Asbestos in older Victorian homes: what buyers need to know

If you're buying a Victorian property built before 1987, there's a reasonable chance it contains asbestos-containing materials (ACM). That makes some buyers nervous, but the reality is more nuanced than "asbestos present equals danger." This is part of our complete Section 32 guide.

A brief history

Asbestos was widely used in Australian construction from the 1940s to the mid-1980s for its fire resistance and durability, mixed into cement sheets, floor tiles, insulation, and roofing. As the health risks became clear it was phased out, and a national ban on chrysotile (the last type in common use) took effect from 31 December 2003. So a home built before the mid-1980s has a reasonable chance of ACM somewhere, one built between then and 2003 may have it in some products, and one built after 2003 is very unlikely to.

Where it's found, and the risk distinction

ACM turns up in predictable places: externally as fibro cladding, eave linings, corrugated roofing, and fencing; internally as wet-area wall sheeting, backing boards behind tiles, textured ceiling coatings, and vinyl floor tiles; and in services like pipe lagging and older switchboards. Not every pre-1987 home has it everywhere, and not every fibre-cement product contains it.

The most important thing to understand is bonded versus friable. Bonded (non-friable) asbestos is locked into a solid matrix like a cement sheet or vinyl tile; in good condition and left undisturbed it generally doesn't release dangerous fibre levels, and this is what most buyers encounter. Friable asbestos is loose or crumbly (older pipe lagging, some ceiling tiles, loose insulation) and releases fibres with minimal disturbance, so it's higher risk. Bonded ACM in good condition, undisturbed, is not a health crisis; the risk comes from disturbing it.

When it becomes a problem

The health risk is inhaling fibres, which mainly happens when ACM is cut, drilled, or sanded during renovation, or when it's damaged or deteriorating. If you're not doing work that touches it and the materials are sound, the practical risk is relatively low. If you're planning to remove or cut fibro walls, replace roofing, or demolish, the picture changes significantly.

Finding out, and remediation

A standard building inspection is visual, not laboratory testing, so it may flag "suspected asbestos-containing materials" as a prompt to investigate rather than a confirmed result. An asbestos assessment by a qualified assessor goes further, evaluating condition and taking samples for testing. It's worth considering for a pre-1987 property you plan to renovate, and for a rental it clarifies your landlord obligations to manage known ACM.

If ACM needs to be removed, it must go to a licensed removalist: in Victoria, more than ten square metres of bonded ACM, or any amount of friable, legally requires one. Costs vary with the amount, type, and access, so if you know significant removal is coming, a quote before you buy lets you factor it into the price.

As a buyer, and as a renovator

For a pre-1987 property: note any suspected ACM in the building report; if your plans disturb materials (fibro, wall sheeting, roofing, floor coverings), commission an asbestos assessment; if it confirms significant ACM, get a removalist quote; and factor the cost into your negotiation, an issue worth raising with your conveyancer before signing. ACM doesn't have to be a deal-breaker, since many older homes contain it and are perfectly liveable; the point is knowing what you're buying.

Renovation is where the real risk lives. Before any work on a pre-1987 home (and check the building permit history for past work), assume materials are ACM until confirmed otherwise, don't cut, drill, or sand suspected ACM yourself, test if unsure, and use a licensed removalist. Safe Work Australia publishes guidelines, and WorkSafe Victoria is the relevant authority. Bonded ACM in good condition on a home you won't renovate is a very different situation from one where you'll gut a bathroom; know which you're in, and handle any work safely and legally.

Sources

• WorkSafe Victoria: Asbestos: the Victorian regulator on asbestos safety, including the licensed-removalist requirement (more than 10 m² of non-friable, or any friable, asbestos).
• Asbestos Victoria: the Victorian government's guidance for homeowners on identifying, managing, and removing asbestos safely.

Sources verified 25 July 2026. Removal costs are illustrative and vary.