What is an asbestos inspection and what does it involve?

Asbestos was used in many Australian building products before it was banned, which means many homes built or renovated before about 1990 may contain materials with asbestos. Most of those materials look exactly like the ones that do not contain it. That is the problem an asbestos inspection is designed to solve: before you drill, cut, sand or demolish, you want to know which materials deserve care.

This guide explains what an asbestos inspection is, where it looks, what happens on the day, how sampling and laboratory testing fit in, and what the report can and cannot tell you. If you are still wondering whether your home is likely to have these materials at all, start with our guide on whether your home could contain asbestos.

What is an asbestos inspection?

An asbestos inspection is an independent, visual inspection of a home's accessible areas, carried out to identify materials that may contain asbestos and to record where they are and what condition they appear to be in. You commission it for your own information. It is not a statutory inspection, it is not a clearance inspection after removal work, and it is not a health assessment.

The word "may" does a lot of work in that sentence. A visual inspection can identify materials that may contain asbestos, based on the type of product, its age and where it is used. It cannot confirm what a material contains. Only laboratory testing of a sample can do that, which is why sampling and testing are part of the service where confirmation is needed.

Where does the inspection look, and what is it looking for?

We look through the accessible areas of the home and any outbuildings you nominate, inside and out, including the roof space and subfloor where there is safe and reasonable access. The materials we are looking for are the ones asbestos was commonly used in:

• Fibre cement sheeting, often called fibro, used for eaves, external walls, wet area linings, roofing and fences.
• Vinyl floor coverings and the backing or adhesive beneath them.
• Textured ceiling finishes.
• Older meter boards and electrical backing boards.
• Some older heaters, flues, insulation and lagging around pipes.
• Sheds, garages, carports and other outbuildings built or clad in older sheeting.

For each material identified, we record its location, its extent and its visible condition, including whether it appears damaged, weathered or deteriorating. Condition matters because materials in good condition and left undisturbed are generally treated differently from damaged or disturbed ones. The report is built around that distinction.

What the inspection cannot see is anything concealed: materials inside walls, under later floor coverings, behind linings, or in areas that are unsafe to reach. Those are listed as limitations, and the report says plainly that materials may exist there.

What happens on the day?

Before the visit, we ask you roughly when the home was built, whether it has been renovated or extended, and why you want the inspection, such as a planned renovation or a material you have found and are unsure about. That lets us focus on the areas that matter to you, within the agreed scope.

On the day, we move through the accessible areas and look. Nothing is drilled, cut, sanded or broken. We photograph each material we identify and note where it is and how it looks. If an area is locked, blocked or unsafe, we record that rather than force it. You are welcome to walk with us and point out anything that worries you, or to leave us to it.

The inspection is about the building, not about anyone's exposure. If you have concerns about your health, or about something you may have disturbed in the past, speak with a doctor.

What about sampling and laboratory testing?

Where a material cannot be judged by eye, or where you need certainty before work begins, we arrange for a sample to be taken and tested by a laboratory. The sample is small and is taken carefully by the person we arrange, following the precautions that apply to that work. We ask you not to take samples yourself and not to break off a piece to show us.

Which materials to test is a conversation. A renovation that will cut through a particular wall makes that wall's lining the obvious candidate. A material that will be left alone and undisturbed may not need testing at all, and the report can simply treat it as a material that may contain asbestos. You decide, with our help, where the money for testing is best spent.

When the results arrive, we explain them in plain language: which samples contained asbestos, which did not, and what that means for the work you are planning.

What do you receive, and what does the report not say?

You receive a written record of the materials that may contain asbestos, with their location, extent and visible condition at the time of the inspection; photos showing each material; laboratory results for any samples tested, with our explanation; a clear list of the areas that could not be inspected and why; and practical next steps, such as leaving a material undisturbed or speaking with a licensed asbestos removalist before work begins.

It is worth being clear about what the report does not do. It cannot confirm that a property is free of asbestos, because materials can be hidden where no visual inspection can reach. The report is not a certificate of compliance, and it is not a clearance after removal.

It does not remove or dispose of anything either. Removal is a separate job, and depending on the type and amount of material it may need a licensed asbestos removalist. Check the current requirements with the relevant authority before any work begins.

Keep the report with your other property records. It is useful again when you sell, when a buyer's inspector asks about the materials, and when the next renovation comes around. Our guide to the property documents every owner should keep explains where it fits.

How do you prepare, and when is it worth arranging?

Preparation is simple:

1. Tell us roughly when the home was built and about any renovations, especially which areas a planned job will affect.
2. Share any earlier asbestos reports, test results or building records.
3. Arrange access to the areas in scope, including the roof space, subfloor, sheds and any area you plan to renovate.
4. Do not drill, cut, sand or break any material you think may contain asbestos, and do not try to take samples.
5. Let us know if any material is already damaged, so the visit can be planned around it.

The inspection earns its place at three moments. The first is before a renovation, extension or demolition of an older home, so that you and your builder know what you are dealing with before anyone picks up a tool. The second is when you have found damaged sheeting, flooring or another material and want to know what it might be.

The third is when you are buying an older home and want to know which materials may contain asbestos before you commit. A building and pest check before buying can note visible suspect materials, and our guide to what a pre-purchase inspection covers explains where its scope ends and a dedicated asbestos inspection begins.

Tell us about the property and the work you are planning, and we will confirm the scope and provide a quote. Send an enquiry through our contact page or call 0406 194 163, and we'll come back to you.

Sources and authorities

These public sources set out the requirements this guide refers to. They are the places to confirm what applies to your property; we help you understand and prepare for them.

• Asbestos in Victoria: why testing a sample at an accredited laboratory is the only way to confirm asbestos.
• WorkSafe Victoria: asbestos information, removal licences and notification requirements.
• Better Health Channel: asbestos products found around the home and the health risks of disturbing them; for personal health concerns, speak with a doctor.