Finding your ideal home can be exciting – but if it’s an older property, there’s a chance asbestos may be present. While the word often sparks concern, asbestos doesn’t have to derail your purchase. With the right guidance, it’s a manageable issue that can be dealt with safely and sensibly.
Why asbestos is still common in UK homes
Asbestos was widely used in UK construction until it was banned in 1999. Homes built or refurbished between the 1950s and 1980s are most likely to contain materials that include it. Knowing what to look for and when to seek professional advice helps buyers make informed, confident decisions.
““Asbestos is something we encounter regularly during surveys,” explains David Clifford-Smith MSc MRICS, Chartered Building Surveyor and Director at Cheke & Co. “It’s not something to panic about but it’s important to be aware of it. Whether you’re buying your first home or investing in an older property, it’s important to consult experts who are aware where asbestos may be present and if there is a need to undertake testing.”
Where asbestos may be found
Asbestos was used in hundreds of building materials. It’s often found in:
- Textured coatings (e.g., Artex on ceilings or walls)
- Vinyl floor tiles and adhesives
- Roof sheets, soffits, and guttering
- Pipe insulation and boiler lagging
- Cement panels behind fires or baths
- Partition walls, ducting, and fuse boards
Cheke & Co’s surveyors are trained to recognise signs of asbestos-containing materials during a RICS Home Survey and will recommend further investigation if necessary.
Understanding the real risk
Asbestos poses little danger when intact and undisturbed. Problems typically arise during renovations involving cutting, drilling, or sanding. A professional asbestos survey, arranged after your building survey, can confirm whether materials are safe to leave in place or need removal by licensed specialists.
How a RICS Home Survey can help
Commissioning a RICS-accredited Home Survey is the most reliable way to identify potential asbestos before buying. Your surveyor will:
- Point out materials likely to contain asbestos
- Recommend testing if appropriate
- Explain any safety considerations
- Advise when specialist sampling is required and clarify that a licensed contractor must test and provide any associated cost estimates
This insight allows buyers to make fully informed decisions and avoid surprises once they move in.
Planning renovations? Test for asbestos first
Before carrying out any cosmetic or structural work, it’s vital to check for asbestos. Qualified contractors can take samples safely and provide management or removal recommendations. Surveyors such as Cheke & Co can advise on the right type of testing and connect you with trusted professionals.
Managing asbestos, not removing
If asbestos is in good condition and unlikely to be disturbed, it can often remain safely in place. Your surveyor will confirm whether monitoring or sealing is sufficient or if removal is required.
Budgeting and negotiation
If asbestos is discovered, your surveyor can help you understand the potential financial impact from removal costs to repair options, so you can budget effectively or renegotiate the purchase price. Having this knowledge upfront avoids delays and unexpected expenses later.
Always use licensed specialists
Asbestos removal must only be carried out by licensed contractors who follow strict safety standards. Attempting to remove or dispose of asbestos yourself is not only unsafe but illegal in many situations.
Protecting your property with expert advice
Choosing an experienced, RICS-regulated surveyor ensures you receive:
- A detailed Home Survey highlighting possible asbestos materials
- Independent, practical recommendations for next steps
- Referrals to reputable testing and management specialists
- Clear, professional reporting to support your buying decision
Cheke & Co’s team of Chartered Building Surveyors provides reliable guidance to help you buy with confidence and protect both your health and your investment.
Frequently Asked Questions about asbestos
What does asbestos do to humans?
When inhaled, asbestos fibres can lodge in the lungs and pleural lining, causing scarring (asbestosis), lung cancer and the usually fatal cancer Mesothelioma.
Can you live in a house with asbestos in the UK?
Yes, if the asbestos-containing materials are in good condition, undisturbed and managed properly, they pose very little immediate risk to the occupants. However, if you plan to renovate or disturb those materials, a professional survey is strongly advised.
Cheke & Co’s building survey services can help you determine whether asbestos is present and advise whether it can safely remain in place or requires specialist investigation.
How can I tell if I have asbestos?
You cannot reliably identify asbestos by sight alone. The only way to confirm its presence is through professional inspection and laboratory testing.
Cheke & Co’s surveyors are trained to spot likely asbestos-containing materials during a RICS home survey and can recommend further testing if needed.
How to identify asbestos floor tiles?
Floor tiles that may contain asbestos are typically those laid before the 1980s, often vinyl tiles with backing adhesives and bitumen underlays. Since the fibres or specific product markings are not visible, the best course is to have a sample taken for testing by a UKAS-accredited laboratory.
Cheke & Co’s surveyors can highlight flooring that may contain asbestos and advise when specialist sampling is needed, directing you to licensed contractors who can carry out the testing and provide any cost estimates.
Why is asbestos dangerous?
Asbestos is dangerous because when its fibres are released into the air and inhaled, they can cause serious and often fatal diseases such as mesothelioma, lung cancer and asbestosis – typically many years after exposure. The risk increases if the material is damaged or disturbed.
What does asbestos look like?
Visually, asbestos fibres themselves are microscopic and cannot be identified by the naked eye. Many asbestos-containing materials look like ordinary building board, pipe lagging or ceiling coatings. Colour indicators (white, brown, blue) relate to types of asbestos, but do not guarantee that a material contains asbestos.
How many common types of asbestos are there?
In the UK there are six recognised mineral types of asbestos, divided into serpentine (e.g., chrysotile) and amphibole families (e.g., crocidolite and amosite). The three most commonly used types are white (chrysotile), brown (amosite), and blue (crocidolite).
Why was asbestos used?
Asbestos was widely used in building and industrial materials because it is heat-resistant, fire-retardant, strong, and chemically resistant. These properties made it attractive for insulation, roofing, flooring, fire-protection boards and many other construction components.
What does asbestos look like on walls?
On walls, asbestos-containing material may appear as textured coatings (such as “Artex”), insulating board panels, or fire-resistant boards – none of which visibly show asbestos fibres. Because you cannot reliably see the fibres, if a wall panel or coating looks old and suspect (especially pre-1990s) it should be treated as potentially containing asbestos and tested.
How much is an asbestos survey?
In the UK, a domestic asbestos management or refurbishment survey typically costs around £165 to £500, depending on property size, survey type and number of samples. More complex or intrusive surveys (e.g., for major renovation or commercial property) may cost significantly more.