Eastern Suburbs · AS 3660.1
Under-slab and perimeter barrier work for Eastlakes 2018 builds near the ponds of The Lakes Golf Club and Eastlake Golf Course, on ground once known as the Botany Swamps.
Quick answer
Yes. Eastlakes sits in a recognised termite-prone area, so a termite management system is compulsory for new homes and apartment buildings here. Collars and any membrane go in to AS 3660.1 before the concrete is poured, not afterwards. Your certifier then needs two records to sign off the Occupation Certificate: a durable notice sitting inside the meter box, and a formal installation certificate for the completed system.
Termite barriers in Eastlakes
Eastlakes is a small Bayside Council suburb about 5.9 km south of the CBD in postcode 2018, built largely in the 1960s after the former Rosebery Racecourse was sold off for apartment blocks and a shopping centre. The land was once called the Botany Swamps and served as one of Sydney's early water supplies, and ponds from that system remain today inside The Lakes Golf Club and Eastlake Golf Course. New work in the suburb is mostly redevelopment of ageing 1960s walk-ups, along with the staged rebuild of the shopping centre precinct.
Ground that was once swamp and is still bordered by golf course water bodies behaves differently to a dry inland block, and that matters when a barrier is being detailed. Moist, low-lying soil can support termite activity close to the surface, and any new slab going in near the golf courses or the old pond lines needs its collars and perimeter fitted with that dampness in mind rather than treated as a standard dry-block install. Apartment redevelopment on tight, shared sites adds another layer of planning around party walls and shared basements.
Reviewed by Ismail, founder · Eastern Suburbs coverage · Updated September 2026 · More Eastern Suburbs suburbs
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Local conditions
Eastlakes carries three site conditions worth understanding before a barrier goes in.
Much of Eastlakes sits on land that was swamp before it was drained for the water supply system, and pockets of that damp, low-lying ground remain. Moist soil close to a slab edge is exactly where subterranean termites forage most actively.
The Lakes Golf Club and Eastlake Golf Course keep large areas of turf watered year-round, and the ponds left over from the old water supply add to it. Blocks near either course get a full perimeter rather than a partial strip.
Many of the apartment blocks going up now replace 1960s originals, and demolition can leave buried footings, old plumbing runs and disturbed soil that a new slab sits directly on top of, all of which needs checking before the barrier goes in.
What we install here
Our Eastlakes work is mostly apartment redevelopment and knockdown rebuilds rather than greenfield building, reflecting how little vacant land is left in the suburb. We fit collars and perimeter or under-slab systems matched to raft and waffle pod slabs, and on multi-dwelling sites we plan around the penetration count for plumbing and services shared across the block. Visits are staged to the plumber's rough-in and the pour date set by the builder.
Local knowledge
Elalamein Park and The Australian Golf Club sit close to most Eastlakes streets, with Gunyama Park Aquatic and Recreation Centre a little further north. Builds near either golf course or the older pond lines get the closest attention to perimeter coverage, since that is where the ground holds moisture longest and termite activity is most likely to concentrate close to a new slab.
Bayside Council also certifies the redevelopments and new builds going up in Eastlakes. Two records need to reach them before the Occupation Certificate follows: a durable notice for the meter box, and a signed installation certificate covering the products fitted and the areas they protect. We have both ready within days of finishing the install, along with data sheets for every product used.
Eastlakes at a glance
| Suburb | Eastlakes, NSW 2018 |
|---|---|
| District | Eastern Suburbs |
| Distance from Sydney CBD | 5.9 km south |
| Certifying council | Bayside Council |
| Standard applied | AS 3660.1 termite management systems |
| Installed | Before the slab pour, then staged through the build |
| Documents supplied | Installation certificate and durable notice |
| Typical builds covered | New homes, knockdown rebuilds, granny flats, duplexes, townhouses |
Systems we install
Every photo below is from one of our own Sydney jobs. We look at your slab design, site and budget, then recommend a system or a combination.
01A termite-resistant sheet laid over the whole prepared footprint before concreting, so termites can't come up through the slab anywhere.
02A sealed collar on every pipe, conduit and service that passes through the slab. These gaps are the most common hidden way in.
03Protection at the slab edge and into the wall cavity, which stops termites building hidden tunnels up the outside of the slab.
04An APVMA-registered termiticide zone in the soil, with an optional pipe network under paving so it can be recharged later without digging.
05Barriers for bearers, piers and raised timber floors on sloping or elevated blocks, where there's no slab to protect.
06Detailing for sandstone cuts, block retaining walls, step-downs and cut-and-fill sites, which are common across Sydney.
Why during construction
A retrofit can only treat around a finished house. A pre-construction system protects the parts nobody will ever be able to reach again.
A barrier put in during the build costs a fraction of a post-construction system, and far less than repairing termite damage.
New houses (Class 1) and outbuildings (Class 10) with termite-susceptible framing need a compliant termite management system.
Pipe penetrations and slab joints can only be fully protected while they're still open, before the concrete goes in.
An under-slab system covers ground that no treatment from outside the finished house can ever reach.
Your certifier needs the certificate and durable notice before issuing the Occupation Certificate. We supply both together.
Documented, compliant protection gives buyers, building inspectors and lenders confidence when the home is sold.
Installation stages
A termite barrier isn't a single visit. Each part goes in when the site is ready for it, and we fit around your plumber, concreter and bricklayer.
Send your plans and slab details. We recommend a system and give you one fixed price that covers every stage.
Collars go on every service once the plumber has set out, then the membrane or soil treatment is installed across the prepared site.
Perimeter and cavity protection is fitted as the brickwork or cladding goes up, so there's no unprotected gap at the slab edge.
Where it's specified, the chemical perimeter or reticulation system is completed around the building before paths and gardens go in.
A durable notice goes in the meter box, and the installation certificate goes to your builder and certifier.
The owner gets simple care instructions and an inspection schedule so the system keeps doing its job for years.
Compare systems
Both can meet AS 3660.1. The best choice depends on your slab type, what surrounds the house and how much ongoing upkeep the owner wants.
Physical protection
Entry-point protection
Soil protection
Top-up protection
Most of the Sydney builds we work on use a combination: physical collars on every penetration plus a physical or chemical perimeter.
For builders & developers
Builders, developers and owner-builders get a fixed quote from plans, a technician who turns up when the site is ready, and paperwork that never holds up sign-off.
Consistent pricing across lots, one point of contact and a full document set for every dwelling.
Missing durable notices and unclear install records are a common reason Occupation Certificates get held up. We hand everything over together so your certifier has it all in one go.
Paperwork
A complete document set for the builder, the certifier and every future owner of the property.
A permanent notice in the meter box showing the system, install date, installer, any chemical's life expectancy and inspection advice.
For: certifier, owner, future owners
Written confirmation of the system and products used, the areas protected and our licence details.
For: builder, certifier, owner
Details of the physical system or termiticide installed, including safety data sheets for any chemicals.
For: builder, owner
How to keep the system working, plus the recommended inspection frequency under AS 3660.2.
For: homeowner
From real jobs
Photos from our own Sydney sites, not stock images. Tap any photo to see it larger.
Membrane barrier across a large residential slab
Barrier work on a Sydney Harbour site
Installation through sandstone excavation
Perimeter barrier and sleeves on a new slab
Waffle pod formwork with collared penetrations
Membrane detailed against a retaining wall
Membrane sealed around a column
Protected slab edge with collar in place
Collared penetrations before the pour
Perimeter barrier on a completed slab edge
Pipe penetrations sealed into the membrane
Collars fixed through mesh before concreting
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Pricing
Every build is different, so we don't guess. We price from your plans and give you one fixed written quote. Quoting is free.
After handover
A barrier only works while it stays intact and visible. Pass these on to the owner.
Free fixed quote
Tell us about your build and get a clear, fixed price, fast. We usually reply within 30 minutes during business hours.
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Eastlakes questions
Still unsure? Call and talk it through with a licensed technician.
+61 450 515 215It affects how carefully the perimeter is detailed rather than which standard applies. Damp ground near irrigated turf and old pond lines can support active termite foraging close to the surface, so we pay particular attention to slab edges and penetrations on blocks near either golf course, checking drainage falls as closely as the barrier material itself.
We look at what demolition has left behind, since old footings, plumbing and disturbed soil can all affect where termites are active on the site. That assessment informs whether soil treatment is recommended alongside the physical collars and under-slab system before the new pour, and we factor the shared boundary with neighbouring blocks into the same review.
Every penetration across the shared slab gets its own collar, and the perimeter runs without a break around the whole building footprint rather than stopping at a unit line. Scheduling is built around the plumber's rough-in for the whole site so the barrier visit lines up with one pour rather than several separate ones across different stages of the build.
In most cases, yes. The National Construction Code requires a termite management system for new houses and outbuildings in termite-prone areas where the primary building elements can be damaged by termites. Sydney is termite-prone, so the system is installed to AS 3660.1 and your certifier asks for the installation certificate and durable notice before the Occupation Certificate is issued.
It depends on slab area, perimeter length, the number of pipe penetrations, the system chosen, site complexity and how many visits the build needs. Send us the plans and we return one fixed written quote covering every stage. Quoting is free.
Nearby
Same crew, same staging and the same certifier-ready paperwork, right across the Eastern Suburbs.
Service areas
From the Eastern Suburbs and Inner West to the Hills, the Shire and the western growth corridors. Every suburb has its own page with the local ground conditions, the council that certifies the work and the questions builders there ask us.
Slab pour coming up?
Send us your plans today for a fixed quote, or call and talk to a licensed technician about your site.
