Can Asbestos Be Left in Place? What Homeowners Should Know
Not all asbestos needs to be removed immediately. This guide explains when asbestos-containing materials may be managed in place, and what homeowners need to understand about their responsibilities.
One of the most common questions homeowners ask when asbestos is identified at their property is: does it have to come out? The answer is not always yes, but it is not a simple question either.
In many older Australian homes, asbestos-containing materials remain in place and, in the right circumstances, may be managed safely without immediate removal. Understanding when this is appropriate, and what it means for you as a property owner, is important.
Why asbestos is still present in many homes
Asbestos was used extensively in Australian building materials from the 1940s through to the late 1980s. It was banned from use in new building products on 31 December 2003, but materials installed before that date may still be present in homes, garages, sheds, fences and commercial buildings across NSW.
Because asbestos was so widely used, it is not realistic, or always necessary, to remove every piece of asbestos-containing material from every property. The approach taken depends on the condition of the material, its location, and the likelihood that it will be disturbed.
When asbestos may be managed in place
Asbestos-containing material that is in good condition, intact, and in a location where it is unlikely to be disturbed may be managed in place rather than removed immediately. This is sometimes referred to as "manage in place" or "leave undisturbed."
The key factors that support managing asbestos in place include:
- The material is non-friable (bonded), meaning it is hard and does not crumble easily
- The material is intact, with no visible damage, cracks or deterioration
- The material is in a location where it is unlikely to be cut, drilled, sanded or otherwise disturbed
- There are no planned renovations or maintenance activities that would affect the material
- The material can be monitored over time to check its condition
When these conditions are met, the risk of fibre release from the material is generally low, and immediate removal may not be necessary or appropriate.
What "manage in place" actually means
Managing asbestos in place is not the same as ignoring it. It involves understanding where the material is, monitoring its condition over time, and making sure that anyone who might work on or near the material is aware of its presence.
For residential properties, this might mean:
- Knowing which materials in your home may contain asbestos
- Checking the condition of those materials periodically
- Making sure tradespeople are informed before any work that could affect the material
- Arranging an inspection or assessment if the material is damaged or if you are planning work that could disturb it
For commercial properties and workplaces, there are more formal obligations. An asbestos management plan may be required, and there are specific duties around identifying, assessing and managing asbestos-containing materials.
When removal becomes necessary
Managing asbestos in place is not always appropriate. There are situations where removal is the right course of action:
- The material is damaged, crumbling or deteriorating
- The material is friable, it can be crumbled or reduced to powder
- Planned renovation, demolition or maintenance work will disturb the material
- The material is in a high-contact location where damage is likely over time
- An assessment determines that the risk cannot be adequately managed in place
If you are planning any renovation or maintenance work on a property that may contain asbestos, an inspection before the work begins is strongly recommended. Disturbing asbestos-containing material without appropriate controls can create a risk of fibre release.
The role of encapsulation
In some situations, where asbestos-containing material is suitable but needs additional protection, encapsulation may be considered. Encapsulation involves applying a protective coating to the material to help bind fibres and protect the surface from damage.
Encapsulation is not suitable for every material or situation. It is a control measure that may be appropriate where the material is in a condition that supports it and a professional assessment determines it is the right approach. It does not remove the asbestos, and the encapsulated material still needs to be monitored over time.
Getting the right advice
Whether asbestos at your property can be managed in place, encapsulated or needs to be removed depends on the specific material, its condition and your circumstances. General information can help you understand the options, but it is not a substitute for a site-specific assessment.
If you are unsure about asbestos-containing materials at your property, whether you are planning renovations, buying or selling, or simply want to understand what is there, a professional asbestos inspection is a practical starting point.
Hazmat Detection & Removal provides asbestos inspection, assessment, encapsulation and removal services across Sydney and surrounding NSW areas. Contact our team to discuss your property and the right next step.
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