Asbestos in older homes: what a survey report means

If your survey report mentions asbestos, it usually means the surveyor has seen materials that could contain asbestos because of the age of the house, not that asbestos has been confirmed. Surveyors do not take samples. Asbestos in good condition and left undisturbed is generally low risk, but if you plan any renovation work you should get the suspect materials tested first.

Key points

• Any UK home built or refurbished before 2000 could contain asbestos.
• Surveyors flag materials that may contain asbestos but do not test them.
• Undisturbed asbestos in good condition is generally considered low risk.
• Get an asbestos survey before renovating, drilling or removing materials.
• Higher risk materials and removal work should be handled by specialists.

Why might an older home contain asbestos?

Asbestos was widely used in UK buildings for its fire resistance, strength and insulating properties, especially from the 1950s to the 1980s. The most hazardous types, blue (crocidolite) and brown (amosite) asbestos, were banned in 1985, and white asbestos (chrysotile) was banned in 1999. That means any house built or refurbished before 2000 could contain asbestos somewhere.

Asbestos is dangerous when fibres are released into the air and breathed in. Diseases linked to asbestos exposure, such as mesothelioma and asbestosis, typically appear decades after exposure. The risk comes mainly from disturbing the material.

Where is asbestos found in homes?

Common places include:

• Textured coatings on ceilings and walls, such as Artex, particularly older applications.
• Floor tiles and the adhesive beneath them, especially older vinyl and thermoplastic tiles.
• Garage and shed roofs made from corrugated asbestos cement sheets.
• Soffits, fascias and rainwater goods made from asbestos cement.
• Water tanks in lofts, made from asbestos cement.
• Flue pipes from boilers and fires.
• Insulating board around boilers, airing cupboards, fire doors and ceilings.
• Pipe lagging and sprayed coatings, more common in older or commercial-style buildings.
• Toilet cisterns, window sills and panels in some properties.

Some of these, such as asbestos cement, contain a relatively low proportion of asbestos bound tightly into the material. Others, such as pipe lagging and insulating board, can release fibres more easily and are higher risk.

What does your survey report mean?

Under the RICS Home Survey Standard, surveyors carrying out a Level 2 Home Survey or Level 3 Building Survey report materials that, based on age and appearance, may contain asbestos. You may see wording such as:

• "The property was built at a time when asbestos was commonly used."
• "Materials that may contain asbestos were seen in the following locations."
• "We recommend you obtain further advice before carrying out any work."

These are standard and responsible statements. They do not mean the surveyor has confirmed asbestos, and they do not necessarily mean the house is unsafe. The surveyor may assign a condition rating to suspected materials that are damaged or deteriorating, particularly if they are in an area likely to be disturbed. Our guide on how to read your survey report explains condition ratings.

Should you get an asbestos survey before buying?

It depends on your plans:

• If you plan to move in without major works, and suspect materials are in good condition and not likely to be disturbed, many buyers choose to note it and deal with it later.
• If you plan to renovate, for example removing ceilings, knocking through walls, replacing a kitchen or flooring, or extending, get an asbestos survey before you start. Ideally get it before exchange so you can factor any removal costs into your offer.
• If suspect materials are damaged, such as broken asbestos cement, crumbling insulation board or damaged textured coatings, get advice sooner.

What types of asbestos survey are there?

The two main types, described in HSE guidance, are:

• Management survey - locates materials that may contain asbestos in the normal use of the building, with samples taken and analysed.
• Refurbishment and demolition survey - a more intrusive survey before major work, which may involve lifting floors and opening up walls in the areas being worked on.

For homeowners, a domestic asbestos survey or targeted sampling of specific materials is often enough. Use a surveyor accredited by UKAS and a UKAS-accredited laboratory for analysis.

What does asbestos removal cost?

Costs vary widely. Removing a small amount of asbestos cement, such as a garage roof or water tank, might cost from a few hundred pounds upwards. Removing textured coatings from ceilings, insulation board or lagging costs more, particularly where licensed contractors are needed. Encapsulating (sealing) materials in good condition can be a cheaper alternative to removal in some cases.

What should you avoid doing before it is tested?

Until suspect materials have been checked, avoid anything that could release fibres:

• Drilling, sanding or scraping textured ceilings and walls.
• Lifting old floor tiles or breaking them up.
• Cutting or breaking asbestos cement sheets, pipes or tanks.
• Pressure washing or walking on asbestos cement garage roofs, which can also be fragile.
• Removing boxing around boilers and pipes in older properties.

If you employ builders, tell them about any suspect materials and share your survey report. Reputable trades should ask about asbestos before starting work on an older property. Homeowners are not under the same formal duty to manage asbestos that applies to non-domestic buildings, but your builders have legal duties to protect themselves and others, and they will need to know what they are working with.

Does asbestos affect mortgages or value?

Asbestos in a typical home rarely affects lending, because it is so common in older properties. It can become an issue if a valuer sees extensive or damaged high-risk materials. In terms of value, the main effect is the cost of removal if you plan to renovate. You can use quotes to renegotiate if removal is needed and not reflected in the price.

Older homes and asbestos

Asbestos is one of several issues that commonly come up in older properties. If you are buying a 1950s to 1980s home, a property with garages and outbuildings, or a house that has been altered over the years, see our guides to roof problems and non-standard construction, as some post-war system-built homes also used asbestos-containing panels.

If you want an independent surveyor to look at the property, get a fixed-price survey booked and we will arrange access with the estate agent.

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