Asbestos & Hazardous Material Surveys Before Major Commercial Demolition or Refurbishment: What Developers Must Know

Prepared by Confluence Environmental – independent asbestos and hazardous materials consultants supporting developers, builders and project teams across NSW, including the Central Coast, Lake Macquarie and Newcastle.

Before any major demolition or refurbishment in a commercial building, the identification and management of asbestos and other hazardous materials is not simply best practice, it is a statutory requirement that directly influences project risk, programme and cost. Increasingly, developers are recognising that early asbestos and hazardous material surveys are critical to avoiding delays, unplanned scope growth and regulatory intervention once works commence.

This article explains why asbestos and hazardous material surveys matter in commercial projects, when they are required, how they are undertaken, and how a structured survey approach protects both people and project outcomes.

Why asbestos and hazardous materials matter in commercial buildings

Many commercial buildings constructed prior to the late 1990s contain asbestos-containing materials (ACMs). These materials may be present in suspended ceilings, wall linings, fire doors, floor coverings, ductwork and a range of adhesives, mastics and sealants. If disturbed during demolition or refurbishment, ACMs can release airborne fibres that pose a serious health risk and trigger immediate work stoppages.

However, asbestos is rarely the only hazard. Commercial buildings may also contain lead-based paint, polychlorinated biphenyls (PCBs), ozone-depleting substances (ODS) in older plant, synthetic mineral fibres (SMF), and legacy chemical residues. These materials are typically captured through a broader hazardous material survey, rather than an asbestos-only assessment.

What a hazardous material survey is – and why it’s not optional

A hazardous material survey is a systematic investigation undertaken to identify hazardous building materials prior to demolition or intrusive works. The survey documents the type, location, condition and potential risk associated with each material, providing the baseline information needed to plan safe and compliant works.

From a practical perspective, hazardous material surveys support compliance with WHS legislation, planning conditions and contractor risk management obligations. They also inform downstream activities such as removal scope definition, waste classification, and asbestos clearance inspections following removal works.

Without a defensible survey, project teams are exposed to uncertainty, variation claims and regulatory scrutiny.

Asbestos surveys vs hazardous material surveys

While the terms are often used interchangeably, asbestos surveys and hazardous material surveys are not the same.

An asbestos survey focuses specifically on identifying ACMs and assessing their condition and disturbance risk. A hazardous material survey has a broader scope and typically includes asbestos alongside other regulated materials such as lead, PCBs, SMF and ODS.

For commercial demolition and refurbishment projects, hazardous material surveys are increasingly preferred because they provide a comprehensive risk profile for the building and reduce the likelihood of additional hazards being discovered after works commence. These services typically sit within broader asbestos and hazardous materials consulting support.

When surveys are required

Hazardous material surveys are commonly required before demolition, prior to major refurbishment involving intrusive works, or where planning approvals and construction certificates include explicit survey conditions. They are also frequently commissioned early by developers to support accurate tendering and cost forecasting.

In all cases, surveys should be completed before demolition permits are issued and before contractors mobilise, allowing findings to be properly integrated into project planning and sequencing.

How surveys are undertaken in practice

A robust hazardous material survey typically begins with a desktop review of available plans, building age, historical uses and previous reports. This is followed by a systematic visual inspection of accessible areas to identify suspect materials.

Where materials cannot be confidently identified visually, targeted sampling is undertaken and submitted to appropriate laboratories. Sampling may include asbestos bulk samples, lead paint analysis or targeted PCB sampling where warranted.

Survey findings are then documented in a clear, practical report that includes material descriptions, locations, condition assessments and recommendations. High-quality reporting supports effective contractor engagement and links directly into air monitoring and fibre identification requirements where higher-risk materials are identified.

How survey outcomes influence project planning

Survey results directly inform WHS planning, including the development of SWMS, control measures, exclusion zones and decontamination procedures. They also determine whether licensed asbestos removal is required, based on material type, friability and quantity.

From a commercial perspective, survey outcomes influence removal sequencing, programme duration, waste pathways and clearance requirements. On sites with broader legacy risk, survey findings may also intersect with contaminated land and remediation considerations, particularly where demolition interfaces with soil disturbance.

Common issues and how to avoid them

Projects frequently encounter issues where surveys are undertaken too late, are limited to asbestos only, or lack clear location detail and defensible scope information. These gaps often result in stop-work events, scope disputes and unplanned regulatory engagement.

The most effective way to avoid these issues is to commission comprehensive hazardous material surveys early, undertaken by consultants experienced in commercial demolition and refurbishment environments.

Clearance and verification after removal

Once hazardous materials have been removed, the affected areas must be verified as suitable for ongoing works or re-occupation. For asbestos, this typically involves an independent clearance inspection and, where required, air monitoring to confirm fibre levels are acceptable.

Clearance documentation is a critical hold-point for many projects and should be planned from the outset as part of the overall hazardous material management strategy.

Key takeaways for developers and project teams

Early hazardous material surveys reduce project risk, improve cost certainty and support compliance with WHS and planning requirements. A structured survey approach enables informed decision-making, smoother contractor engagement and defensible clearance outcomes.

For projects involving demolition or major refurbishment, engaging experienced consultants to deliver asbestos and hazardous material surveys early in the project lifecycle is one of the most effective risk-reduction measures available.