If you’re considering purchasing a home built before 1990 in Palmerston North, understanding asbestos risks should be high on your priority list. Many homeowners and buyers feel overwhelmed when asbestos becomes part of the property conversation, but with the right knowledge, you can make informed decisions about your property investment.
Asbestos was widely used in New Zealand construction materials from the 1940s through to the late 1980s, when its import was finally banned. In Palmerston North’s established neighbourhoods, we regularly encounter homes containing various asbestos-containing materials (ACMs) during our pre-purchase inspections.
The material was particularly popular because it was fire-resistant, durable, and provided excellent insulation properties. However, we now know that when asbestos fibres become airborne and are inhaled, they can cause serious health conditions, including mesothelioma and lung cancer.
Through our decades of experience inspecting properties across Palmerston North, our team has identified the most common locations where asbestos appears in older homes:
Exterior Materials:
Interior Applications:
Just last month, we inspected a 1970s home in Highbury where the original kitchen had classic vinyl tiles containing asbestos. The tiles were in good condition, presenting minimal immediate risk, but this information was crucial for the buyers’ long-term renovation planning.
Identifying asbestos isn’t always straightforward – it was mixed with other materials and often painted over multiple times. However, certain visual clues can alert you to its potential presence:
Fibrolite sheeting typically has a distinctive flat, smooth appearance with visible fibre patterns when examined closely. The material often appears slightly chalky and may show white or grey colouring beneath paint layers. Asbestos roof tiles tend to be heavier than modern alternatives and may show a slightly different weathering pattern.
Age remains the most reliable indicator. Any building materials installed before 1990 should be treated with caution, while materials from before 1980 have an even higher likelihood of containing asbestos.
During our comprehensive building inspections, we document all materials that could potentially contain asbestos. This documentation process typically takes 1-2 hours, depending on the property size and complexity, with our inspection fees ranging from $299-$800.
Our team photographs suspected materials and notes their condition in detail. We assess whether materials are friable (easily crumbled) or non-friable, as this significantly impacts the risk level and removal requirements.
Morgan Kircher, our Managing Director, says, “Quite often, homeowners have unknowingly disturbed asbestos during DIY renovations. Recently, we inspected a property where previous owners had partially removed fibrolite wall lining, leaving exposed edges that could potentially release fibres.” This type of situation requires immediate professional attention.
The key principle with asbestos is that undisturbed, well-maintained asbestos materials generally pose minimal risk. Problems arise when these materials are cut, drilled, sanded, or otherwise damaged, releasing dangerous fibres into the air.
According to WorkSafe New Zealand, any work involving asbestos removal requires licensed professionals and specific safety protocols. This isn’t simply a recommendation; it’s a legal requirement designed to protect both workers and building occupants.
Understanding this distinction helps property buyers make rational decisions. A home with well-maintained asbestos siding might be perfectly safe to live in, but future renovation plans need to factor in professional removal costs.
Visual identification has its limitations. Definitive asbestos identification requires laboratory testing of material samples. We recommend professional testing when:
The Ministry of Health’s guidelines provide detailed information about when testing becomes mandatory and what the process involves.
If asbestos removal becomes necessary, costs can vary significantly depending on the material type and location. Non-friable materials like exterior cladding typically cost less to remove than friable materials such as insulation or damaged ceiling tiles.
We’ve seen renovation budgets increase by $10,000 to $30,000 when unexpected asbestos removal becomes necessary. This is why identifying potential asbestos during the building inspection phase proves so valuable for buyers.
Professional removal isn’t always immediately necessary. Many homeowners successfully manage properties containing asbestos by maintaining materials in good condition and planning professional removal to coincide with major renovation projects.
Most insurance policies require disclosure of known asbestos presence. This doesn’t typically affect coverage for standard claims, but renovation-related incidents involving asbestos may not be covered if proper removal procedures weren’t followed.
Property sellers in New Zealand aren’t legally required to test for asbestos, but they must disclose any known presence. This creates a situation where many properties change hands with undetermined asbestos status.
Understanding asbestos risks shouldn’t necessarily eliminate a property from consideration. Many beautiful, well-built homes from the post-war era contain asbestos materials that pose minimal risk when properly managed.
The key lies in accurate identification and realistic cost planning. A property with asbestos cladding might represent excellent value if you’re planning to live there without major renovations. Conversely, if you’re hoping to extensively renovate, factor removal costs into your overall budget calculations.
Our experience shows that buyers who understand these implications upfront make better decisions and experience less stress during the property purchase process. Knowledge reduces anxiety and enables confident decision-making.
Asbestos presence in older homes needn’t be a deal-breaker, but it should be a known factor in your property decisions. With proper identification, realistic planning, and professional guidance when needed, you can safely manage asbestos-related considerations while making sound property investments.
The most important step is accurate identification during the building inspection process. Once you understand what you’re dealing with, you can plan appropriately for both immediate safety and long-term property management. Remember, thousands of New Zealanders live safely in homes containing asbestos materials – the key is knowing they’re there and managing them responsibly.
Alert Building Inspection Services provides comprehensive building reports across Palmerston North, the Manawatu and New Zealand. Trust our expert inspectors to give you clarity and confidence in your property decisions. For professional building inspection services and expert advice, visit our website. You can also read more articles like this on our blog.