Asbestos Appraisals / ACM Inspections

Asbestos Containing Materials are very common in domestic houses, unit dwellings, Industrial and Commercial buildings across Sydney. Asbestos materials should be identified so occupants and owners can be protected.

It is now well understood that exposure to Asbestos containing building materials, which were widely used in Australian construction until the mid 1980’s, can cause lung diseases such as Asbestosis, Mesothelioma, cancer and even Pulmanary disease. The concern here is that many/most older properties may contain asbestos materials such as ‘fibro’, which was used everywhere externally and in wet areas. Most of the health issues were related to workers who were exposed to material fibres during manufacturing or installation. However, people who haven’t worked with the material have gotten sick. The asbestos related diseases can take decades to manifest, often appearing 20-30yrs later in life. 

The Australian Standard for the ‘Inspection of Buildings’ AS4349.1, Appendix D “Exclusion of Items for Inspection” item (p) – specifically excludes Asbestos from the scope of a standard building and pest inspection.

Therefore a standard building report probably won’t include the positive identification of Asbestos Containing Materials or other hazardous material such as lead paint and creosote. The ‘positive identification’ of these items requires the removal of samples (about the size of a 50cent piece) for micr0scopic testing.

However, during an “Asbestos Inspection” our building inspectors are able to locate and identify probable ACM (asbestos containing materials) based experience. Many factors can be used to visually identify possible ACM such as the age of the building, consistency and appearance of material, as well as its location in the building.

As a ‘rule of thumb’ it is reasonable to assume that anything constructed prior to the late 1980’s could have Asbestos Containing Materials somewhere in the structure. Typically used for its durability, the material lasts forever in homes, garages and factories across Australia. 

Asbestos should not be disturbed or damaged and should only be removed by a licensed Asbestos removal contractor.  Asbestos has been used in construction and industry since the Industrial Revolution however the peak of Asbestos use in Australian home construction was between the late 1940’s and the late 1970’s. Parts of the building where Asbestos is commonly found include: External wall cladding (fibro), external eaves linings (below the gutters), Internal wall and ceiling linings in wet areas such as bathrooms, laundries, kitchens, walls and ceilings in rear extensions, upper storey extensions, wall and ceiling linings in garages, verandahs and the like. Electrical meter boxes, roofing materials, floor coverings, pipes, underlays, insulation, fencing and formwork are some other common areas likely to contain Asbestos. 

 If you are concerned about the presence of Asbestos in your home or investment property then we STRONGLY recommend carrying out further investigation to confirm the presence or absence of Asbestos at this property.

For inquiries, please don’t hesitate to contact us at 0404 831 552

The scope of a ‘standard building and pest inspection’ does not include the positive identification of Asbestos Containing Materials or other hazardous material such as lead paint and creosote. This is stated in the Australian standard for building inspections AS4349.1 – 2007. Part 1: Prepurchase inspections, Appendix D “Exclusion of Items from Inspection” item (p)….

“The inspector need not inspect or report on… (p) Health hazards such as; allergies, soil toxicity, lead content, radon, asbestos or urea formaldehyde”. 

‘Legally’, the positive identification of these items requires the removal of samples for laboratory (microscopic) testing. However, our inspectors are experienced builders and consultants and have literally done thousands of inspections. If you simply want to know where the material is likely to be at your property, we can make detailed reporting on the location and implications of possible ACM (asbestos containing material) at your property.

During an Asbestos Appraisal, our inspectors can make a probable ‘visual identification’ based on several cues such as the approximate age of the building, the appearance and feel of the material etc. As a general rule of thumb, it is reasonable to assume that anything constructed prior to the late 1980’s may have Asbestos Containing Materials somewhere in the structure. 

Asbestos should not be disturbed or damaged and should only be removed by a licensed Asbestos removal contractor. For further information about living with or removal of Asbestos visit https://www.asbestos.nsw.gov.au/ or contact your local council. 

Asbestos has been used in construction and industry since the Industrial Revolution. The peak of Asbestos use in Australian home construction was between the late 1940’s and the late 1970’s where ‘fibro’ was considered a ‘wonder material’.  Parts of the building where (fibro) Asbestos is commonly found include: External wall cladding (fibro), external eaves linings (below the gutters), Internal wall and ceiling linings in wet areas such as bathrooms, laundries, kitchens, walls and ceilings in rear extensions, upper storey extensions, wall and ceiling linings in garages, verandahs and the like. Electrical meter boxes, roofing materials, floor coverings, pipe lagging, underlays, fencing and formwork are some other common areas likely to contain Asbestos. 

The Positive Identification of Asbestos cannot be done visually alone and requires laboratory testing of a sample of the material. If you are concerned about the presence of Asbestos in your home or investment property then we STRONGLY recommend carrying out further investigation to confirm the presence or absence of Asbestos at this property.

Lead paint and Creosote are also commonly found in older style homes up to the end of the 1970’s and can be health hazards. We recommend carrying out a Hazardous Materials Inspection to locate these and other possible health hazards prior to purchase. See “Other Inspections” section.