What Is Asbestos?
Asbestos is a naturally occurring fibrous mineral with excellent fire resistance and insulating properties. It was extensively used in UK construction from the 1950s through to the late 1990s. In 1999, the use of all asbestos-containing products was banned in the UK.
When asbestos-containing materials (ACMs) are in good condition and undisturbed, they generally pose no health risk. The danger arises when ACMs are disturbed — drilling, cutting, sanding, or demolishing — which releases microscopic fibres into the air. Inhaled asbestos fibres can cause serious diseases including mesothelioma, asbestosis, and lung cancer, often with a latency period of 20–40 years.
Where Is Asbestos Found in London Homes?
Pre-2000 properties may contain ACMs in many locations. The most common include:
- Artex and textured coatings: A very common material in London properties from the 1970s–1990s, used on ceilings and walls
- Floor tiles: Vinyl floor tiles, particularly 9" × 9" tiles from the 1960s–1970s, often contain chrysotile asbestos
- Floor tile adhesive: The black mastic adhesive used under vinyl tiles frequently contains asbestos
- Pipe lagging: Insulation on old hot water pipes and central heating pipes
- Ceiling tiles: Suspended or glued ceiling tiles from the 1960s–1980s
- Soffit boards: External fascia and soffit boards on 1970s–1990s properties
- Roof sheets: Corrugated cement roofing on garages and outbuildings
- Insulation: Behind storage heater panels and around boiler flues in older properties
- Gaskets and rope seals: In older boilers and central heating systems
When Is an Asbestos Survey Required?
For Domestic Properties
There is no legal requirement for domestic homeowners to commission an asbestos survey before renovation works. However:
- Any contractor working in a building where ACMs might be disturbed has a duty under the Control of Asbestos Regulations 2012 to avoid disturbing asbestos until its presence has been ruled out or it has been safely removed
- Many professional contractors will not carry out certain works (particularly stripping plaster, removing artex, or demolishing ceilings) without an asbestos survey first
- If ACMs are disturbed accidentally, the contractor must stop work and arrange safe management or removal
For Commercial Property (Including HMOs)
If a property is commercial, or qualifies as a "non-domestic premises" under the regulations, the duty holder is legally required to manage asbestos — which includes surveying and maintaining a register.
Types of Survey
Management Survey (formerly Type 2)
A visual inspection to identify potentially accessible ACMs likely to be disturbed during normal occupation. Suitable for occupied buildings where no major refurbishment is planned. Samples are taken from suspected ACMs.
Refurbishment and Demolition Survey (formerly Type 3)
A destructive survey to locate all ACMs before any refurbishment or demolition. Required before a full renovation, strip-out, or demolition. More intrusive — involves opening up wall linings, lifting floor tiles, etc.
For a full London renovation: a Refurbishment and Demolition Survey is the appropriate type.
Cost
| Survey Type | Approximate Cost (3-bed house) |
|---|---|
| Management Survey | £250–£500 |
| Refurbishment and Demolition Survey | £400–£900 |
Asbestos Removal
If ACMs are found that need to be removed or disturbed, the removal must be carried out by a licensed asbestos removal contractor (licensed by the Health and Safety Executive) for notifiable work, or by a competent non-licensed contractor for lower-risk materials.
After removal, a clearance certificate is issued following air monitoring and visual inspection.
Cost: Asbestos removal costs vary enormously depending on the type and extent of material. Removing artex ceilings in a whole house might cost £2,000–£8,000+. Removing pipe lagging or insulation board requires specialist work and can cost £1,000–£5,000+ per job.
Notifiable vs. Non-Notifiable Work
Some asbestos work is non-notifiable (lower risk, carried out by a competent person without HSE notification): examples include undamaged floor tiles in good condition.
Most higher-risk removals are notifiable — the contractor must notify the HSE at least 14 days before work starts.
RCB Design & Build
RCB commissions asbestos surveys at the pre-construction stage for all pre-2000 properties before refurbishment works begin. We coordinate licensed removal where required and ensure the programme accounts for the survey and any necessary removal before other trades can commence.