Asbestos in South Florida Homes: What to Do Before Demolition (2026)

If you own an older home in South Florida, asbestos is a reality you have to face before any residential demolition can begin. In Fort Lauderdale, Miami and throughout the region, building departments will not issue a demolition permit without proof of an asbestos survey. At South Florida Demolition Services, we’ve been managing this process for over 30 years. Here is what you need to know about asbestos before you start your demo project.

Why Asbestos Matters

Asbestos was a “miracle” building material used from the 1920s through the mid-1980s because of its incredible heat resistance and durability. You’ll find it in everything from floor tiles and drywall to roofing shingles and pipe insulation.

The problem starts when you break these materials. Demolition creates dust, and if that dust contains asbestos fibers, it becomes a major health hazard. When inhaled, these microscopic fibers can cause lung cancer and mesothelioma. Because of this, the Florida Department of Environmental Protection (DEP) and local county agencies have strict rules about how it’s handled.

The Asbestos Survey: Your First Step

Before any structural demolition can begin, you must hire a licensed Asbestos Consultant to perform a survey. This is a requirement for any commercial structure and for most residential structures in Broward and Miami-Dade counties (especially if the home was built before 1985). This applies equally to older homes in West Palm Beach and throughout Palm Beach County.

What happens during a survey?

The inspector will walk through the property and take small “bulk samples” of any materials that might contain asbestos. This includes:

Drywall and joint compound (the most common source).
Vinyl floor tiles and the adhesive (mastic) used to stick them down.
Popcorn ceilings and textured wall finishes.
Roofing felt and shingles.
Insulation around old pipes or water heaters.

These samples are sent to a lab for analysis. If the samples contain more than 1% asbestos, the material is classified as Asbestos-Containing Material (ACM).

Asbestos Abatement: The Removal Process

If your survey comes back positive for ACM, you can’t just knock the house down. You must have the asbestos removed by a licensed Asbestos Abatement Contractor before the demolition crew arrives.

The Abatement Steps:

Notification: The contractor must file a “Notice of Asbestos Renovation or Demolition” with the Florida DEP at least 10 business days before work begins.
Containment: The area is sealed off with heavy plastic sheeting and “negative air” machines are used to make sure no dust escapes.
Wet Removal: The asbestos is kept wet during removal to prevent fibers from becoming airborne.
Disposal: The ACM is placed in specially labeled, leak-tight containers and hauled to a licensed hazardous waste landfill.
Clearance: Once the removal is done, a third-party consultant performs a final air test to make sure the site is clean. They will issue a “Clearance Letter” which is required to close out your abatement and start your demo.

Common Asbestos Myths in South Florida

”My house is too small to need a survey.”

False. In Broward and Miami-Dade, the rules apply to almost all structures scheduled for demolition. Even a small guest house or a detached garage can require a survey if it’s old enough.

”I can just remove the popcorn ceiling myself.”

Highly discouraged and often illegal if you’re planning a permitted demolition. If you remove asbestos yourself and don’t dispose of it properly, you can face massive environmental fines. Furthermore, you’re putting your health and the health of your neighbors at risk.

”Demolition contractors handle the asbestos.”

We coordinate the process, but as a demo contractor, we don’t physically remove the asbestos. Florida law requires the removal to be done by a specialized, licensed abatement firm to prevent a conflict of interest. We work with several trusted partners in Fort Lauderdale and Miami to make sure this step is handled right.

Cost and Timeline

How much does it cost?

The total cost depends on the size of the structure and how much ACM is found. The asbestos survey is billed separately by the licensed inspector. If abatement is required, the scope and cost are determined by the volume and type of material — a small floor tile job costs far less than a full roofing abatement. Contact us for a referral to a trusted abatement partner in Fort Lauderdale or Miami.

How does it affect the schedule?

The 10-day DEP notification period is the biggest factor. You should budget at least 3 to 4 weeks for the survey, notification and removal process before the heavy machinery can mobilization.

Why Work With South Florida Demolition?

We’ve been “Building Trust Through Service” since 1992. We know the rules and we know how to keep your project moving. We handle the coordination between the consultants, the abatement teams and the city inspectors so you don’t have to.

Call 954-853-4293 or [Get a Free Estimate] to schedule your site walk and asbestos check.

FAQ: Asbestos and Demolition

Q: Do new homes have asbestos? A: Rarely. Materials containing asbestos were mostly phased out by the mid-1980s. However, some imported building materials can still contain small amounts, which is why surveys are often still required for newer commercial builds.

Q: What is “friable” vs. “non-friable” asbestos? A: Friable asbestos can be crumbled by hand and becomes airborne easily (like pipe insulation). Non-friable asbestos is bound in a hard material (like floor tiles). Friable asbestos is much more dangerous and expensive to remove.

Q: Can I just leave the asbestos if I’m not tearing the whole house down? A: If the material is in good condition and won’t be disturbed by your renovation, it can often stay. But if you’re demolishing the structure, it must come out.

Q: Where does the asbestos go? A: It is hauled to specialized landfills licensed to handle hazardous waste. It is buried and mapped so it won’t be disturbed in the future.