If your Southern Highlands property has an inground pool that was built before 1985, there’s a meaningful chance that asbestos-containing materials (ACM) are present somewhere in or around the pool area. This isn’t a reason to panic, and it’s not a reason to avoid removing the pool — but it is something that needs to be identified and managed properly before any demolition work starts.
This guide explains where asbestos is typically found around older Southern Highlands pools, how to identify and test for it, what the legal requirements are for removal, and what it costs.
Why the Southern Highlands Has a Significant Asbestos Issue
Asbestos was the dominant construction material for fibrous cement sheet products in Australia from the 1930s through to the early 1980s. Fibrous cement — sold under brand names including “fibro” — was used extensively in:
- External wall cladding
- Internal wall sheeting
- Eaves lining
- Utility and service area cladding
In the Southern Highlands specifically, asbestos is a heightened concern because of the region’s history as a weekender and holiday home destination. Many Highlands properties from the 1950s–1980s were modest fibro holiday cottages — and fibro was also commonly used for pool pump sheds and utility structures adjacent to pools, precisely because it was affordable, durable and easy to work with.
The use of asbestos in building products was progressively phased out from 1984, with a complete ban on production and use effective from 31 December 2003. Any building product installed before 1985 should be treated as potentially containing asbestos until tested.
Where Asbestos Is Typically Found Around Older Pools
1. Pool Pump Sheds and Equipment Houses
The most common location. Many pools installed in the 1970s–80s had a small pump shed adjacent to the pool, typically framed from timber and clad with fibrous cement sheeting. These structures are the most likely source of asbestos in pool removal jobs in the Southern Highlands.
2. Pool Surrounds and Garden Structures
Some older pool surrounds and retaining walls incorporated fibro cement sheeting as a facing material or as sub-structure cladding. Less common than pump sheds, but present on some properties.
3. Pipes and Plumbing
Asbestos cement (AC) pipes were used in some pool plumbing installations, particularly in the early 1970s. These are pipes that look like grey, smooth-surface pipe rather than PVC, with a slightly rough cross-section when cut. Not universal, but present on some older installations.
4. Pool Filtration Equipment Surrounds
Some older filter and equipment systems were housed in framed enclosures with fibro cladding. Similar to pump sheds.
5. General Property Structures Adjacent to the Pool
On Highlands weekender properties, the pool often sits near a fibro cottage, fibro garage or fibro storage shed. These structures may not be part of the pool removal scope, but they create a general asbestos-aware environment on the property.
Identifying and Testing for Asbestos
Visual identification is not sufficient to confirm or rule out asbestos. Fibrous cement sheeting looks similar to non-asbestos cement sheeting manufactured after the asbestos phase-out. To confirm, testing is required.
Asbestos testing process:
- A licensed asbestos assessor (in NSW, they must hold the relevant WorkSafe licence) collects a small sample of the suspected material
- The sample is submitted to a NATA-accredited laboratory for analysis
- Results typically take 3–7 business days (same-day turnaround is available for urgent situations)
- Results confirm whether asbestos is present and, if so, what type (friable or non-friable)
Cost of testing: Typically $150–$400 per sample, depending on the assessor and laboratory. Most pool area assessments require 1–3 samples.
We include asbestos assessment as part of our pre-removal site inspection for any pre-1985 pool area in the Southern Highlands. If we identify suspect materials, we recommend testing before the removal is scheduled.
The Legal Requirements for Asbestos Removal in NSW
The management and removal of asbestos in NSW is regulated under:
- Work Health and Safety (WHS) Act 2011 (NSW)
- Work Health and Safety (WHS) Regulation 2017 (NSW)
- Code of Practice: How to Safely Remove Asbestos (Safe Work Australia)
The rules distinguish between non-friable asbestos (bonded — the asbestos fibres are encased in the cement matrix and won’t release under normal conditions) and friable asbestos (loosely bound fibres that can be released when disturbed):
Non-Friable Asbestos (Most Common in Pool Areas)
Fibro cement sheeting with asbestos is typically non-friable. In NSW:
- Removal of non-friable asbestos up to 10 square metres can be done by a non-licensed person following the Code of Practice
- Removal of more than 10 square metres of non-friable asbestos must be done by a licensed asbestos removalist (Class B licence)
- A pump shed with two or three fibro walls is typically well over 10 square metres of material
Friable Asbestos
Rare in pool equipment areas but possible in older insulation or sprayed-on coatings:
- All friable asbestos removal regardless of quantity must be done by a Class A licensed asbestos removalist
Our approach: For any pool removal job where asbestos is identified (or suspected), we engage a licensed asbestos removalist as part of the overall job. We do not allow unlicensed removal of asbestos on jobs we manage.
What Asbestos Management Adds to Pool Removal Costs
The additional cost of asbestos management in a pool removal job depends on what’s found:
| Scenario | Additional Cost |
|---|---|
| Testing only (no asbestos found) | $150 – $400 |
| Small fibro pump shed (<10sqm) — licensed removal | $800 – $1,500 |
| Standard pump shed (10–25sqm fibro cladding) — licensed removal | $1,500 – $2,500 |
| Large equipment area or multiple fibro structures | $2,500 – $5,000+ |
| Asbestos cement plumbing — separate removal | $500 – $1,200 |
These costs include safe removal, air monitoring where required, double-bagging and disposal to a licensed asbestos landfill facility, and documentation (waste tracking forms and clearance certificate).
After Asbestos Removal: Clearance Certificates
After asbestos removal in NSW, a clearance certificate is issued by a licensed asbestos assessor following a visual inspection of the cleared area. This certificate confirms that all asbestos has been removed from the specified area and the area is safe for re-use.
Clearance certificates are standard documentation for any asbestos removal project and should be retained with your property records. They may be relevant for:
- Building inspection reports and vendor disclosure on future sale
- Evidence of compliant removal for council or WHS records
- Insurance purposes
Common Questions From Southern Highlands Homeowners About Pool Asbestos
I think the pump shed might be fibro. Do I need to worry? You need to test before anyone starts demolishing or disturbing the shed. Fibro cement sheeting from the pre-1985 era should be treated as containing asbestos until a test confirms otherwise.
Can I demolish the pump shed myself? If it contains asbestos and exceeds 10sqm, no — you need a licensed Class B removalist. Even below 10sqm, we strongly recommend using a licensed professional rather than the DIY option.
What if asbestos is found during the pool removal? Work stops, we notify the licensed asbestos removalist, and the ACM is removed before pool demolition continues. This is the correct and legally required sequence. We don’t proceed with demolition if we find suspect materials that haven’t been tested.
Does finding asbestos mean a major delay? Testing takes 3–7 days. Removal scheduling depends on the licensed removalist’s availability. In most cases, asbestos discovery adds 1–3 weeks to the overall job timeline. This is factored into scheduling where we anticipate it based on the property’s age.
Is the asbestos in my pool plumbing dangerous as-is? Non-friable asbestos (including AC pipe) is low-risk when undisturbed. The risk arises during disturbance and demolition. This is why proper handling procedures during removal are critical.
Concerned about asbestos in your older Southern Highlands pool area? Get in touch for a free inspection — asbestos assessment is part of our pre-removal site visit process.