A pre-demolition survey is a formal inspection of a building carried out before any demolition or major refurbishment work begins. Its purpose is to identify hazardous materials — most importantly asbestos — as well as structural risks, contaminated materials, and items that can be salvaged or recycled. In New Zealand, having this survey done is not just good practice; depending on the scope of your project, it can be a legal requirement.
What Does a Pre-Demolition Survey Cover?
A thorough pre-demolition survey typically looks at:
- Asbestos-containing materials (ACMs) — the most critical component. Asbestos was widely used in NZ buildings constructed before the mid-1980s, and some products continued to be installed into the 1990s. It can be found in roof cladding (particularly fibrous cement sheets), floor tiles, pipe lagging, textured ceilings, and wall linings.
- Lead-based paint — common in homes built before the 1970s.
- Other hazardous substances — including synthetic mineral fibres, PCBs in old electrical equipment, and contaminated soil or materials.
- Structural assessment — identifying load-bearing elements, underground services, and any risks that could affect the safety of the demolition sequence.
- Salvage and waste management opportunities — materials that can be reused or recycled, which can reduce disposal costs and environmental impact.
Is a Pre-Demolition Survey Legally Required in NZ?
In short: almost always yes, if asbestos could be present.
Under the Health and Safety at Work (Asbestos) Regulations 2016, anyone who manages or controls a workplace (including a demolition site) must ensure an asbestos survey is completed before demolition or refurbishment work starts — unless it can be clearly demonstrated that no asbestos is present. WorkSafe NZ enforces these regulations and provides detailed guidance on asbestos management obligations.
For buildings constructed before 2000, an asbestos survey is effectively mandatory. Even for newer buildings, a survey is strongly recommended to confirm the absence of ACMs.
Beyond asbestos, your local council may require a pre-demolition survey as part of the building consent process. Demolition of most structures requires a building consent under the NZ Building Code, and councils often ask for hazardous materials reports before granting consent. Always check with your local council — consent requirements vary. MBIE Building Performance has useful guidance on when consents are required and what Schedule 1 exemptions may apply, though you should confirm with your council before assuming any exemption covers your project.
Types of Asbestos Surveys
There are two main types of asbestos survey recognised in NZ practice:
| Survey Type | When Used | What It Involves |
|---|---|---|
| Management survey | Ongoing building use, minor works | Visual inspection and sampling of accessible areas |
| Refurbishment/demolition survey | Before demolition or major renovation | Intrusive inspection of all areas, including cavities and hidden spaces |
For demolition, you need a refurbishment and demolition survey — this is the more thorough, intrusive type that accesses wall cavities, roof spaces, and subfloor areas.
Who Can Carry Out a Pre-Demolition Survey?
Asbestos surveys must be carried out by a competent person with appropriate training and experience. In NZ, this typically means a licensed asbestos assessor. WorkSafe NZ sets out the competency requirements for asbestos assessors and removalists.
For the broader structural and hazardous materials components of a survey, a qualified building surveyor or demolition contractor with relevant experience should be engaged. Your demolition contractor may coordinate the full survey process, but the asbestos component must involve a suitably qualified assessor.
What Happens After the Survey?
Once the survey is complete, you will receive a report detailing:
- The location, type, and condition of any hazardous materials found
- Risk ratings for each material
- Recommendations for removal or management before demolition proceeds
If asbestos is identified, it must be removed by a licensed asbestos removalist before demolition begins — this is restricted work under NZ law. Class A asbestos (friable) requires a Class A licensed removalist; Class B (non-friable, bonded) requires at minimum a Class B licence. WorkSafe NZ maintains a register of licensed removalists.
Waste from demolition, including hazardous materials, must be disposed of at an approved facility in accordance with your regional council's requirements. BRANZ offers research and guidance on sustainable demolition and waste minimisation practices.
How Much Does a Pre-Demolition Survey Cost?
Costs vary depending on the size and complexity of the building, its age, and the extent of sampling required. As a very rough guide, surveys for a typical residential property can range from a few hundred dollars for a basic inspection up to several thousand dollars for a large or complex building with extensive sampling. Get at least two or three quotes from qualified surveyors.
When to Call a Professional
You should engage a qualified professional for a pre-demolition survey before any demolition work starts — no exceptions. Disturbing asbestos without proper identification and controls is a serious health risk and a legal offence. Penalties under the Health and Safety at Work Act 2015 can be significant for both homeowners and contractors.
If you are planning a demolition project, a reputable demolition contractor will guide you through the survey process and help coordinate licensed asbestos removal if needed. You can find qualified local demolition contractors on tradedirectory.co.nz.
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