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Do You Need an Asbestos Survey When Buying a House?
An asbestos survey when buying a house can provide valuable information about potentially hazardous materials before you commit to a property. It is particularly worth considering when purchasing an older home, planning renovation work or where a building survey has identified materials that could contain asbestos.
The Short Answer
You do not automatically need an asbestos survey when buying a house, but one can be particularly useful if the property was built or refurbished before 2000, if suspected asbestos-containing materials have been identified or if you intend to renovate after completing the purchase. A specialist asbestos survey can help establish whether asbestos is present, its location and its condition.
Buying a property involves a considerable amount of investigation.
Your mortgage lender may require a valuation, you may commission a building survey and searches will be carried out by your solicitor or conveyancer.
However, many buyers understandably assume that these checks will also tell them conclusively whether a property contains asbestos.
That is not necessarily the case.
Asbestos was used extensively in UK construction and can still be present in residential and commercial buildings that were built or refurbished before the year 2000.
This does not automatically make an older property unsafe or mean that asbestos needs to be removed.
It does, however, mean that prospective purchasers may want to understand what materials are present before buying the property, particularly where renovations are planned.
When Is an Asbestos Survey When Buying a House Worth Considering?
- The property was built or refurbished before 2000.
- Your building survey mentions possible asbestos-containing materials.
- The house has an older garage, shed or outbuilding with cement roofing.
- There are textured coatings, old floor tiles, insulating boards or other suspect materials.
- You intend to renovate or alter the property after purchasing it.
- Areas of the building are damaged or deteriorating.
- You want greater certainty before exchanging contracts or beginning building work.
Why Can Older Houses Contain Asbestos?
Asbestos was widely incorporated into construction materials because of properties including heat resistance, fire resistance and durability.
It could be found in numerous areas of a building rather than one particular product.
According to the Health and Safety Executive guidance on where asbestos can occur in buildings, asbestos may be found in residential and industrial buildings built or refurbished before 2000.
Potential asbestos-containing materials can therefore sometimes remain in perfectly ordinary-looking houses decades after they were originally installed.
Textured Coatings
Older textured wall and ceiling coatings may contain asbestos. It is generally not possible to determine asbestos content simply from appearance.
Floor Tiles
Certain older thermoplastic and vinyl floor tiles, together with associated adhesives and backing materials, can contain asbestos.
Asbestos Insulating Board
AIB was used for applications including partition walls, ceiling panels, fire protection and boxing around services.
Cement Roofing
Corrugated asbestos cement sheets were commonly used on garages, sheds, agricultural buildings and some commercial structures.
Pipe & Boiler Insulation
Asbestos was historically used for thermal insulation around heating systems, pipework and other equipment.
Soffits, Panels & Other Products
Asbestos-containing materials can occur in many less obvious locations including soffits, panels, ducts, flues and other building components.
Will a Normal House Survey Identify Asbestos?
A general building survey may alert you to materials that the surveyor suspects could contain asbestos.
However, identifying a suspect material is different from confirming whether asbestos is actually present.
Asbestos fibres are microscopic, and many asbestos-containing products look similar to materials that contain no asbestos at all.
Laboratory analysis of a representative sample is normally required to establish whether a suspect material contains asbestos.
KD Asbestos provides professional asbestos testing alongside comprehensive asbestos survey services.
KD Asbestos Advice
Do Not Rely on Appearance Alone
A material being old, grey, fibrous or corrugated does not prove that it contains asbestos. Equally, a material looking perfectly normal does not establish that it is asbestos-free. Where confirmation is required, professional sampling and laboratory analysis provide a much more reliable answer.
What Does an Asbestos Survey Check?
The scope of an asbestos survey will depend on the property and the reason the inspection is being undertaken.
Generally, the objective is to identify materials that contain or are presumed to contain asbestos and record important information about them.
This can include:
- The location of suspected or confirmed asbestos-containing materials.
- The type of material involved.
- Its approximate extent or quantity.
- The condition of the material.
- Whether the material appears damaged or deteriorated.
- The likelihood of the material being disturbed.
- Recommended actions for managing the material safely.
Where samples are required, these can be analysed to determine whether asbestos fibres are present.
Does Finding Asbestos Mean You Should Not Buy the House?
No.
The presence of asbestos does not automatically mean that a property is unsafe or that you should withdraw from the purchase.
Many UK properties contain asbestos-containing materials which remain undisturbed and are managed safely.
The important factors include what type of material is present, where it is located, what condition it is in and whether it is likely to be disturbed.
For example, an intact asbestos-containing material in an inaccessible area may present a very different situation from badly damaged material in an area scheduled for refurbishment.
Finding asbestos before purchasing a property can actually be useful because it gives you more information on which to base your decision.
Does Asbestos Always Have to Be Removed?
No.
Depending on the type and condition of the material, removal may not always be the most appropriate option.
Asbestos-containing materials that are in good condition and unlikely to be disturbed can sometimes be safely managed in place.
In other circumstances, asbestos encapsulation can be used to protect and seal suitable asbestos-containing materials.
Where material is damaged, deteriorating, vulnerable to disturbance or located within an area where work is planned, professional asbestos removal may be recommended.
The correct approach should be determined by the circumstances rather than assuming that every asbestos-containing material must immediately be removed.
Identify Suspect Materials
An inspection can identify building materials which may contain asbestos and determine whether further investigation is necessary.
Take Samples Where Required
Representative samples of suspect materials can be carefully collected for analysis.
Laboratory Testing
Samples are analysed to establish whether asbestos fibres are present and help identify the material concerned.
Decide the Appropriate Action
Depending on the location, condition and future plans for the property, the asbestos may be managed, encapsulated or removed.
What If You Are Planning Renovation Work?
This is one of the most important reasons to investigate asbestos before or soon after purchasing an older property.
Materials that remain undisturbed can become a completely different risk when renovation starts.
Building work such as drilling, sanding, cutting, removing ceilings, taking down walls, replacing flooring or altering services can disturb previously hidden asbestos-containing materials.
For commercial and non-domestic premises, specific duties apply under the Control of Asbestos Regulations 2012.
Appropriate investigation should therefore take place before work begins where asbestos may be disturbed.
For domestic homeowners, although the legal responsibilities are different, identifying suspect materials before beginning disruptive renovation work remains extremely important for protecting occupants and tradespeople.
What Happens If the Survey Finds Asbestos?
Finding asbestos does not necessarily mean that extensive removal work will be required.
The survey findings should allow the material to be assessed according to factors including its type, condition, location and likelihood of disturbance.
Possible recommendations may include:
- Leaving suitable material undisturbed and monitoring its condition.
- Protecting or encapsulating the material.
- Restricting access to particular areas.
- Removing asbestos before refurbishment work.
- Removing damaged or deteriorating material.
- Arranging additional investigation where hidden materials may be affected by future work.
Having this information before refurbishment begins can reduce the likelihood of contractors unexpectedly encountering asbestos once work is underway.
Can an Asbestos Survey Help When Negotiating a Property Purchase?
Potentially.
A professional survey gives you factual information about the property rather than requiring you to make assumptions about suspect materials.
If asbestos is identified and remedial work is recommended, you can establish what that work is likely to involve before completing the purchase.
This allows you to consider any potential future costs as part of your overall assessment of the property.
It can also help you plan renovation work more accurately because contractors can be informed about known asbestos-containing materials before work begins.
Should You Test Just One Suspect Material Instead?
Sometimes a full survey is unnecessary if you simply need to establish whether one particular material contains asbestos.
For example, you may have been advised that a garage roof, textured ceiling or floor tile could contain asbestos and only require confirmation of that particular material.
In these circumstances, targeted asbestos sampling and testing may be appropriate.
Where there are numerous suspect materials, the property is complex or you require a more complete understanding of asbestos throughout the building, an asbestos survey is usually more informative.
Who Should Carry Out an Asbestos Survey?
Asbestos surveying requires specialist knowledge and competence.
A competent surveyor needs to understand where asbestos-containing materials are likely to occur, how different products should be assessed and how samples can be obtained safely where required.
The survey information also needs to be clearly recorded so that the property owner can understand what has been found and what action may be necessary.
KD Asbestos has over 25 years of industry experience and provides asbestos surveys, testing and asbestos management services throughout Kent and across the South East.
Frequently Asked Questions
Do I legally need an asbestos survey when buying a house?
There is not a blanket requirement for every private homebuyer to commission an asbestos survey simply because they are purchasing a property. However, a specialist survey can be useful where a property predates 2000, suspected asbestos has been identified or renovation work is planned.
Can a house built before 2000 contain asbestos?
Yes. The Health and Safety Executive advises that asbestos can be present in buildings built or refurbished before 2000. Its presence should not be assumed solely from appearance, however, and testing may be necessary to confirm suspect materials.
Will my mortgage survey tell me if there is asbestos?
A mortgage valuation is primarily intended to help the lender assess the property. It should not be relied upon as a specialist asbestos inspection. A more detailed building survey may flag suspected asbestos, but confirmation normally requires specialist investigation or sampling.
Should I avoid buying a house containing asbestos?
Not necessarily. The presence of asbestos needs to be considered alongside its type, condition, location and the likelihood that it will be disturbed. Some asbestos-containing materials can remain safely managed in place.
Can asbestos affect renovation plans?
Yes. Renovation can disturb previously safe or hidden asbestos-containing materials. If you are planning substantial alterations to an older property, asbestos should be considered before disruptive work begins.
Can asbestos be tested before I buy a house?
Subject to access and the property owner’s permission, suspect materials can potentially be sampled and analysed. Your surveyor, estate agent or solicitor can help establish what access is possible before completion.
Buying a Property and Concerned About Asbestos?
If you are purchasing an older property and want to understand whether asbestos-containing materials may be present, KD Asbestos can provide professional asbestos surveys and testing. Our experienced team works throughout Kent and across the South East.