Mould in a fibro or asbestos-era home is not simply a mould problem. It is a mould problem that may sit alongside, or literally on, asbestos-containing materials, and the wrong approach to removing or treating that mould can create a second, much more serious hazard in the same visit. This page sets out the practical realities for Illawarra homeowners in pre-1985 homes, using information consistent with SafeWork NSW, asbestos guidance and the Asbestos and Silica Safety and Eradication Agency. It is not a substitute for professional asbestos assessment or advice from licensed contractors.
Quick answer (BLUF)
In any Illawarra home built before 1985, mould removal requires a two-step professional approach: asbestos identification first, mould remediation second. If asbestos-containing materials are identified in the work zone, a licensed asbestos removalist must address those materials before a mould crew begins. The wrong sequence, a mould contractor drilling into or removing fibro sheeting without asbestos identification, can turn a manageable mould job into a notifiable asbestos incident. Do not disturb any fibro sheeting or suspect ceiling tiles, and do not engage a mould contractor who does not ask about the building’s age and material type before quoting.
Why pre-1985 Illawarra housing needs a different plan
Asbestos-containing materials were used extensively in Australian residential construction through the 1950s to the early 1980s. The use of asbestos cement, commonly called fibro, was particularly widespread in NSW coastal and suburban housing, and the Illawarra was no exception. Older suburbs in Corrimal, Dapto and across the northern Illawarra strip have significant pre-1985 fibro housing stock.
The risk is not from intact, undisturbed fibro. Asbestos cement sheeting that is sound, painted and not subject to drilling, cutting or sanding poses a much lower risk than friable materials. The risk arises when someone, a homeowner trying a DIY fix or a mould contractor who has not asked the right questions, disturbs those materials. Cutting into fibro sheeting to investigate mould behind a wall, removing ceiling tiles without identification, or sanding a textured coating that contains chrysotile: these actions aerosolise asbestos fibres in a way that contamination from normal wear does not.
Where asbestos and mould overlap
Mould in a pre-1985 Illawarra home is most likely to interact with asbestos-containing materials in the following locations:
- External fibro wall sheeting where condensation, rising damp or storm-driven rain has caused moisture ingress behind the sheets
- Internal fibro lining in bathrooms, laundries and kitchens where steam and moisture have degraded the substrate over decades
- Ceiling tiles in bedrooms and living rooms, particularly where a slow roof leak has allowed moisture to penetrate
- Subfloor spaces where fibro sheeting was used as bracing or cladding alongside moisture-damaged flooring
- Roof voids where textured coatings containing asbestos were applied to sarking or older ceiling materials
Our attic and ceiling void mould guide discusses the roof void as a mould-prone space. In a pre-1985 home, that same roof void may also contain asbestos-insulation products or asbestos-cement materials that are not identifiable from below.
Our hidden mould behind walls guide explains how to recognise signs of mould behind linings. In a fibro home, investigating what those signs mean is a job for an asbestos assessor and a mould inspector working in sequence, not a DIY drill-and-look.
What SafeWork NSW requires
Under NSW regulations, asbestos removal above certain thresholds requires a licensed asbestos removalist. Friable asbestos and work involving more than a small amount of non-friable material must be handled by a licensed contractor. SafeWork NSW, asbestos provides the current licensing categories and requirements. This guide does not quote specific regulatory thresholds because those change and the authoritative source is SafeWork NSW directly.
What is consistent across all regulatory scenarios: do not disturb suspected asbestos-containing material without identification first. An accredited asbestos assessor can identify whether a material contains asbestos without disturbing it, typically through non-destructive examination or a small controlled sample for laboratory analysis.
If you are unsure whether your home contains asbestos, the practical default in a pre-1985 Illawarra home is to assume that it does until a qualified assessor confirms otherwise.
Licensed asbestos removalists vs mould crews
These are different trades with different licensing requirements. A licensed asbestos removalist in NSW is trained and licensed specifically for the identification, handling and removal of asbestos-containing materials under conditions designed to prevent fibre release. A mould remediation contractor is trained for moisture assessment, containment, material removal and surface treatment for microbial contamination.
Some contractors hold both sets of competencies. Most do not. Before engaging any contractor for a mould job in a pre-1985 home, ask specifically:
- Does the contractor hold an asbestos removal licence, or can they identify ACM and advise on sequencing?
- Will they arrange an asbestos identification assessment before beginning any invasive work?
- If ACM is found in the work zone, will they pause works and arrange a licensed removalist before proceeding?
A contractor who answers those questions vaguely or dismisses them has not thought through the sequencing. See what to ask before signing a mould removal quote for the broader questions to ask any contractor.
The mould industry credentials guide explains the certification landscape for mould contractors, and the mould remediation standards in Australia guide covers the standards applicable to remediation work. Neither replaces SafeWork NSW asbestos licensing requirements.
The correct sequencing on site
For a mould job in a pre-1985 home where asbestos is suspected or confirmed in the work zone, the correct sequence is:
| Stage | Who | What happens |
|---|---|---|
| 1. Mould inspection | Qualified mould inspector | Identifies mould extent, moisture source, and whether ACM is likely in the work zone |
| 2. Asbestos identification | Licensed asbestos assessor | Assesses and samples suspected materials, provides clearance or identifies ACM |
| 3. Asbestos removal (if required) | Licensed asbestos removalist | Removes ACM under licensed conditions before mould crew enters |
| 4. Asbestos clearance | Licensed asbestos assessor | Clears the area after ACM removal |
| 5. Mould remediation | Mould remediation contractor | Works in the cleared zone under normal mould-remediation protocols |
| 6. Post-remediation verification | Independent assessor | Confirms mould scope is complete |
The temptation to compress this sequence, to send the mould contractor in first and “deal with asbestos if we find it,” is understandable when cost and time are pressing. It is also how small jobs become expensive incidents. The correct approach protects the homeowner, the contractors and any future occupants of the building.
Questions to ask before any work starts
Before any work begins in a pre-1985 Illawarra home, ask every contractor who enters:
- How old is this building, and what materials do you expect to encounter in the work zone?
- Do you hold or will you arrange an asbestos identification assessment before any invasive work?
- If you find asbestos-containing material during works, what is your protocol?
- Are you, or is your subcontractor, licensed for the type of asbestos removal that may be needed?
For subfloor ventilation and subfloor mould, which is common in older elevated Illawarra homes, the same questions apply. Subfloor spaces in pre-1985 homes sometimes contain fibro bracing that a standard ventilation contractor would not recognise as ACM.
Our mould inspection and testing service can identify whether a mould job in a pre-1985 property is likely to involve ACM and advise on the sequencing before any scope is committed. Our mould remediation service works within the correct sequence when ACM is involved. Contact us for a quote.
FAQs
My house was built in 1978. Is all the fibro sheeting asbestos?
Not necessarily all of it, but it is likely that some materials in a 1978 home contain asbestos cement. Fibro sheeting, some floor tiles, textured ceiling coatings and roofing products of that era commonly contained chrysotile asbestos. An accredited asbestos assessor can confirm which specific materials contain ACM and which do not, without disturbing them.
Can a mould inspector also identify asbestos?
A mould inspector can recognise materials that are likely to be ACM and advise that identification is needed before invasive work. They are not, however, an asbestos assessor or a licensed removalist. The identification of ACM for the purposes of removal planning requires an accredited asbestos assessor. Make sure you know which role each contractor you engage is fulfilling.
The mould in my fibro bathroom is visible and small. Can I clean it myself?
If you can clean it with a damp cloth and a standard cleaning product on an undisturbed, sound surface without drilling, sanding, cutting or applying pressure that could damage or crack the fibro sheeting, that is a lower-risk scenario than invasive work. However, if the fibro shows any signs of damage, cracking or deterioration around the mould area, leave it alone and arrange an asbestos assessment before doing anything. “Small” visible mould on fibro does not tell you what is behind it.
Will the asbestos work and mould work cost more than fixing a newer home?
Yes, typically. Two separate trade visits (asbestos assessment and, if required, licensed removal before mould works) add cost and time compared to a job in a post-1987 home. That cost is necessary and predictable once the sequencing is understood. What is not predictable is the cost of an asbestos incident caused by skipping the assessment step.
Does my home insurance cover asbestos removal if it is found during a mould job?
Cover varies significantly by policy and event type. Asbestos removal in the context of a covered event, such as a storm damage claim that reveals ACM during repair, may be covered under some policies. Routine ACM removal triggered by a mould investigation is often not covered as a standalone item. Check your policy wording and speak with your insurer before proceeding.
Related reading
- Mould remediation standards in Australia
- Mould industry credentials: IICRC, NORMI, ACAC
- What to ask before signing a mould removal quote
- Attic and ceiling void mould, Illawarra
- Subfloor ventilation in Illawarra homes
- Hidden mould behind walls: signs to look for
- Mould inspection and testing service
- Mould remediation service
- Corrimal service area
- Dapto service area