A Hazardous Building Materials Survey (HBMS) is a systematic inspection and assessment of a building to identify materials that pose a risk to human health or the environment. These surveys are essential before demolition, renovation, or redevelopment of existing structures.
What Is a Hazardous Building Materials Survey?
An HBMS identifies and assesses all hazardous materials present in a building, including:
- Asbestos-containing materials (ACMs)
- Lead-based paint and lead-containing materials
- Polychlorinated biphenyls (PCBs)
- Synthetic mineral fibres (SMF) / man-made mineral fibres (MMMF)
- Ozone-depleting substances (refrigerants, insulation foams)
- Polychlorinated biphenyls (PCBs) in electrical equipment
- Mercury-containing devices (fluorescent tubes, thermostats)
- Silica dust (from engineered stone, concrete cutting)
- Mould and fungal contamination
- Contaminated building materials (from former industrial uses)
Why Conduct a Hazardous Materials Survey?
| Reason | Explanation |
|---|---|
| Legal compliance | Duty of care under WHS legislation requires identifying and managing hazardous materials |
| Worker safety | Protect demolition and renovation workers from exposure |
| Cost estimation | Develop accurate budgets for removal and disposal |
| Project planning | Sequence removal works to avoid delays |
| Regulatory approval | Required for DA, CDC, or demolition permits |
| Due diligence | Property transaction risk assessment |
Survey Types
Type 1: Location and Assessment Survey (Non-Intrusive)
- Visual inspection of accessible areas
- Sampling of suspect materials
- Assessment of material condition and risk
- Suitable for: Occupied buildings, routine inspections
Type 2: Standard Sampling Survey (Intrusive)
- Systematic sampling of all suspect materials
- Limited destructive inspection (lifting ceiling tiles, opening panels)
- Comprehensive register of all identified ACMs
- Suitable for: Renovation planning, condition assessment
Type 3: Full Access Survey (Demolition Survey)
- Full destructive inspection
- Access to all building elements (behind cladding, inside wall cavities)
- Complete identification of all hazardous materials
- Suitable for: Pre-demolition, major refurbishment
Key Hazardous Materials
Asbestos-Containing Materials
By far the most significant hazardous material in Australian buildings:
| Building Element | Typical ACM Products | Construction Era |
|---|---|---|
| Roofing | Corrugated cement sheeting, shingles | Pre-1990 |
| Cladding | Flat cement sheet, weatherboard, textured coating | Pre-1990 |
| Internal lining | Cement sheet, vinyl floor tiles, linoleum | Pre-1990 |
| Ceiling | Textured coating ("popcorn ceiling"), insulation board | Pre-1990 |
| Pipes | Cement pipe, pipe insulation, gaskets | Pre-1990 |
| Electrical | Switchboard backing, fuse panels, meter boards | Pre-1990 |
| Fire protection | Sprayed insulation, fire doors, fire blankets | Pre-1990 |
Lead-Based Paint
Lead was added to paint as a pigment and drying agent until 1997 in Australia.
| Paint Age | Lead Content | Risk Level |
|---|---|---|
| Pre-1970 | Very high (> 1% by dry weight) | High |
| 1970–1997 | Moderate (0.1–1%) | Moderate |
| Post-1997 | Low (< 0.1%) | Low |
At-risk substrates:
- Windows and doors (friction surfaces create lead dust)
- Verandahs and porch ceilings
- Exterior walls near soil (lead falls and contaminates soil)
- Children's play areas, window sills and wells
PCBs (Polychlorinated Biphenyls)
Found in electrical equipment manufactured before the mid-1980s:
- Transformers
- Capacitors (fluorescent light ballasts)
- Hydraulic fluids
- Sealants and caulking
Synthetic Mineral Fibres
Used for thermal and acoustic insulation:
- Fibreglass batts
- Rockwool (stone wool)
- Ceramic fibre (high-temperature insulation)
While less hazardous than asbestos, SMFs are still classified as irritants and possible carcinogens.
Survey Process
Step 1: Desktop Review
Review building plans, age, construction history, and any existing hazardous material records.
Step 2: Visual Inspection
Systematic room-by-room inspection documenting:
- Building materials and finishes
- Condition and accessibility
- Suspect ACM locations
- Paint condition
- Lighting and electrical equipment
Step 3: Sampling and Analysis
Representative samples collected and sent to NATA-accredited laboratory:
| Material | Test Method |
|---|---|
| Asbestos (bulk) | PLM — Polarised Light Microscopy (AS 4964) |
| Lead paint | XRF — X-ray fluorescence or AAS |
| PCBs | GC-MS — Gas chromatography mass spectrometry |
| SMF | PLM |
Step 4: Risk Assessment
Each identified hazard is risk-rated:
| Risk Level | Description | Priority |
|---|---|---|
| High | Friable ACM, peeling lead paint, accessible hazard | Immediate action |
| Medium | Bonded ACM in good condition, intact lead paint | Action within 12 months |
| Low | Sealed ACM, stable materials | Monitor, manage in place |
Step 5: Reporting
Report includes:
- Register of all identified hazardous materials
- Location, extent, condition, and risk rating
- Photographic records
- Sampling and analysis certificates
- Recommendations for removal, encapsulation, or management
- Cost estimates (if required)
Regulatory Framework
| State | Asbestos Regulator | Waste Authority |
|---|---|---|
| NSW | SafeWork NSW | EPA NSW |
| QLD | Workplace Health and Safety QLD | DES |
| VIC | WorkSafe Victoria | EPA Victoria |
| WA | WorkSafe WA | DWER |
| SA | SafeWork SA | EPA SA |
| TAS | WorkSafe Tasmania | EPA Tasmania |
Key Legislation
- Work Health and Safety Act 2011 — duty to identify and manage hazards
- WHS Regulations — specific requirements for asbestos and lead
- Protection of the Environment Operations Act — waste disposal requirements
- National Construction Code — building requirements
Disposal Requirements
| Material | Classification | Disposal |
|---|---|---|
| Non-friable asbestos | Special waste | Licensed landfill, double-wrapped |
| Friable asbestos | Hazardous waste | Licensed facility, sealed containers |
| Lead-contaminated soil | Hazardous waste (if above threshold) | Licensed landfill |
| PCB-containing equipment | Hazardous waste | Licensed facility |