Asbestos Cladding on Your House? A Simple Checklist for New Zealand Homeowners By PropertyHelp Ltd

Asbestos Cladding on Your House? A Simple Checklist for New Zealand Homeowners

Older New Zealand homes were often built with tough, low-maintenance exterior cladding. Unfortunately, some of that cladding may contain asbestos.

You may hear it called fibrolite, fibre-cement sheeting, cement board, or simply asbestos cladding. It can be found on houses, garages, sheds, sleepouts and exterior gable ends.

Finding asbestos cladding does not automatically mean your house is unsafe or that everything needs to come off immediately. The important thing is not to disturb it until you know what you are dealing with.

Use this checklist before starting renovations, repairs or exterior cleaning.

Free Homeowner Checklist: What to Do if You Find Suspected Asbestos Cladding

1. Stop before you drill, sand or cut anything

Do not drill holes for lights, security cameras, heat pumps or new downpipes until the material has been checked.

Avoid sanding, scraping, sawing or breaking the cladding. These jobs can turn a manageable building material into a dusty mess surprisingly quickly.

2. Do not water-blast the cladding

It can be tempting to give tired-looking exterior cladding a hard water-blast before painting. That is not a good idea if asbestos may be present.

Water-blasting can damage the surface and spread contaminated debris around the property, including onto paths, gardens, fences and neighbouring areas.

3. Keep children and pets away from damaged areas

Intact cladding is a different situation from cracked, broken or badly weathered cladding.

If sheets have been damaged by a storm, building work or an accidental knock, keep people away from the area. Do not sweep up broken pieces with a broom or put them into your household rubbish bin.

4. Take a few photos from a safe distance

Photograph the outside walls, corners, gable ends and any damaged sections. Take wider photos as well as close-ups, but do not touch or break the material.

These photos can help an asbestos professional understand the job before arranging a site visit.

5. Arrange asbestos sampling or a survey

You cannot confirm asbestos just by looking at a sheet of cladding. The sensible next step is to arrange proper sampling and laboratory testing.

If you are planning renovations, demolition or recladding, ask whether you need a wider asbestos survey. Other asbestos-containing materials may also be present around the house, such as soffits, textured ceilings, vinyl flooring, roofing materials or old electrical boards.

6. Decide whether the cladding actually needs to be removed

Asbestos cladding does not always need to come off immediately.

Removal may be recommended if the sheets are damaged, heavily weathered, likely to be disturbed during renovations, or being replaced as part of a recladding project. In other cases, the material may be left in place and managed carefully.

Get advice before spending money. A rushed decision can make a straightforward job more expensive than it needs to be.

7. Use an asbestos removalist for removal work

Exterior asbestos-cement cladding is commonly treated as non-friable asbestos when it is still bonded and in reasonable condition.

However, removal still needs to be planned properly. The contractor should consider access, neighbours, weather, drop sheets, safe removal methods, decontamination, waste packaging and disposal.

For larger cladding-removal jobs, use a licensed asbestos removalist. Do not split one large project into a series of small DIY jobs.

8. Tell your builder, painter or roofer before work begins

A tradie arriving with a drill, grinder or water-blaster needs to know that asbestos may be present.

Tell any contractor working near the cladding before the job starts. This includes builders, electricians, plumbers, painters, roofers, heat-pump installers and security-camera installers.

A five-minute conversation can prevent a costly clean-up.

9. Ask what is included in the quote

A good asbestos-cladding removal quote should clearly explain what areas are being removed and what happens afterward.

Ask whether the quote includes:

• site setup and exclusion zones
• removal and disposal of asbestos waste
• protective equipment and decontamination controls
• WorkSafe notification where required
• clean-up of the work area
• clearance requirements
• scaffolding or access equipment
• reinstatement or recladding work
• GST

The cheapest quote is not always the cheapest job once the extras are added.

10. Keep records for future buyers or renovation work

Keep a copy of the laboratory results, survey report, removal quote and any clearance documentation.

These records can be useful when you sell the property, plan renovations or engage another contractor later.

A Common Mistake to Avoid

One of the easiest mistakes is treating asbestos cladding like ordinary cement board.

Someone decides to remove “just one sheet”, drills into the wall to mount a new fitting, or gives the house a quick water-blast before painting. That small job can create a much bigger problem.

When in doubt, stop and check first.

Need Help With Suspected Asbestos Cladding?

PropertyHelp Ltd can help homeowners arrange an asbestos site visit, sampling and advice about the next practical step.

Whether the cladding is on your house, garage, shed or gable ends, it is worth getting clear information before renovations begin.

Contact PropertyHelp Ltd to discuss asbestos cladding testing or removal in Auckland and surrounding areas.