Asbestos in a House You Are Buying: What a Home Survey Will and Won't Tell You

Why asbestos still matters when buying a house

According to the Health and Safety Executive (HSE), asbestos can be present in any building built or refurbished before 2000. Using asbestos in the construction or refurbishment of buildings has been illegal in Great Britain since 1999, but a great deal of the material that was installed earlier is still in place.

HSE explains that the risk comes from fibres being released into the air and breathed in, which happens when asbestos-containing materials are disturbed or damaged. When asbestos is in good condition and not disturbed, HSE says the risk of exposure is extremely low. That is why condition and what you plan to do to the property matter as much as whether asbestos is present at all.

Where asbestos is commonly found in homes

HSE's diagrams of residential property show examples of where asbestos-containing materials can occur. These include:

• textured decorative coatings on walls and ceilings, such as Artex
• asbestos insulating board (AIB), for example around boilers, in airing cupboards, in partition walls, ceiling tiles and bath panels
• pipe lagging
• vinyl floor tiles backed with asbestos paper and bitumen adhesive
• asbestos cement products such as roof sheets, soffits, fascias, gutters, downpipes and water tanks
• loose-fill cavity insulation and roofing felt

You cannot tell whether a material contains asbestos just by looking at it. Artex, for instance, did not always contain asbestos, and the only way to confirm a material is to have a representative sample analysed by a laboratory.

What a home survey will and will not do

The RICS description of the Home Survey (Level 2 and Level 3) says the surveyor makes enquiries about contamination and other environmental dangers, and recommends further investigation if they suspect a problem. It also says:

• the surveyor may assume that no harmful or dangerous materials were used in the construction, but if the inspection shows that such materials have been used, the surveyor must report it and ask for further instructions
• the surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector
• the report should properly emphasise the suspected presence of asbestos-containing materials if the inspection identifies that possibility
• with flats, the surveyor assumes there is a dutyholder, an asbestos register and an effective management plan in place, and does not consult the dutyholder

In plain terms, you should expect a surveyor to note visible materials that look like possible asbestos, such as a textured ceiling in a pre-2000 house or old cement roof sheeting, and to recommend further investigation where appropriate. You should not expect samples to be taken, tests to be run, or hidden materials behind panels and in voids to be opened up. For Level 1 and Level 2 surveys, RICS notes that the standard inspection does not remove secured panels, electrical fittings or inspection chamber covers.

Level 2 or Level 3: does it make a difference?

Neither level includes an asbestos inspection. A Level 3 Building Survey is a longer and more detailed inspection of an older, larger or altered property, so it may give you more commentary on the construction and on materials that are visible, but it is still not an asbestos survey. If you are buying an older home, our Level 3 Building Survey is often the better fit for understanding the building overall, and our Level 2 Home Survey suits conventional homes in reasonable condition. Whichever you choose, tell the surveyor in advance if asbestos is a particular worry so they can look at it with that in mind.

If you are buying in the Coventry area or elsewhere in the West Midlands, you can see our local pages for a Level 2 survey in Coventry and a Level 3 survey in Coventry.

Types of asbestos survey

If you want certainty, HSE's survey guidance describes different types of asbestos survey for different purposes:

• Management survey: used for normal occupation and maintenance, to locate asbestos-containing materials that could be disturbed in day-to-day use.
• Refurbishment or demolition survey: a more intrusive survey needed before building work that disturbs the fabric of the building, and before demolition.

If you are planning renovation, such as removing a ceiling, knocking through walls or replacing a kitchen, an intrusive refurbishment survey may be needed before work starts. For a home you are about to buy, a specialist can also take samples of a suspected material, such as a textured ceiling coating, for laboratory analysis.

Choosing an asbestos surveyor or testing laboratory

HSE says there is no legal requirement for asbestos surveyors to be accredited, but it strongly recommends using surveyors accredited to ISO/IEC 17020. HSE also says laboratories analysing asbestos samples must be accredited to ISO/IEC 17025, and that in Great Britain the only accreditation HSE recognises is from the United Kingdom Accreditation Service (UKAS). Taking a sample can release fibres, so HSE recommends that sampling is done by someone trained and competent, such as a laboratory analyst or competent asbestos surveyor. Do not scrape or drill into suspect material yourself.

Asbestos surveying is a separate specialist service and is not one of the services listed on this website, so if you need sampling or an asbestos survey, ask a suitably accredited specialist.

If the survey suspects asbestos: what to do next

1. Read the wording. Find the section of the report that mentions possible asbestos-containing materials and what the surveyor recommends.
2. Do not disturb it. Avoid sanding, scraping, drilling or removing any suspect material before it has been assessed.
3. Get it assessed before you commit. Ask a competent specialist to inspect and sample the material, so that you know what you are dealing with before exchange of contracts.
4. Ask the seller what they know. Any previous asbestos reports or records of removal work are useful.
5. Think about your plans. Intact material left alone may be low risk, but if you plan works that will disturb it, you will need to arrange safe handling.
6. Use the information. Costs of specialist work can be a reason to renegotiate the price, or reconsider the purchase. Get written quotes before you decide.

HSE explains that work on textured coatings is generally lower risk and can be done by non-licensed workers who are trained to work safely with asbestos, with some higher-risk activities requiring a licensed contractor. Your specialist can tell you which applies in your case.

Flats and shared buildings

HSE says the duty to manage asbestos does not apply to owner-occupied homes, but it does apply to the common parts of purpose-built flats and converted houses. If you are buying a flat, ask whether there is an asbestos register and management plan for the building, because the RICS description says the surveyor assumes there is one and does not consult the dutyholder.

Get the right survey for the property

For help choosing the right survey for an older house or flat, get an instant quote or speak to us about your purchase.

Frequently asked questions

Does a home survey check for asbestos?

No. A Level 2 or Level 3 RICS home survey is not an asbestos survey. The surveyor should highlight suspected asbestos-containing materials they can see, but they do not take samples or carry out an asbestos inspection.

Will a surveyor tell me if the Artex is asbestos?

They can say that a textured ceiling in a property built before 2000 may contain asbestos and recommend further investigation. Only laboratory analysis of a sample can confirm it.

Which homes are most likely to contain asbestos?

HSE says asbestos can be found in any building built or refurbished before 2000. Buildings constructed after 2000 are unlikely to contain it.

Should I walk away from a house with asbestos?

Not necessarily. HSE says asbestos in good condition that is not disturbed presents an extremely low risk. The decision depends on the type, location and condition of the material, your renovation plans and the cost of managing or removing it. Take specialist advice.

Who can test for asbestos?

Samples must be analysed by a laboratory accredited to ISO/IEC 17025. HSE strongly recommends asbestos surveyors accredited to ISO/IEC 17020, and in Great Britain it recognises only UKAS accreditation.

Do I need an asbestos survey before renovating?

If your work will disturb the fabric of the building, an appropriate asbestos survey, such as a refurbishment survey, may be needed before work starts. Check with the specialist and your contractor.

This article is general information, not legal, health or technical advice on a particular property.

Sources

• HSE, "Introduction to asbestos safety: Why asbestos is dangerous and where it can be found": https://www.hse.gov.uk/asbestos/introduction/why-and-where.htm
• HSE, "Diagrams showing where asbestos can occur in buildings": https://www.hse.gov.uk/asbestos/diagrams.htm
• HSE, "Locations of asbestos and taking the right action": https://www.hse.gov.uk/Asbestos/location-materials.htm
• HSE, "Sourcing professional advice and services on asbestos issues": https://www.hse.gov.uk/Asbestos/analysts-surveyors.htm
• HSE, "Introduction to asbestos safety: Actions to take depending on your job role": https://www.hse.gov.uk/asbestos/introduction/actions.htm
• HSE, "The duty to manage asbestos in buildings: Find out if asbestos could be present in your building": https://www.hse.gov.uk/asbestos/duty/is-asbestos-present.htm
• RICS, "Description of the RICS Home Survey, Level 3": https://www.rics.org/content/dam/ricsglobal/documents/standards/description_of_the_rics_home_survey_level_3.pdf
• RICS, "House surveys (UK): the costs, types and benefits of an RICS Home Survey": https://www.rics.org/consumer-guides/house-surveys-uk-the-costs-types-and-benefits-of-an-rics-home-survey
• HomeOwners Alliance, "Buying a house with asbestos": https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/buying-a-house-with-asbestos/