Asbestos survey before demolition in South Florida

The federal rule behind the survey

Asbestos in a demolition falls under the federal NESHAP rule, 40 CFR Part 61, Subpart M. Florida applies it through chapter 62-257 of its administrative code, and Miami-Dade and Broward each run a local program on top.

Two parts of the rule matter on a demolition. For renovation work, a survey is required before anyone disturbs regulated material above 160 sq ft, 260 linear ft or 35 cubic ft. For demolition, the "Notice of Demolition or Asbestos Renovation" has to be filed at least 10 working days before work starts.

The single-family exemption and where it stops

Detached homes with 4 units or fewer sit outside the federal rule. That exemption ends when the house is part of a larger project, when one owner is tearing down several houses on the same site (as when a park clears several mobile homes), or when the building ever had a commercial use.

Local rules can still reach an exempt house. Broward asks for its asbestos statement on every demolition permit, house or not. Miami-Dade's permit page asks for a survey on all demolition projects and on renovations over 160 sq ft, in a section written for commercial buildings. For a detached single-family home the county's position is less clear, so we treat it this way: each city sets its own rules, and we check yours before we start.

Broward: the SRRA and the Certificate of Submittal

Broward's Statement of Responsibilities Regarding Asbestos (SRRA) goes in at least 10 working days ahead, together with the notice, a complete survey and the fee. The demolition notice is required no matter how much regulated material the survey finds.

The SRRA is filed online through the county's ePermits system. The county returns a Certificate of Submittal, and that certificate goes to the city building department with the demolition permit application. The review fee is $100. An owner-occupied home of 4 units or fewer is exempt from the fee but still files the statement. Review time is covered in our guide to demolition timelines.

Miami-Dade: the affidavit and DERM

In Miami-Dade, DERM handles the asbestos side. On the jobs its rules cover, the county asks for its Affidavit for Asbestos Survey and the 10 working day notice before work starts, with a copy of the survey attached to the notice. Every demolition or renovation of a commercial building in the unincorporated county goes through asbestos review and DERM approval. The rest of the paperwork is in our Miami-Dade and Broward permit guide.

Old houses and popcorn ceilings

Popcorn ceilings are what Miami owners ask about most, and nobody can tell by looking. The consultant sends small samples of the suspect materials to a lab, and the report lists what tested positive and where.

Inside a house that stays standing, the 160 sq ft line matters too. Miami-Dade's permit page asks for a survey on renovations over 160 sq ft, and whether that reaches your kitchen or gut depends on the city, which is why we raise it on every interior demolition job in an older home.

Who does what

Florida Statute 469.003 splits the work cleanly. Only a licensed asbestos consultant may do the survey, and only a licensed asbestos contractor may remove the material. We are neither, and we do not remove asbestos. Our part is the scheduling and the demolition after it:

1. We book the survey with a licensed asbestos consultant. It costs $900 per house, added to the demolition price.
2. The consultant walks the house, takes samples and writes the report the permit needs.
3. When the report comes back positive, a licensed abatement contractor removes the material before our excavator arrives.
4. The notice is filed at least 10 working days ahead, and in Broward the SRRA certificate goes with the permit.
5. Once the file is clear, we start the house teardown.

Florida Statute 469.002 has one narrow exception: an owner may remove asbestos from a home of 4 units or fewer that they live in and are not selling or renting, signing the permit personally. It never covers a hired crew without the asbestos license. Miami-Dade's affidavit warns of fines up to $25,000 per day per violation.

Frequently asked questions