Demolishing an Old Garage or Sleepout? Check for Asbestos First

Where could asbestos be hiding?

Older garages and sleepouts can contain asbestos in roofing sheets, exterior cladding, soffits under the roof edge, and some internal materials. A converted garage may also have older vinyl flooring or electrical backing boards.

You cannot confirm asbestos from a photograph or by looking at a sheet’s colour or texture. Materials that look similar can have different ingredients.

If you suspect asbestos, leave it alone and arrange professional advice before disturbing it. WorkSafe recommends checking for asbestos before work starts around your home, including demolition and renovation.

Is one asbestos test enough?

A test answers a question about the material sampled. It does not automatically tell you what is in the rest of the building.

For example, a result for the garage roof does not establish whether the wall cladding or flooring contains asbestos.

A demolition survey looks at the building being removed and identifies asbestos-containing materials as far as reasonably practicable. It can involve opening up concealed areas, so the inspection needs to be planned and controlled by a competent person.

Tell the surveyor exactly what you intend to demolish. Include any attached lean-to, lined room or other area that forms part of the job.

What happens before the garage comes down?

A properly planned job has a clear order:

Asbestos needs to be dealt with before demolition disturbs it. The contractors should agree the handover between removal and demolition so there is no guesswork about when the next stage can start.

• 1. Confirm the scope. Agree which structures are coming down and what will stay.
• 2. Identify asbestos. Give the contractor any survey reports and laboratory results.
• 3. Arrange the asbestos removal. Confirm the correct licence and removal method for the materials.
• 4. Complete the required checks and clearance. Confirm when the demolition contractor can safely begin.
• 5. Demolish and tidy the site. Remove the remaining structure and deal with the agreed waste.

Can PropertyHelp remove the asbestos?

PropertyHelp Ltd provides licensed Class B asbestos removal in Auckland and Waikato for suitable non-friable materials.

“Non-friable” means the asbestos is bound into the material rather than easily crumbling into powder. Asbestos-cement roofing and cladding can fall into this category, but their condition and the proposed work still need assessment.

Some materials require a Class A removalist. PropertyHelp checks whether the work fits its Class B licence before agreeing the removal scope.

What should your demolition quote include?

A clear quote should make it easy to see what you are paying for. Ask whether it includes:

Also confirm who will arrange any necessary council approvals and service disconnections.

If you want the concrete pad left behind, put that in writing. “Remove the garage” can mean different things to different people.

• Asbestos surveying, sampling and laboratory testing.
• Asbestos removal, transport and disposal.
• Independent clearance where required.
• Demolition of the garage or sleepout.
• Removal of ordinary building waste.
• Concrete slab and foundation removal, or leaving them in place.
• Access arrangements, fencing and protection of nearby areas.
• GST, exclusions and allowances for unexpected work.

What affects garage demolition and asbestos removal costs?

The size of the building is only part of the price.

Access can make a big difference. A garage beside the driveway is a different job from one behind the house with a narrow passage and limited space for machinery.

Other factors include the amount and condition of asbestos, roof height, nearby buildings, waste quantities and whether the slab is staying.

Ask how hidden materials or unexpected debris will be handled. Agreeing a process for extra work before starting helps avoid surprises later.

What if asbestos is found during demolition?

Stop work in the affected area and keep people away. Get the material assessed before work resumes.

Do not sweep up suspected asbestos debris, use a household vacuum, or put it in the general rubbish skip. Asbestos waste needs a controlled disposal process.

An unexpected find is a reason to reassess the job, rather than carry on and hope for the best.

Planning to remove an old garage or sleepout?

PropertyHelp Ltd is a Māori-owned business helping homeowners plan asbestos removal and demolition work across Auckland and Waikato.

Send John your property address, a few photos, approximate building size and any asbestos reports you already have. Tell us whether you want the concrete pad left in place.

We can discuss the scope, assess suitable Class B asbestos removal work and explain the next steps in plain language.

Call John: 021 222 5246. Email: safety1stprojects@gmail.com. Website: www.propertyhelp.nz.

General homeowner information. The survey, removal method and demolition plan must suit the actual property.