If you own or manage rental properties in NSW, asbestos is something you need to take seriously, not just for compliance reasons, but because the health and safety of your tenants and contractors depends on it.

Australia has one of the highest rates of mesothelioma in the world, largely due to the widespread use of asbestos in building products throughout the twentieth century. An estimated one in three Australian homes still contains asbestos-containing materials (ACMs). For landlords and property managers with older properties in their portfolio, that statistic is worth sitting with.

This guide covers what you need to know about asbestos in rental properties, including when testing is recommended, what your obligations are, and how to manage the risk.

Why Asbestos Matters for Rental Properties

Asbestos-containing materials were used extensively in Australian construction from the 1940s through to the late 1980s. They appear in fibro sheeting, eaves, roofing, floor tiles, pipe insulation, and dozens of other building products.

In most cases, ACMs that are in good condition and left undisturbed do not pose an immediate health risk. The risk arises when materials are damaged, deteriorating, or disturbed, for example, during maintenance or renovation work.

As a landlord or property manager, you are responsible for ensuring that work carried out on your property is done safely. If a tradie drills into a wall or removes flooring without knowing asbestos is present, the consequences can be serious, for them, for your tenants, and potentially for you.

What Are Your Obligations?

Work Health and Safety Legislation

Under NSW work health and safety legislation, persons conducting a business or undertaking (PCBUs), which includes landlords and property managers, have a duty to manage risks to health and safety, so far as is reasonably practicable.

Where asbestos is present or likely to be present, this includes identifying ACMs, assessing the risk, and implementing appropriate controls before any work that might disturb those materials is carried out.

The Asbestos Register

For workplaces (which can include residential properties where work is being carried out), an asbestos register is required if asbestos is identified or assumed to be present. The register records the location, type, and condition of ACMs, and must be made available to workers and contractors.

For residential rental properties, the requirements are less prescriptive, but the underlying duty of care remains. Knowing what is in your property and ensuring that maintenance and renovation work is carried out safely is part of responsible property management.

Informing Contractors

Before any maintenance, repair, or renovation work is carried out on an older property, contractors should be informed of any known or suspected asbestos-containing materials. This allows them to take appropriate precautions and, where necessary, arrange for safe removal before work begins.

Failing to disclose known asbestos to a contractor who is then exposed to it creates significant legal and ethical risk.

When Should You Arrange Asbestos Testing?

Before Maintenance or Renovation Work

If you are planning any work on a property built before 1990, whether that is replacing flooring, renovating a bathroom, removing eaves, or any other work that involves cutting, drilling, or disturbing building materials, testing first is strongly recommended.

This protects your contractors, your tenants, and yourself.

When You Take On a New Property

If you are adding an older property to your rental portfolio and you do not have documentation about its asbestos status, arranging testing is a sensible first step. It gives you a clear picture of what materials are present and where, which informs how you manage the property going forward.

When Materials Show Signs of Damage or Deterioration

Asbestos-containing materials that are damaged, crumbling, or deteriorating present a higher risk than those in good condition. If you notice fibro sheeting that is cracking, roof tiles that are breaking down, or any building material that appears to be deteriorating, testing can confirm whether asbestos is present and help you decide on the appropriate response.

After a Tenant Reports Damage

If a tenant reports damage to building materials, particularly in older properties, it is worth investigating promptly. Damaged ACMs can release fibres, and addressing the issue quickly is both a safety and a legal responsibility.

What Does Asbestos Testing Involve?

Professional asbestos testing involves a trained technician visiting the property to collect small samples from suspected materials. The samples are then sent to a NATA-accredited laboratory for analysis.

You receive a written report clearly identifying whether asbestos was detected in each sample, the type of asbestos found (if present), and the location of the sampled materials.

The process is straightforward and minimally disruptive. Sample collection is typically completed in a single visit.

What Happens If Asbestos Is Found?

Finding asbestos in a rental property does not automatically mean it needs to be removed. ACMs that are in good condition and are not being disturbed can often be safely managed in place.

Your written report will give you the information you need to make that assessment. If removal or encapsulation is recommended, for example, because materials are damaged or because renovation work is planned, a licensed hazmat professional can advise on the appropriate approach.

Keeping a record of the testing results and any subsequent management actions is good practice, both for your own records and in the event that questions arise in the future.

Asbestos Testing Costs for Landlords

Professional asbestos testing from Hazmat Detection & Removal starts at $190 + GST for the first sample, with additional samples from the same property at $100 + GST each.

For landlords and property managers with multiple properties, we can discuss arrangements to suit your portfolio.

Arrange Testing for Your Rental Property

Hazmat Detection & Removal provides professional asbestos testing for rental properties, commercial buildings, and all other property types across Sydney and NSW.

If you manage older properties and want to understand your asbestos risk, or if you are planning maintenance or renovation work and need testing before work begins, arrange your asbestos test today. First sample from $190 + GST, with a written report and clear results.