Asbestos Removal Before Demolition in Bendigo

Before any Bendigo house, shed or commercial building comes down, someone has to answer a simple question: is there asbestos in it? If the answer is yes, or probably, Victorian law requires it to be dealt with before demolition so far as is reasonably practicable. This page explains how that works for demolition projects specifically. It is not a general asbestos removal guide.

Bendigo Demolition Service is an independent referral service. We do not inspect, test or remove asbestos. We connect owners with demolition businesses that either hold a WorkSafe asbestos removal licence or work with a licensed removalist.

Why asbestos is likely in older Bendigo buildings

Asbestos-cement products were widely used in Australian housing until the mid-1980s, and asbestos was banned nationally from the end of 2003. Bendigo's housing ranges from 1850s miners' cottages to post-war weatherboards and 1970s brick veneer. Almost every era had later additions or renovations, and those often used fibro sheeting. Typical locations include:

• eave and soffit linings, and gable infills;
• bathroom and laundry wall sheets, and the substrate behind tiles;
• vinyl floor tiles and the backing of old sheet flooring;
• flues, chimney pipes and old heater surrounds;
• meter boards, switchboard backing panels and electrical fuse pads;
• outbuildings: fibro sheds, garages, sleep-outs and wash-houses;
• corrugated asbestos-cement roofing on sheds and verandahs.

You cannot confirm asbestos by looking at it. A sample analysed by a NATA-accredited laboratory, or a survey by a competent assessor, is the way to know.

What Victorian rules require before demolition

WorkSafe Victoria's regulations put duties on the person carrying out demolition. At a domestic property, they must identify asbestos that is likely to be disturbed, or assume it is present, and arrange for it to be removed before demolition where reasonably practicable. The key thresholds are:

• More than 10 square metres of non-friable asbestos, or removal that takes more than an hour in a seven-day period, must be done by a licensed removalist.
• Friable asbestos, such as loose insulation or crumbling lagging, must be removed by a removalist holding the higher class of licence.
• Licensed removalists must notify WorkSafe before starting.
• After licensed removal, an independent clearance inspection confirms the area is safe for demolition to proceed.

Victoria also regulates how asbestos waste is transported and disposed of. Licensed removalists use EPA-compliant handling and accepted disposal sites.

How the asbestos step fits into a demolition

1. Inspection before quoting. The demolisher, or an assessor they use, walks the property and identifies suspect materials. Some owners commission an independent asbestos survey first so every quote starts from the same information.
2. Sampling. Suspect materials are sampled and tested when the scope or price depends on the result.
3. Scope and quote. The asbestos component should appear as its own line, with an estimated area and type.
4. Notification and setup. The licensed removalist notifies WorkSafe, sets up an exclusion zone, and wets and wraps the materials.
5. Removal and disposal. Material is removed whole where possible, double-wrapped and taken to an accepted facility.
6. Clearance. An independent clearance certificate is issued for the removal area.
7. Demolition. The structure is demolished only after clearance.

Bendigo-specific points

• Sheds and outbuildings. Backyards in older parts of Bendigo often hold fibro sheds and old garages. Count them in the asbestos survey, not only the house.
• Hot, dry weather. Wetting material down is a standard control. Summer heat and wind make good practice more important, so ask how the site will be managed on a hot north-wind day.
• Neighbours. Inner-suburb lots in Bendigo are close together. Clear communication about the removal dates reduces anxiety next door.

What it costs and why quotes differ

Asbestos removal is priced on the type, quantity, access and disposal involved. A few sheets of eave lining is a modest add-on. A house with fibro walls, floor tiles and a fibro shed can be a significant share of the whole demolition budget. Published guides, and owners' reports on renovation forums, show that unexpected friable material is the most common reason demolition budgets blow out. That is the strongest argument for testing before you sign a contract.

Questions to ask the demolisher

• Do you hold an asbestos removal licence yourselves, or who is your licensed subcontractor?
• Is asbestos included in the price, and what quantity have you allowed for?
• What happens to the price if more asbestos is found during the job?
• Who arranges the clearance certificate, and will I receive a copy?
• Where will the waste go?

Independent survey or demolisher's assessment?

There are two ways to start. An independent asbestos survey, commissioned by the owner from an assessor who is not quoting the removal, gives every demolisher the same baseline and removes any incentive to understate or overstate the scope. The other common approach is for the demolisher to assess the building during the quote visit. That costs nothing up front, but quotes can then be based on different assumptions. For an ordinary house with obvious fibro, either approach can work. For older homes that have been renovated several times, mixed construction, or a tight budget, an independent survey usually pays for itself through fewer variations.

Frequently asked questions

Do I need an asbestos test before demolishing a house in Bendigo?

If the building was built or renovated before about 1990, you should expect the demolisher to identify asbestos or assume it is present. A test before quoting reduces surprises and price variations.

Can the demolition crew just remove the asbestos as they go?

No. Asbestos likely to be disturbed should be removed before demolition, so far as is reasonably practicable. Removing more than 10 square metres of non-friable material, or any friable material, needs a licensed removalist.

What is a clearance certificate?

It is a document from an independent assessor confirming that the area where asbestos was removed has been inspected and is safe for the next stage. Keep a copy with your project records.

Is fibro asbestos?

Fibro made before the mid-1980s commonly contains asbestos. Later fibre-cement products generally do not. Only testing can confirm.

Why did my demolition price go up after work started?

The most common cause is asbestos that was hidden or not identified, such as material behind wall linings or under floor coverings. Ask for a clear variation process in your contract.

Next step

Tell us the age of the building and anything you already know about asbestos on site. With your consent, we will pass your enquiry to a registered demolisher with access to licensed asbestos removal in the Bendigo region.