Asbestos was used in building materials for decades, and South Florida has plenty of older homes and buildings that may still contain it. Disturbing asbestos during demolition can release fibers into the air, so federal, state and local rules control when a building must be surveyed, when a notice must be filed and when abatement is required before demolition can begin. The rules depend mostly on the type of building, not just its age.
Who needs what
Asbestos rules by building type
| Item | Federal / state requirement | What to expect locally |
|---|---|---|
| Single-family home or building with 4 or fewer units (residential use only) | Generally excluded from the federal asbestos (NESHAP) demolition notice, as long as it was never used commercially and is not part of a larger project. | Counties and cities may still require asbestos paperwork with the demolition permit, such as Broward's Statement of Responsibilities Regarding Asbestos or a city asbestos notification statement in Palm Beach County. |
| Commercial, industrial or institutional building | A thorough asbestos survey is required, and a written notice of demolition must be filed at least 10 working days before work starts, even if no asbestos is found. | The notice goes to the local program that handles asbestos for the county, along with the survey and any applicable fee. |
| Residential building with 5 or more units | Treated like a regulated facility: survey and 10-working-day notice before demolition. | Same local process as commercial buildings. |
| Renovation or interior demolition (not full demolition) | A notice is required when the amount of regulated asbestos to be disturbed meets the thresholds: about 160 square feet, 260 linear feet or 35 cubic feet. | Interior strip-outs in commercial buildings usually start with a survey to find out whether those thresholds apply. |
This is a simplified summary. Exemptions have conditions, and local requirements change, so confirm the current rules for your property with the building department and the county asbestos program.
By county
How it works in Miami-Dade, Broward and Palm Beach
Miami-Dade County
Miami-Dade's Division of Environmental Resources Management (DERM) handles asbestos notices for demolitions in the county and invoices fees on its own local schedule. DERM clearance is also part of most Miami-Dade demolition permits.
Broward County
Broward's environmental (Air Quality) program reviews a Statement of Responsibilities Regarding Asbestos for demolitions, submitted through Broward ePermits. Single-family homes use a simpler version of the form, and the county marks whether a survey is required.
Palm Beach County
The Florida Department of Health in Palm Beach County runs the asbestos program. Many cities, including Boynton Beach, Greenacres, Tequesta, Ocean Ridge and the Town of Palm Beach, also require their own asbestos notification statement with the permit.
Licensed professionals
In Florida, asbestos surveys are performed by licensed asbestos consultants, and removal is performed by licensed asbestos abatement contractors. Your demolition contractor coordinates them as part of the job.
Clearing up a common myth
What the “1981” date really means
It comes from worker safety rules
OSHA presumes that certain materials, such as thermal system insulation and surfacing material in buildings built no later than 1980, contain asbestos unless testing shows otherwise. That rule protects workers. It is not the permit rule.
Newer does not mean asbestos-free
Some asbestos-containing products were still used after 1980. A newer building is less likely to contain asbestos, but age alone does not prove it is clean.
Older does not automatically require a notice
A pre-1981 single-family home is still generally exempt from the federal demolition notice. What it needs depends on the building type and the local permit checklist.
Where it hides
Materials that may contain asbestos in South Florida buildings
Only lab testing can confirm asbestos. These are common materials that surveys check:
Common suspect materials
- Popcorn and textured ceilings
- Vinyl floor tiles and the black mastic beneath them
- Drywall joint compound and wall texture
- Plaster and some stucco finishes
- Roofing felts, shingles and roof coatings
- Pipe, duct and boiler insulation
- Cement (transite) panels, pipes and siding
- Window glazing and caulks
The process
From survey to demolition
Determine what applies
Your contractor checks the building type, use and local checklist to see which asbestos documents the permit needs.
Survey and testing
A licensed asbestos consultant inspects the building and takes samples of suspect materials for lab analysis.
Notice and paperwork
Required statements and notices are filed with the county program, at least 10 working days ahead when a notice applies.
Abatement if needed
If regulated asbestos is found, a licensed abatement contractor removes it under controlled conditions before demolition.
Demolition
Once asbestos requirements are cleared and the permit is issued, demolition proceeds with dust control and proper disposal.
Related
Keep reading
Common questions
Frequently asked questions
Do I need an asbestos survey to demolish a house in Florida?
Single-family homes and residential buildings with four or fewer units are generally excluded from the federal asbestos demolition notice. However, counties and cities can still require asbestos paperwork with the permit, and Broward County reviews an asbestos statement for every demolition. Commercial buildings and residential buildings with five or more units always need a survey and notice.
How far in advance must an asbestos notice be filed?
When a notice is required, it must be submitted at least 10 working days before demolition begins. The notice is required for regulated demolitions even if the survey finds no asbestos.
Are only homes built before 1981 required to be tested for asbestos?
No. The 1981 date comes from OSHA worker-safety rules that presume certain materials in buildings constructed no later than 1980 contain asbestos. Permit and notice requirements depend on the building type and local rules, not just the year it was built.
Who handles asbestos notices in South Florida?
In Miami-Dade, the county's Division of Environmental Resources Management (DERM). In Broward, the county's environmental Air Quality program through Broward ePermits. In Palm Beach County, the Florida Department of Health in Palm Beach County.
What happens if asbestos is found before demolition?
A licensed asbestos abatement contractor must remove the regulated material before demolition. This adds time and cost, but skipping it can lead to stop-work orders and penalties for both the owner and the contractor.
This guide is general information, not legal or environmental advice. Asbestos requirements depend on the building, its use and the jurisdiction. Confirm current requirements with the local building department and the county asbestos program.