If your home or commercial building was constructed or renovated before the late 1980s, there is a strong likelihood it contains asbestos. In South Australia alone, asbestos removal notifications to SafeWork SA increased by 57 per cent between 2019 and 2024 — a statistic that reflects just how widespread the issue remains across Adelaide’s residential and commercial building stock, decades after the material was banned.
Asbestos is not simply a building materials problem. It is a public health issue, a legal compliance issue, and a safety issue that carries serious consequences for anyone who handles it incorrectly. Whether you are planning a full house demolition in Adelaide, a commercial strip-out, or a partial renovation of an older building, understanding your obligations under South Australian law before work commences is not optional — it is a legal requirement.
This guide covers everything Adelaide property owners, developers, and building managers need to know about asbestos: what it is, where it is found, what SA law requires, how licensed removal works, and how to ensure your project is fully compliant from start to finish.
At Demolition Adelaide, we hold both Class A and Class B asbestos removal licences and have safely managed asbestos identification, removal, and disposal on hundreds of projects across Greater Adelaide and regional South Australia. Here is what you need to know.
What Is Asbestos and Why Is It Still Found in Adelaide Buildings?
Asbestos is a group of naturally occurring silicate minerals that were used extensively in Australian construction from the 1950s through to the late 1980s. Its popularity as a building material stemmed from its exceptional fire resistance, durability, and insulating properties. At its peak, Australia was one of the highest per-capita users of asbestos in the world — a fact that has left a significant legacy in our building stock.
The use of asbestos in new building materials was phased out progressively through the 1980s and was completely banned in Australia on 31 December 2003. However, because asbestos was used so extensively for so long, a substantial proportion of Adelaide’s residential and commercial buildings constructed before 1990 still contain asbestos-containing materials in various forms.
Asbestos becomes dangerous when its fibres are disturbed and become airborne. Inhalation of asbestos fibres is the primary cause of mesothelioma — an aggressive and incurable cancer — as well as asbestosis and lung cancer. Asbestos-related diseases cause approximately 4,000 deaths in Australia every year, making it the country’s single largest cause of occupational disease death.
This is why the regulatory framework around asbestos adelaide management, removal, and disposal is so stringent — and why compliance is treated with such seriousness by SafeWork SA, the EPA, and local councils.
Where Is Asbestos Commonly Found in Adelaide Homes and Buildings?
One of the most important things to understand about asbestos is that it is not always where you expect it to be. Many property owners assume that if they cannot see it, it is not there. This assumption has led to countless instances of accidental disturbance during renovations and demolitions — with serious consequences for workers and occupants alike.
In Adelaide homes and commercial buildings constructed before the late 1980s, asbestos-containing materials are commonly found in the following locations:
Fibro or asbestos cement sheeting used as external wall cladding, internal wall linings, and eaves lining. Roofing materials including corrugated asbestos cement sheets, particularly on older homes, garages, and outbuildings. Floor coverings including vinyl floor tiles and the adhesive backing used beneath them. Textured ceiling coatings such as the infamous “popcorn” or “cottage cheese” style finishes popular in the 1970s. Insulation materials around pipes, ducts, hot water systems, and heating equipment. Fencing, guttering, and downpipes on older properties. Bathroom wet area linings, particularly around baths and showers in homes built before 1985. Fire-rated wall and ceiling linings in older commercial and industrial buildings.
The critical point is that asbestos can be present in any of these locations without being visually obvious. The only way to confirm the presence or absence of asbestos is through laboratory testing of samples taken by a competent person — visual inspection alone is never sufficient and should never be relied upon as a basis for proceeding with demolition or renovation work.
Adelaide Asbestos Removal: Understanding the Two Types of Asbestos
Before examining the legal requirements for asbestos removal in South Australia, it is important to understand the distinction between the two categories of asbestos-containing materials, as this distinction determines which licence class is required for removal and what precautions must be taken.
Non-Friable (Bonded) Asbestos
Non-friable asbestos, also known as bonded asbestos, is material in which asbestos fibres are tightly bound within a cement or resin matrix. Common examples include asbestos cement sheeting, corrugated roofing, and vinyl floor tiles. When non-friable asbestos is in good condition and left undisturbed, it presents a relatively low risk because the fibres are not easily released into the air. However, when it is cut, drilled, sanded, or broken — as inevitably occurs during demolition — fibres can be released and become a serious health hazard.
A Class B asbestos removal licence is required to remove any amount of non-friable asbestos-containing material in a commercial or workplace setting, or more than 10 square metres in any context.
Friable Asbestos
Friable asbestos is far more dangerous. It refers to material that can be crumbled, pulverised, or reduced to powder by hand pressure — meaning its fibres are easily released into the air under normal conditions, let alone during demolition. Friable asbestos is found in pipe lagging, spray-on insulation, loose-fill insulation, and some fire-rated products used in older commercial and industrial buildings.
A Class A asbestos removal licence is required for the removal of any friable asbestos-containing material, regardless of the quantity involved. Class A removal is the most complex and tightly regulated category of asbestos work in Australia.
Demolition Adelaide holds both Class A and Class B licences, enabling us to safely manage the full spectrum of asbestos removal requirements across residential, commercial, industrial, and government projects throughout Adelaide and South Australia.
What South Australian Law Requires for Asbestos Adelaide Removal
South Australia’s asbestos regulatory framework is governed primarily by the Work Health and Safety Act 2012 (SA) and the Work Health and Safety Regulations 2012 (SA), administered by SafeWork SA. These are supplemented by two key codes of practice: the Code of Practice — How to Manage and Control Asbestos in the Workplace, and the Code of Practice — How to Safely Remove Asbestos.
Under this framework, the following requirements apply to asbestos removal work in South Australia:
Pre-Removal Asbestos Survey
Before any demolition or significant renovation work commences on a building that may contain asbestos, a pre-demolition or pre-renovation asbestos survey must be conducted. This survey must be carried out by a competent person — someone with the relevant training, knowledge, and experience to identify asbestos-containing materials and assess their condition and risk.
The survey must document the location, type, condition, and estimated quantity of all identified or assumed asbestos-containing materials, and must form the basis of an Asbestos Register for the site. This register must be made available to all workers who may be at risk of exposure during the course of the works.
Licensed Removal
All commercial asbestos removal in South Australia must be carried out by a licensed asbestos removalist. Unlicensed removal of asbestos in a commercial or workplace context is a serious breach of the WHS Regulations and can result in significant financial penalties for both the contractor and the person commissioning the work.
Air Monitoring — South Australia’s Stricter Standard
This is where South Australia’s requirements diverge importantly from other Australian states. Under the national model code of practice, air monitoring is only mandatory for Class A (friable) asbestos removal work. However, in South Australia, air monitoring is required for both Class A and Class B asbestos removal work — a stricter standard that reflects the SA government’s commitment to protecting workers and the public from asbestos exposure.
An independent licensed asbestos assessor — who must be separate from the removal contractor — is required to conduct air monitoring immediately before and during all licensed asbestos removal work on Adelaide demolition sites. The results of this monitoring must be communicated to all relevant parties including workers, the property owner, and SafeWork SA where required.
Notification to SafeWork SA
Prior to commencing licensed asbestos removal work, the removalist is required to notify SafeWork SA. This notification must be submitted within the prescribed timeframe before work commences and must include details of the removal contractor, the site, the type and quantity of asbestos to be removed, and the proposed removal method.
Clearance Certificate
Once asbestos removal is complete, an independent licensed asbestos assessor must conduct a clearance inspection before the area can be reoccupied or demolition work can proceed. The assessor must confirm through visual inspection — and air monitoring where required — that the removal area is free from visible asbestos contamination and that fibre levels are below the required threshold before issuing a clearance certificate.
Asbestos Disposal Adelaide: How Removed Materials Must Be Handled
The obligations around asbestos do not end when the material leaves your site. Asbestos disposal Adelaide requirements under the Environment Protection Act 1993 (SA) and EPA guidelines are strict and must be followed precisely by licensed contractors.
All asbestos waste must be double-wrapped in heavy-duty polyethylene plastic of at least 200 microns thickness, sealed with duct tape, and clearly labelled with the internationally recognised asbestos warning symbol and the words “DANGER — ASBESTOS — DO NOT INHALE DUST.”
Wrapped asbestos waste must be transported by an EPA-licensed waste carrier in a vehicle that is appropriately equipped and placard-marked. The waste must be transported directly to an EPA-licensed landfill or waste transfer station that is authorised to receive asbestos waste. A list of approved facilities is maintained on the EPA SA website.
Waste tracking documentation — including details of the quantity of asbestos removed, the transport contractor, and the disposal facility — must be completed and retained. On commercial and government projects, clients frequently request copies of this documentation for their own environmental and sustainability reporting purposes.
Demolition Adelaide manages the entire asbestos disposal Adelaide chain — from removal through transport to licensed disposal — providing clients with complete waste tracking documentation at the conclusion of every project.
Asbestos Removal Adelaide for Residential Properties
For homeowners in Adelaide, the discovery of asbestos is understandably alarming. The most important thing to understand is that asbestos in good condition that is not being disturbed does not necessarily need to be removed immediately — the risk lies in disturbing it.
However, if you are planning any of the following activities on a property that may contain asbestos, you must engage a licensed asbestos removalist before proceeding:
Full or partial house demolition Adelaide. Renovation work that involves cutting, drilling, or removing wall linings, ceiling materials, or floor coverings in a pre-1990 home. Roof replacement or repair on a property with asbestos cement roofing. Any work that involves breaking, grinding, or abrading materials that may contain asbestos.
While the WHS Regulations technically allow homeowners to remove small quantities of non-friable asbestos from their own domestic premises, SafeWork SA strongly recommends against this. The risks of incorrect handling — including fibre inhalation, contamination of clothing and vehicles, and improper disposal — are significant, and the health consequences can be irreversible.
Engaging a licensed Adelaide asbestos removal contractor protects you, your family, your neighbours, and your workers. It also ensures that the removal is conducted in compliance with SA law and that the waste is disposed of correctly.
Asbestos in Commercial and Industrial Buildings in Adelaide
For commercial property owners, building managers, and developers in Adelaide, asbestos obligations extend beyond the immediate removal context. Under the Work Health and Safety Regulations 2012 (SA), any person with management or control of a workplace that contains or is likely to contain asbestos has ongoing obligations around asbestos identification, risk assessment, and management.
These obligations include maintaining an up-to-date Asbestos Register for the premises, implementing an Asbestos Management Plan where asbestos is present and is not being immediately removed, and ensuring that workers and contractors who may come into contact with asbestos are informed of its location and condition before commencing work.
For commercial demolition Adelaide projects, the pre-demolition asbestos survey is typically more comprehensive than for residential projects, as commercial buildings often contain a wider variety of asbestos-containing materials in less obvious locations — including plant rooms, ceiling voids, fire-rated penetrations, and service risers.
Demolition companies in Adelaide with experience in commercial projects will conduct or commission a thorough Type 3 destructive survey prior to demolition — a more invasive form of survey that accesses concealed spaces and provides a complete picture of all asbestos-containing materials present in the building before any structural work begins.
What Happens If Asbestos Is Discovered During Demolition in Adelaide?
Despite thorough pre-demolition surveys, it is not uncommon for additional asbestos-containing materials to be discovered during the course of demolition work — particularly in older commercial buildings where materials have been encapsulated, painted over, or otherwise concealed during previous renovations.
When unexpected asbestos is discovered on an Adelaide demolition site, all work in the affected area must stop immediately. The area must be cordoned off, and a licensed asbestos assessor must attend the site to assess the material before any further work can proceed. Depending on the type and condition of the material discovered, a variation to the existing asbestos removal licence scope may be required, along with a new notification to SafeWork SA.
This is why it is so important to engage demolition companies in Adelaide that maintain a zero-tolerance approach to asbestos compliance and have the internal capability to respond rapidly to unexpected discoveries without compromising the programme or the safety of the site.
SafeWork SA Enforcement and the Consequences of Non-Compliance
SafeWork SA takes asbestos compliance extremely seriously. The regulator conducts annual compliance campaigns targeting licensed asbestos removalists across South Australia, and the consequences of non-compliance are severe.
In a recent campaign, SafeWork SA issued statutory notices and cautionary expiation notices to removalists for a range of breaches including inadequate decontamination facilities, failure to provide health monitoring to workers, and removalists not having training records available on site. In one high-profile case, SafeWork SA stripped the licence from an asbestos removal company after it allowed the demolition of two Adelaide homes to proceed without first removing the asbestos present in the structures.
For property owners who commission unlicensed or non-compliant asbestos removal, the consequences extend beyond the immediate financial penalties. Civil liability for health impacts on workers and neighbours, EPA enforcement action for illegal disposal, and reputational damage are all real risks that underscore the importance of engaging only fully licensed, compliant contractors for all asbestos work on your Adelaide demolition project.
How to Choose a Licensed Asbestos Removal Contractor in Adelaide
When selecting an asbestos removal contractor for your Adelaide demolition or renovation project, there are several key criteria to verify before signing any contract:
Confirm that the contractor holds the appropriate licence class — Class A for friable asbestos, Class B for non-friable. SafeWork SA publishes a current list of licensed asbestos removalists on its website. Verify that the contractor carries adequate public liability and workers compensation insurance. Ask for confirmation that an independent licensed asbestos assessor will be engaged for air monitoring — separate from the removal contractor as required by SA law. Request a copy of the contractor’s Asbestos Removal Control Plan before work commences. Confirm that the contractor uses EPA-licensed waste transport and disposal and can provide full waste tracking documentation at the conclusion of the project. Check that the contractor has experience with projects of similar scale and complexity to yours — residential asbestos removal and commercial or industrial removal require very different levels of expertise and resources.
Demolition Adelaide: Your Licensed Asbestos Removal Specialists
At Demolition Adelaide, asbestos management is not an afterthought — it is a core part of every project we deliver. Our Class A and Class B licences, combined with our in-house project management capability and our relationships with independent licensed asbestos assessors across Adelaide, mean that we can manage every aspect of your asbestos removal obligations seamlessly and in full compliance with SA law.
We have safely managed asbestos removal and asbestos disposal Adelaide requirements on projects ranging from single residential dwellings through to large-scale commercial buildings, schools, industrial facilities, and government properties across Greater Adelaide and regional South Australia.
Whether you are planning a home demolition Adelaide, a commercial redevelopment, or a heritage building strip-out, our team will conduct a thorough pre-project asbestos assessment, manage all removal and disposal in strict compliance with SafeWork SA and EPA requirements, and provide you with complete documentation at every stage of the process.
Call Demolition Adelaide today on 08 7111 3883 or submit your project details online for a free, no-obligation assessment.