The Builder Requested Asbestos Testing — But a Renovation Survey Found Much More
A Builder Raised the Concern — But the Survey Found Much More
A homeowner recently contacted Asbestos Safe Consultancy after their builder recommended having several materials tested for asbestos before renovation work began.
The builder had identified the roofing, ceiling tiles and a small number of other materials they believed should be tested. Raising those concerns was absolutely the right thing to do and showed that the builder was thinking about the safety of everyone who would be working on the property.
However, the homeowner was initially asking for targeted testing of only those selected materials.
After discussing the planned renovation, I recommended completing a full asbestos renovation survey instead.
Why the Builder’s List Was Only a Starting Point
Builders are trained to build, renovate and manage construction work. They often have experience working around older materials and may recognise products that are commonly associated with asbestos.
However, builders are not trained asbestos surveyors and cannot reasonably be expected to identify every potential asbestos-containing material within a property.
Some materials may be unusual, concealed, covered by later renovations or located outside the most obvious work areas.
The builder’s list was useful and identified several genuine concerns, but it was only a starting point. It was not a substitute for a properly scoped asbestos renovation survey.
The builder knew what work was planned. My role was to identify which materials could be affected by that work and whether additional asbestos-containing materials were present.
Why I Recommended a Renovation Survey
Targeted asbestos testing answers a limited question:
Does this particular material contain asbestos?
A renovation survey asks a much broader and more important question:
What asbestos-containing materials could be disturbed by the proposed renovation work?
Testing only the roofing, ceiling tiles and other selected materials would have provided results for those specific samples. It would not have assessed the other materials within the renovation areas.
A renovation survey involves systematically inspecting the areas affected by the proposed work, identifying suspect materials and collecting representative samples where required.
It is just as much about proving which materials do not contain asbestos as it is about identifying those that do.
The Survey Found More Than Expected
The homeowner agreed that a renovation survey was the more appropriate option, and I attended the property to complete the inspection.
During the survey, I assessed the areas likely to be affected by the renovation and inspected materials beyond those originally identified by the builder.
The survey found considerably more potential asbestos-containing material than either the homeowner or builder had expected.
One of the most significant discoveries was asbestos-containing pipe lagging.
Pipe lagging is insulation historically installed around pipes. It can be easily overlooked, particularly when it is located inside cupboards, service areas, wall cavities or other less obvious parts of a building.
Without the renovation survey, the pipe lagging may not have been identified before builders, plumbers or other trades began removing fittings, opening walls or carrying out demolition work.
The Difference Between Testing and Surveying
This job clearly demonstrated the difference between targeted asbestos testing and a properly scoped renovation survey.
Targeted testing only confirms whether the specific materials selected for sampling contain asbestos.
A renovation survey looks at the wider scope of the planned work and identifies other asbestos-containing materials that could also be disturbed.
When a builder or homeowner provides a list of materials they believe should be tested, that information is useful. However, it should be treated as a starting point rather than the complete scope of the asbestos assessment.
Builders and asbestos surveyors both have important roles, but those roles are not interchangeable.
Finding Asbestos Before Work Starts
Finding additional asbestos was not the outcome the homeowner had hoped for, but identifying it before renovation work began was far better than discovering it after materials had already been cut, drilled, broken or removed.
An unexpected asbestos discovery during construction can result in work stopping immediately, potential exposure to workers and occupants, contamination spreading through the property, urgent removal costs and delays to the renovation.
Because the homeowner agreed to a full renovation survey, the additional asbestos-containing materials were identified before they could be disturbed.
Planning Renovation Work?
Before renovating an older home, do not rely solely on testing the materials that appear most obvious.
A builder may correctly identify several materials of concern, but they are not trained asbestos surveyors and cannot be expected to locate every asbestos-containing material that may be affected by the work.
A properly scoped asbestos renovation survey gives homeowners and builders a clearer understanding of what is present before work begins, allowing the project to be planned safely and reducing the risk of unexpected asbestos discoveries during construction.
Asbestos Safe Consultancy provides independent asbestos renovation surveys and testing throughout Hawke’s Bay, Gisborne, Taupō and the Manawatū.
Contact us before materials are cut, drilled, broken or removed.