Asbestos in the Home, Where It Hides, When It's Dangerous, What to Do

Why Asbestos Still Matters in 2026

Asbestos was banned from use in new construction in Great Britain in 1999, but the Health and Safety Executive (HSE) estimates that asbestos is still present in around half of all homes built before that date. For any property constructed or significantly refurbished before 2000, asbestos must be considered before undertaking any work that could disturb building materials.

Asbestos is not inherently dangerous when intact and undisturbed. It becomes a serious health hazard when fibres are released into the air and inhaled, a condition known as friable asbestos. Diseases caused by asbestos exposure, including mesothelioma and asbestosis, can take 20–40 years to manifest, which means many cases today relate to exposure that occurred decades ago.

Where Asbestos Is Commonly Found in Domestic Properties

The most common locations in residential buildings include:

• **Textured decorative coatings**, Artex and similar products applied to ceilings and walls from the 1950s to the 1980s frequently contained chrysotile (white) asbestos at concentrations of up to 5%
• **Asbestos cement**, Used for roof sheets, rainwater goods, soffit boards, flue pipes, and garage panels; very common on post-war properties and extension roofs
• **Asbestos insulating board (AIB)**, Found as ceiling tiles, partition panels, and fire-check doors; more hazardous than cement products
• **Floor tiles and adhesive**, Thermoplastic vinyl floor tiles from the 1950s–1970s often contained asbestos; the adhesive beneath can also be contaminated
• **Lagging and insulation**, Around pipework, boilers, and storage heaters in pre-1980 properties
• **Roofing felt**, Older bitumen-based roofing felt sometimes contained chrysotile fibres

When Is Asbestos Dangerous?

Intact, bonded asbestos that is not being disturbed poses minimal risk. The HSE guidance distinguishes between:

• **Non-licensed work**, Minor work with low-risk materials (e.g. drilling a small hole in asbestos cement) where precautions are recommended but a licence is not required
• **Licensed work**, Work with high-risk materials such as AIB, pipe lagging, or sprayed coatings requires a licensed asbestos contractor under the Control of Asbestos Regulations 2012

Before any renovation, buyers and owners should commission an **asbestos management survey** (for managing in situ asbestos) or a more intrusive **refurbishment/demolition survey** (required before any structural or renovation work). Both survey types are defined under HSG264, published by the HSE.

Buying a Property with Asbestos

The presence of asbestos does not make a property unsaleable or unmortgageable. Lenders do not typically refuse mortgages solely because asbestos is present. However:

• The condition and management status of any identified asbestos affects risk
• Removal of high-risk AIB or pipe lagging by a licensed contractor can cost several thousand pounds
• An asbestos register, a documented record of known asbestos locations, condition, and risk, is best practice for any property where asbestos has been identified

Property Passport UK displays property age data sourced from official records, which can help buyers quickly identify whether a property is likely to contain asbestos-era construction materials before commissioning a survey.

What to Do if You Suspect Asbestos

1. Do not drill, sand, or cut any suspect material

2. Commission a survey from an accredited surveyor, look for UKAS-accredited bodies

3. If asbestos is confirmed: assess condition and decide whether to manage in place or remove

4. For licensed materials, engage only a licensed contractor listed on the HSE licensed contractors register

5. Keep all survey reports and management plans as part of your property records

The BRE (Building Research Establishment) and HSE both publish free guidance documents on managing asbestos in domestic properties.