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Managing the hidden danger in older homes

Keren BellosThe West Australian
A Kelmscott home recently became contaminated with asbestos during a fire and was subsequently demolished, with the five neighbouring residences extensively cleaned by licensed professionals.
Camera IconA Kelmscott home recently became contaminated with asbestos during a fire and was subsequently demolished, with the five neighbouring residences extensively cleaned by licensed professionals. Credit: Supplied.

If you have your eye on a home built or renovated before the mid-1980s, there’s a strong chance it contains some asbestos.

Throughout November, National Asbestos Awareness Month puts the spotlight on the fibrous mineral used in more than 3000 building and decorator products until 1987 and still lurking in an estimated one-third of Australian properties.

It also highlights the health risks when asbestos is disturbed during renovations, becomes damaged or deteriorates.

Master Builders WA Executive Director John Gelavis said residences built prior to the mid-80s were generally highly likely to contain asbestos.

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“Between the mid-80s and 1990 the risk is likely, and although it drops to unlikely for homes built after 1990, the possibility is still there,” he said.

“Asbestos can also be found in old sheds and fences, so even those of us living in new homes can’t assume we are free of the threat.”

Mr Gelavis said asbestos in poor condition due to ageing or weathering presented a significant health risk if fibres were released, became airborne and were inhaled.

“Breathing these fibres can cause a range of life-threatening diseases, including asbestosis and terminal mesothelioma, which might not become apparent for many years,” he said.

KBE Asbestos Removal and Roofing Contractors Proprietor Phil Cook said asbestos-containing materials could only be confirmed by engaging an occupational hygienist or a Worksafe-licensed asbestos assessor or removalist to take a sample for testing at a National Association of Testing Authorities-accredited lab.

He said asbestos was often found in roof and wall sheeting, eaves, ceiling insulation, tile adhesive, under-floor coverings and building materials around hot-water pipes.

Materials in good condition and painted weren’t generally a problem, with the main concern being old or damaged products.

“A lot of the materials are now anywhere from 60 to 80 years old and they’re much more friable (easily crumble under hand pressure) than they’ve ever been,” Mr Cook said.

“Some of the worst situations are where you have a contaminated ceiling space or things like lino flooring all through an old house and you can crumble the paper backing.”

While homeowners could remove up to 10sqm of non-friable asbestos (where it is mixed with other materials), such as asbestos cement sheeting, in accordance with health and safety requirements, anything over this must be removed and disposed of at an authorised facility by a licensed professional.

Providing a rough price guide, Mr Cook said it cost about $50 a square metre to remove asbestos sheeting and eaves, and a similar price to install a replacement material. New gutters and downpipes cost from $20 to $30 a metre.

He said the average 200sqm residential roof could be removed and replaced for about $25,000.

Asbestos contamination from do-it-yourself renovations could lead to significant clean-up costs, which might not be covered by home insurance.

Mr Cook said a Kelmscott home recently became contaminated during a fire and was subsequently demolished, with the five neighbouring residences extensively cleaned up by the company.

When it came to the sale of homes containing asbestos, REIWA President Damian Collins said real estate agents were legally required to disclose all material facts to buyers.

“There’s also general common law duties on a seller to not hide or do anything that may be misleading or deceptive conduct, so if a seller is aware that asbestos is in their property and it could be material to whether or not someone buys the property, they should disclose that, but there’s no obligation to get it tested or check whether you’ve got any,” he said.

“In these situations, I don’t think it would be a make-or-break decision for buyers.

“It’s just something they’d need to be aware of in its management.”

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