles, and certain roofing products. Bonded asbestos is stable when intact. It only releases fibres when broken, drilled, sanded, or weathered.
Class B can be removed by Class B-licensed removalists. Most asbestos in Melbourne homes is Class B.
Class A — Friable asbestos
Asbestos that crumbles under hand pressure — pipe lagging, sprayed insulation, "Mr Fluffy" loose-fill insulation, some old furnace insulation, and any bonded asbestos that has degraded badly. Friable asbestos releases fibres easily and is significantly more dangerous.
Class A removal requires a Class A licence (a more stringent qualification), full containment, negative-pressure enclosures, and clearance certificates between stages. Class A removal also costs significantly more.
Where it usually is
Common locations in pre-1990 Melbourne homes:
- Eaves and soffits — fibre-cement sheeting under the roof overhang
- Bathroom and laundry walls — wet-area sheeting behind tiles
- Vinyl floor coverings — backing and adhesive in vinyl sheet flooring
- Fence and outbuilding sheets — older "Super Six" type fence sheeting
- Roof tiles and ridge cappings — some older cement-based tiles
- Switchboards — older switchboard backings (small but present)
- Hot water service flues — internal flue lining in some older units
- Pipe lagging — friable asbestos around old hot water pipes (Class A)
The only way to confirm is sampling and lab analysis.
The asbestos survey
A licensed asbestos assessor visits the property, takes samples from each suspected location, and submits them to a NATA-accredited laboratory. Results come back in around five business days, with a report identifying:
- Each material sampled and where it was found
- Whether asbestos is present and the type
- Class (A or B) classification
- Estimated quantity
- Recommended removal method
The survey usually costs $400–$1,200 depending on the home's size and complexity. It pays for itself ten times over by removing the single biggest source of mid-demolition variation. Hidden cost detail.
Without a survey, contractors quote with an asbestos allowance based on assumption. When the actual material is more (or different class) than assumed, the homeowner pays the variation. The variation is almost always more than the survey would have cost.
Removal — the actual process
Class B (bonded) removal
- Site is cordoned off; signage and barriers placed
- Affected area is wetted to suppress fibre release
- Fibre cement sheets are removed whole where possible (no breaking)
- Sheets are wrapped, sealed, and labelled as asbestos waste
- Waste is transported in covered, sealed loads to licensed disposal
- Removal log and disposal docket retained for the homeowner's records
Class B removal of a typical residential quantity (eaves + bathroom) takes 1–2 days. Cost typically $1,500–$5,000, sometimes more for larger volumes.
Class A (friable) removal
- Containment built around the work area — sealed plastic enclosures with negative-pressure ventilation
- HEPA-filtered air extraction continuously running
- Workers in full disposable suits with airline-supplied breathing apparatus
- Material removed and double-bagged inside the enclosure
- Decontamination unit at the enclosure boundary
- Air monitoring during work
- Independent assessor's air clearance after removal, before enclosure is dismantled
Class A is significantly more expensive — often $10,000–$50,000 depending on quantity and access. It's also the reason "Mr Fluffy" houses in Canberra had to be demolished entirely.
Notifications and certificates
Class B removal exceeding 10 m² and any Class A removal must be notified to WorkSafe Victoria at least 5 working days before work starts. The licensed removalist handles this. WorkSafe rules detail.
After removal, the licensed assessor (Class A) or licensed removalist (Class B) issues a clearance certificate. This certificate is part of the demolition handover pack. Keep it permanently — future buyers, insurers, or surveyors may ask for it.
Disposal
Asbestos waste in Victoria can only be disposed of at EPA-licensed facilities. The contractor receives a weighbridge ticket showing the disposal location, weight, and date. This ticket is part of the legal record and should be passed to the homeowner. Disposal fees are around $400–$600 per tonne in addition to transport.
What the homeowner should not do
Do not, under any circumstances:
- Drill, cut, or break asbestos sheeting yourself, even to "see what's behind it"
- Pressure-wash old fibre-cement surfaces
- Remove asbestos sheeting yourself, even small quantities
- Take asbestos to general transfer stations
Self-disposal of asbestos at unlicensed facilities or in general waste is a significant offence. It's also a health risk — to you, your family, and anyone exposed downstream.
What if asbestos is found mid-demolition?
Even with a thorough pre-demolition survey, occasionally something is uncovered that wasn't sampled — a hidden lining, a forgotten outbuilding, an unexpected pipe lagging. Procedure:
- Work in that area stops immediately
- The licensed assessor is called back to sample and identify
- If positive, the licensed removalist is engaged for that material
- Any associated cost variation is documented and quoted in writing before work continues
This is rare with a thorough initial survey. It's almost guaranteed without one.
The bottom line
Asbestos handling is the most regulated part of a demolition for very good reasons. It's also one of the most predictable cost items — provided the survey is done before quoting locks in. Insist on the survey early. The contractor will thank you for it as much as you'll thank yourself.
