Checking for asbestos when buying a home

3rd May 2025

Asbestos is a dangerous material that is now banned in UK construction. In certain situations, it can present very serious health risks, and so care must be taken when you buy a new home to understand if there is asbestos present, especially if you expect you will undertake renovation work.

Collier Stevens Chartered Surveyors offers clear, client-focused, and fairly priced professional advice, with our skilled team of Chartered Surveyors and dedicated administrative staff. Contact us for expert advice on asbestos risks and surveys.

If asbestos is in your home, you MUST NOT try to tackle it yourself. Professional and registered asbestos removal companies should be contracted for this purpose. If you are buying a property that has asbestos indicated in the survey, you should also contact a professional removal service for further testing. Contact Collier Stevens for a free survey quote.

Why is asbestos dangerous?

There are several types of asbestos, which is a naturally occurring mineral. Because of its mechanical strength and resistance to degradation and wear, asbestos was frequently used in the UK construction industry. If left intact, asbestos is harmless, however, when its fibres are breathed in, it can cause cancer. As such, some forms were banned in 1985 and a full ban followed in 1999. Learn more about asbestos and the associated risks on the Government website.

image of boarded stair well — Asbestos in the most unlikely places

Image of corrugated sheet roof — Abestos can be found on corrugated sheet roofs.

artex asbestos ceiling - surveyors report — Textured or Artex ceilings

Can you live in a house with asbestos?

Yes. We want to be clear that whilst this article outlines the dangers of asbestos and the value of our surveyors checking for it in our inspections, if you already live in a house with asbestos, you should not worry. It only becomes a danger if it is disturbed.

If you are renting, landlords have a duty of care for their tenants and must minimise the risk of exposure to asbestos whether that is in a domestic or non-residential property. More information can be found in HSE’s Managing Asbestos in Buildings documentation.

Is asbestos found in certain types of houses?

Asbestos products were largely used by house builders between 1930 and 1980. Following its ban in 1999, you’re unlikely to find asbestos in homes built since that date, but there is a possibility that some old stock materials may have been used.

However, any house could have had renovations that included asbestos before they were banned. To be sure that you are buying a house with the full facts, a full building survey, or a RICS Level 3 survey, is always recommended on houses built before 1980.

Where is asbestos found?

Generally speaking, we most often find asbestos in houses in the following locations:

Roof soffits (the flat bit between the gutter and the wall) which are made of asbestos insulating board (AIB) and are sometimes covered over with PVC fascias
Rainwater goods made of asbestos cement
Cold water tanks made of asbestos cement
Lining of boiler cupboard doors, especially warm air heating systems, and AIB panels around older boilers often fitted to kitchen units to protect them from heat
Panels at the rear of wall mounted gas fires
Fire resistant partitions between flats and common parts
AIB ceiling linings – especially to integral garages
Corrugated sheet roofs to garages or other outbuildings
Garages as a whole which could be completely formed from asbestos sheets.

Is an artex ceiling a risk for me and my family?

Untouched and undisturbed textured coatings, often known by the trade name “artex”, are not considered dangerous to individuals. If it becomes broken, flakes away or is drilled through, this can represent a small but increased risk. If you are planning work on an artex ceiling or a wall with a similar textured coating, you should take care to protect the surrounding area with coverings, and the person undertaking the work should use personal protection equipment. Work can be undertaken by a non-licensed worker, but they should be aware of the risk of asbestos. Specific procedures should be followed and are all available on the HSE website.

What are signs of asbestos in your home?

There are no specific ‘signs’ of asbestos in a house. Whilst you may smell gas indicating a gas leak, or see stains that suggest damp, asbestos has no physical ‘signs’ – it is simply the knowledge of knowing what the product itself looks like. This is why a professional survey is always recommended when you buy a new home – especially one that has been built between 1930 and 1980, or of the type described above. The HSE website has an image gallery to give you some ideas of what may be asbestos in your property – but always seek professional advice.

Does a level 3 survey check for asbestos?

A level three home survey is a comprehensive report and includes an in-depth analysis of the property’s condition, including advice on defects, repairs and maintenance options.

Whilst surveyors may notice the presence of the material, they do not conduct rigorous testing of the home for this substance, so it is always advised to get a specialist company to do specific testing. We once saved a client a significant amount of money after finding asbestos in a property they wanted to buy.

What if asbestos is found in a house survey?

Forewarned is fore-armed – if you find out asbestos is in the house you wish to buy you are in a position to negotiate on the price – especially if renovation works are needed. These will be more expensive if you need to remove asbestos from the building.

Can I remove asbestos myself?

Certain types in very small quantities can be dealt with yourself, but always check. Professional advice from an asbestos specialist is essential. Asbestos represents a significant risk to health, and should be managed carefully whatever the circumstance. Its disposal must also be dealt with carefully and is subject to strict rules.

Can I sell my house if there is asbestos?

Yes – there is no reason you cannot sell your house if asbestos is present. The buyer will most likely have a full building survey conducted which would detect asbestos. They may negotiate on the price with you if there are excessive amounts, especially if they wish to undertake work to the property which would be more expensive due to the presence of asbestos.

Will I get a mortgage on a house with asbestos?

Typically yes. However, different mortgage providers might have different policies, and it may also depend on the amount of asbestos present, the type of asbestos and where it is. Always have a survey conducted and get specialist mortgage advice.