If you’re buying a home in Pukekohe or the wider Franklin district, asbestos should be on your radar. New Zealand banned the import of asbestos products in 1984, and its use was largely phased out by the late 1980s — but any home built or renovated before 2000 could still contain asbestos materials.
In a district where housing stock ranges from early farming cottages and state houses through to 1970s group-built homes in subdivisions like Buckland and Puni, the chances of encountering asbestos in some form are significant.
Asbestos isn’t dangerous when it’s intact and undisturbed. The risk comes when materials containing asbestos are damaged, weathered, or disturbed during renovation — releasing microscopic fibres that, when inhaled, can cause serious diseases including asbestosis, lung cancer, and mesothelioma. For property buyers, knowing where asbestos hides and what to do about it is essential before committing to a purchase.
Asbestos was valued for its fire resistance, durability, and insulating properties, which made it a versatile building material. In the Franklin district, the most common forms we encounter during building inspections are textured ceilings, asbestos cement products, and vinyl floor coverings.
Textured ceilings — often called “popcorn” or “stipple” ceilings, and sold under trade names like Glamatex and Whisper — were a popular alternative to plaster stopping from the 1960s through the 1980s. Many Pukekohe homes from this era still have them. While the asbestos content is typically low (between 1% and 5% chrysotile), the material becomes hazardous when it flakes or is sanded during renovation.
Asbestos cement sheet products were used extensively across New Zealand for roofing, exterior cladding, eaves, gables, and fencing. The group housing developments that spread through Pukekohe, Tuakau, and surrounding towns during the 1960s and 1970s — including Neil Housing and Universal Homes builds — were frequently clad in asbestos cement. Super Six roofing, Fibrolite cladding, and asbestos cement fences remain common across the district.
Less visible but equally important are vinyl floor tiles and backing, pipe lagging around older hot water systems, electrical switchboard backing, and even some old putty compounds around window glazing. During a first home inspection in Pukekohe, our inspectors pay close attention to these areas.
Franklin’s housing stock tells the story of the district’s growth. The older homes clustered around Pukekohe Hill and the town centre date back to the early twentieth century, when the area was a thriving market gardening region. Many of these homes were built with native timber framing and have been modified multiple times over the decades — each modification potentially introducing asbestos materials that were standard at the time.
The 1960s and 1970s saw substantial residential development across Pukekohe, Waiuku, and Tuakau, much of it using the group housing model. These homes were built quickly and economically, with asbestos cement products forming a core part of the building envelope. While many have since been reclad or reroofed, it’s not uncommon for asbestos materials to remain in eaves, internal linings, or subfloor areas that weren’t included in the upgrade.
More recent subdivisions in areas like Paerata, Karaka, and the growth corridor toward Drury are built with modern materials and don’t carry asbestos risk. However, buyers looking at established properties in the district — and Franklin has many attractive character homes — need to factor asbestos into their due diligence.
A standard pre-purchase building inspection doesn’t include laboratory testing for asbestos, but an experienced inspector knows where to look and what materials are likely to contain it. Our inspectors flag suspect materials in the report and recommend professional asbestos testing where appropriate. This gives buyers the information they need to make an informed decision or negotiate the purchase price.
Under the Health and Safety at Work (Asbestos) Regulations 2016, any building constructed or renovated before 2000 must be checked for asbestos before demolition, refurbishment, or significant maintenance work is carried out. If you’re planning to renovate a Pukekohe property after purchase, this legal requirement applies to you — and having asbestos identified at the inspection stage saves you from expensive surprises during the consent process.
The presence of asbestos doesn’t necessarily mean a property is a bad buy. Asbestos cement products in good condition — painted, sealed, and undamaged — can be safely left in place. This approach, known as encapsulation, is often the most practical and cost-effective management strategy. What matters is knowing where asbestos is, what condition it’s in, and what it will cost to manage or remove if your plans involve disturbing it.
If your building inspection identifies asbestos-containing materials, you have several options depending on the condition and your renovation plans. Materials in good condition can be left undisturbed and managed through regular monitoring — checking for damage, keeping surfaces painted, and avoiding any work that could release fibres.
Where removal is necessary, New Zealand regulations require that most asbestos work be carried out by a WorkSafe-licensed removalist. Friable asbestos — material that crumbles easily and releases fibres readily — must always be removed by a Class A licensed operator. Non-friable asbestos cement products can sometimes be removed by a Class B operator or, in limited circumstances, by homeowners, provided strict safety procedures are followed. Disposal must be through an approved facility; putting asbestos waste in household rubbish is illegal.
For buyers considering older properties in Franklin, particularly those planning renovations, understanding the asbestos picture before you commit is one of the smartest investments you can make. Combined with a thorough assessment of the property’s overall condition — including the construction materials used throughout — and an understanding of any rural property considerations that apply, you’ll be well-positioned to make a confident decision.
Alert Building Inspection Services provides comprehensive building reports across Pukekohe, Franklin, Auckland, and New Zealand. Trust our expert inspectors to give you clarity and confidence in your property decisions. For professional pre purchase building inspection services and expert advice, visit our website. You can also read more articles like this on our blog.
S.M. says:
so are the inspectors actually trained to spot this stuff or are we just hoping? seems like half the dodgy properties out there aren’t getting flagged properly…