Asbestos and Make Good: What Older Commercial Buildings Need to Know
Older Australian commercial buildings can contain asbestos in ceiling tiles and wall sheeting. Here is what that means for your make good, legally and practically.
If your building was built or fitted out before the mid-1990s, asbestos is a real possibility, and it changes how your make good has to be carried out. Ceiling tiles in particular are a common location for asbestos-containing material in older commercial buildings, and they must be removed by a qualified or licensed asbestos removalist, not a general strip out crew.
The licensing rules
- A licensed asbestos removalist is legally required for all friable asbestos and for most non-friable asbestos-containing material.
- A Class B licence is required to remove more than 10 square metres of non-friable asbestos-containing material.
- You do not need a licence to remove less than 10 square metres of non-friable asbestos, but the material still needs to be identified and handled correctly.
- The removalist must prepare an asbestos removal control plan and make it accessible on site, and must inform people before work starts.
- An independent licensed assessor or competent person must inspect for dust and debris and issue a clearance certificate before the space is handed back.
Choosing a make good contractor
What this means for your budget and timeline
An asbestos assessment and licensed removal adds both cost and time to a make good project. Strip out pricing guides consistently list asbestos as one of the biggest factors that pushes a job above a standard estimate, though the exact premium depends on the amount and type of material found, so get a site assessment before you lock in a budget rather than assuming a standard strip out price will cover it.
Rules vary slightly by state
Asbestos removal licensing is regulated at the state and territory level (for example through SafeWork NSW, WorkSafe Victoria, Asbestos Safety Queensland, WorkSafe ACT and others), so always confirm the current requirements for your state before scheduling any removal work.
Frequently asked questions
Do I need a licence to remove asbestos ceiling tiles myself?
No, ceiling tiles containing asbestos must be removed by a qualified or licensed asbestos removalist. This is not DIY-suitable work under Australian WHS rules.
How do I know if my building has asbestos?
Buildings constructed or fitted out before the mid-1990s should be checked. Ask your building manager for the asbestos register, which commercial buildings are generally required to maintain, or engage a licensed assessor for a pre-strip out inspection.
Ready to get started?
Tell us about your make good, defit or strip out and we will pass your details to a provider covering your area.
Sources: Safe Work Australia, How to Safely Remove Asbestos, Code of Practice (2018) , Workplace Health and Safety Queensland, Requirements for licensed asbestos removal work