Asbestos in a house is a management problem

There is a settled way of talking about asbestos in buildings. It is worth asking how much of it survives contact with the detail.

Where it turns up

Asbestos was used widely in construction for decades, and the range of products is far broader than most buyers expect. Common locations include garage and outbuilding roof sheets, rainwater goods, textured ceiling coatings, floor tiles, insulation board and material around old boilers or pipes.

The age of the building is the main indicator, since use was progressively restricted and then banned at different dates in different countries. Products vary enormously in the type and binding of the fibres, which is why the risk of one material is not the risk of another. A property containing asbestos is common rather than exceptional in many housing stocks, and it is not in itself a reason to abandon a purchase.

Why disturbance is the issue

The hazard comes from fibres released into the air and inhaled, which is why sealed, bonded material in good condition is generally left in place. Sanding, drilling, cutting, breaking or removing material is what releases fibres, and those are exactly the activities a renovation involves. Material that is damaged, crumbling or in an area of high activity is a different proposition and needs professional assessment.

Management rather than removal is often the recommended approach for domestic property, meaning label it, record it and do not disturb it. Removal can increase exposure if done badly, which is the argument against a well-meaning weekend attempt at a garage roof.

Surveys and what they cover

A standard residential survey does not test for asbestos and will usually note only that material of a particular type may be present. Confirming what a material actually is requires sampling and laboratory analysis by somebody competent, not a judgement from a photograph. Where significant works are planned, a refurbishment survey by a specialist is the appropriate step before any demolition or opening up.

For most people, duties on residential owners differ from duties on commercial premises, and shared parts of a block of flats may carry additional obligations. Regulations differ substantially between countries and change over time, so confirm the current local position rather than relying on a general description.

During a purchase

A comment about possible asbestos in a survey is common and rarely a reason to withdraw, but it is a reason to plan. Where you intend to renovate, get advice on the cost of surveying and dealing with the material before you commit to a price. Removal of licensed material must be done by a licensed contractor in many jurisdictions, and that cost is significantly higher than general building work.

The useful part is this: non-licensed material such as certain cement products may be handled differently, but the rules on disposal still apply and disposal is not free.

Ask the seller what they know, since some properties have a management record or previous survey that saves repeating the work.

Living with it safely

Record where the material is and tell anybody who works in the property, because tradespeople drill into ceilings and walls routinely. Do not sand, drill or scrape suspect material, and do not use abrasive methods on textured coatings without knowing what they contain. Inspect known material occasionally for damage, since the risk changes if the surface deteriorates or somebody knocks it.

Where it helps most, encapsulation, meaning sealing the surface, is a legitimate approach for some materials and is cheaper and less disruptive than removal. If material is damaged, stop work, keep people out of the area and get specialist advice rather than attempting to tidy it up.

Getting the work done properly

Use contractors who can evidence the correct licence or competence for the specific material, and ask to see it rather than take it on trust. Expect a method statement, controlled access, appropriate protective measures and documented disposal at a licensed site. Keep the disposal documentation, because it is evidence for a future buyer that the work was done properly.

Where it helps most, get more than one quotation, since prices vary widely and some firms quote for full removal where management would be adequate. This is general information about a health-related hazard, and a qualified specialist should assess any specific property before work begins.

The takeaway

Find out what it is, record where it is, leave sound material alone, and never let a renovation start without asking the question.

Small and repeatable beats ambitious and abandoned, almost every time.