Asbestos surveys: what homebuyers need to know

Asbestos is present in a significant proportion of UK homes built before 2000, yet many buyers have little idea what that means in practice. Whether it affects your purchase depends on where it is, what condition it is in and what you plan to do with the property. For an overview of all issues a survey can flag, see our common survey problems guide.

Quick summary

• Any property built, extended or refurbished between the early 1900s and 1999 may contain asbestos-containing materials.
• A RICS Level 2 or Level 3 survey will flag suspected asbestos visually but will not test any materials.
• A specialist asbestos survey is strongly recommended if you are planning renovations or if the surveyor flags concerns.
• Asbestos that is undisturbed and in good condition can often be left in place safely.
• Removal costs range from a few hundred to several thousand pounds depending on the extent and type of material involved.
• Most mortgage lenders will require a specialist report before proceeding if suspected asbestos is noted in the survey.

Asbestos is a group of naturally occurring fibrous minerals that were widely used in UK construction until a full ban came into force in 1999. It was once regarded as a near-ideal building material because of its strength and its resistance to fire, heat and chemicals. It is estimated to still be present in around 70% of UK residential properties built before that date.

The danger lies in the fibres. When asbestos-containing materials are broken, cut or disturbed, they release fine particles into the air. Breathing these in can damage the lining of the lungs, leading to conditions including mesothelioma, asbestosis and lung cancer. Symptoms may not develop until 15 to 60 years after exposure, which is why the risks were not fully understood for so long.

There are three types most commonly found in UK homes:

Chrysotile (white asbestos): the most widely used type, found in roofing, insulation, floor tiles and Artex-style textured coatings. Banned in 1999.

Amosite (brown asbestos): commonly used in ceiling tiles and thermal insulation around pipes and boilers. Banned in 1985.

Crocidolite (blue asbestos): used mainly in spray-on insulation and pipe lagging. Considered the most hazardous type and also banned in 1985.

Asbestos incorporated into solid, intact materials poses a lower day-to-day risk. The risk rises significantly when those materials are cut, drilled or removed which is why knowing whether asbestos is present before any renovation work begins is so important.

The older the property, the more likely it is. Here is a practical guide by era:

Pre-1900s - Asbestos use in construction only began in the early 1900s, so an unaltered Victorian or Edwardian property is lower risk. If it was extended or refurbished during the twentieth century, that changes.

1900s to 1950s - Asbestos use was growing, particularly in commercial and industrial buildings. It started appearing in domestic construction but was not yet at peak use.

1960s and 1970s - The highest-risk era. Asbestos use peaked across almost all areas of construction, including insulation, roofing sheets, textured wall and ceiling coatings such as Artex, floor tiles, pipe lagging and boiler surrounds. If you are buying a property from this period, the likelihood of some asbestos being present is high.

1980s - Brown and blue asbestos were banned in 1985, but white asbestos continued to be used until 1999. Properties from this decade may still contain asbestos-containing materials, particularly in insulation and textured coatings.

1990s - White asbestos was still legal until November 1999, so properties built or refurbished in the early to mid-1990s may still contain it.

Post-2000 - Any property built entirely after the 1999 ban should not contain asbestos in its original construction, though later work on an older adjoining structure could complicate this.

If you are buying in any of the risk periods above, or if you plan renovation work, it is worth getting a specialist asbestos survey. Bear in mind that builders and contractors will typically stop work if they suspect asbestos is present, which can cause significant delays and unexpected cost.

A standard RICS Level 2 survey or RICS Level 3 survey will not carry out a detailed asbestos inspection and will not test any materials. However, the surveyor will carry out a visual inspection and, drawing on their knowledge of the property's age and the materials used, will identify areas and materials commonly associated with asbestos such as Artex-style coatings, insulation around boilers and pipes, ceiling and floor tiles, and roof sheets.

Any suspected asbestos-containing materials will be noted in the report along with a recommendation on whether a specialist assessment is needed. The surveyor will not disturb or sample anything that requires a specialist working under controlled conditions.

In short: the standard survey will not confirm asbestos but it will flag the risk and tell you what to do next.

Not sure which survey is right for your property? Compare RICS surveys.

If the surveyor has noted suspected asbestos in the report, you are not legally required to commission a specialist survey before exchanging. In most cases, however, it is strongly advisable to do so as exchange is the point at which you are legally committed to completing the purchase.

A specialist asbestos survey is particularly worth commissioning if:

• The surveyor has flagged suspected asbestos-containing materials in the report
• The property was built, extended or significantly refurbished before 1999
• You are planning renovation or refurbishment work, particularly anything involving demolition, drilling or removal of insulation, ceiling tiles or roof materials
• You want documented evidence of the asbestos position before negotiating with the vendor on price

Which type of specialist survey do you need?

There are two main types:

A Management Survey is a non-intrusive inspection designed to locate, as far as reasonably practicable, the presence and condition of asbestos-containing materials. This is the right survey for most residential purchases where no immediate building work is planned.

A Refurbishment and Demolition Survey is more intrusive and is required before any structural work, renovation or demolition begins. If you are buying with plans to extend or significantly refurbish, you will need this survey before work starts regardless of what the standard RICS survey found.

A specialist asbestos survey typically costs between £200 and £1,000 for a residential property, depending on its size and the extent of the assessment required. Individual laboratory sample tests are usually charged at £50 to £100 per sample on top of that.

Removal costs vary considerably depending on the volume, type and condition of the material involved, and whether disposal of hazardous waste is required. Encapsulation, which is sealing the material with a protective coating rather than removing it, is often a more practical and cost-effective option where the asbestos is in stable condition. A specialist contractor will advise on which approach is appropriate.

Use a licensed contractor for any asbestos work, and always confirm they hold a current HSE licence. The Health and Safety Executive register lists approved contractors.

Finding suspected asbestos is unlikely to result in a flat refusal from a mortgage lender. Most will want more information before proceeding rather than pulling out entirely.

If the survey has identified suspected asbestos, your lender will almost certainly require a specialist report before progressing the application. If the results show the asbestos is in stable, undisturbed condition like Artex ceilings, insulation behind a boiler, intact floor tiles, many lenders will find this acceptable and proceed. If the material is confirmed as being in poor or unstable condition, they will typically require it to be managed or removed first.

Any asbestos-related issues can introduce delays into the purchase process, and the cost of remediation may affect the property's valuation. Once you have the specialist report, you are in a position to renegotiate the asking price, ask the vendor to contribute to removal costs or, in the most serious cases, withdraw from the transaction before exchange.

The key is to act quickly. If the survey has flagged suspected asbestos, commissioning the specialist report promptly is the best way to prevent delays from compounding through the rest of the chain.

A RICS Level 2 or Level 3 survey is the right first step for any property purchase. Get a free quote or call us on .