Hidden Dangers: Why Asbestos Should Be on Your Radar When Buying Property

Buying a property can be an exciting yet stressful and complex process as it is, with mortgaging, chains, missives, conveyancing, stamp duty and other taxes adding to the headache.  One significant issue that is often overlooked in property purchases is asbestos – a serious health hazard. 

Asbestos is a fibrous silicate mineral, which was added to building products until 1999.  Essentially being fibres of rock, this material is almost indestructible and makes an excellent addition to building products.  Unfortunately, there is a catch. Asbestos fibres can be as thin as 0.00002 mm in diameter. In fact, one cubic inch of asbestos may contain 15 million miles of fibre.  As such, these fibres can become get airborne very easily and remain suspended in the air for many hours.  When inhaled, the fibres can lodge in the lungs and cause cancers such as mesothelioma, lung cancer, and ovarian cancer among others.  Other conditions such as asbestosis, pleural plaques and pleural thickening can also result.   Asbestos remains the biggest occupational killer.  The Health and Safety Executive (HSE) estimates that 85,000 workers regularly disturb asbestos each year, with over 5,000 people in the UK dying annually from asbestos-related diseases.

The purpose of this article is to raise awareness of the potential presence of asbestos in buildings you may be looking to acquire.  Many buyers assume that asbestos issues will be highlighted in a home report or building survey. However, asbestos was used in over 3,000 products, and more than 24 million tonnes of asbestos-containing materials were installed in UK buildings. Identifying asbestos requires an experienced and competent specialist surveyor.

Domestic Purchases  

We have seen many clients purchase buildings to later discover that the building is widely contaminated with asbestos.   For a small domestic house, remediation may cost several thousand pounds.  One of the worst domestic cases we have seen was a 1930s seven-bedroom mansion, where all the pipework had been lagged with loose and friable asbestos insulation.  We found contamination throughout the loft, within wall cavities, beneath the floors, and throughout the basement. The remediation cost the client several hundred thousand pounds and required a full strip-out and decontamination of the interior fabric of the premises. This turned a dream home into a nightmare.

Legal Obligations for Non-Domestic Properties

Non-domestic premises may carry greater risks and legal obligations.  The Control of Asbestos Regulations 2012 impose a legal duty on employers to manage asbestos in their premises.  For pre-1999 buildings, an asbestos management plan must be in place.  An asbestos management survey should then be conducted, contributing to the asbestos register.  Dutyholders must monitor the condition of the asbestos and take action to remove or repair asbestos in poor condition or at risk of disturbance.   The potential costs of this increase exponentially with the size of your building.

Now that we’ve covered the risks, how can you protect yourself? Before purchasing a property, commission an asbestos management survey from a competent surveyor.

Ensure your surveying company does not participate in asbestos removal work.  It is important that you insist on independence.  Upcoming industry changes in 2025 will involve the formation of a mandatory asbestos surveyor register managed by the BOHS Faculty of Asbestos Assessment and Management (FAAM).  In the interim, ask your prospective surveyor to provide detailed evidence of their experience and qualifications before you commission their services.  Consider that you will need an appropriately experienced and qualified surveyor for the type of building you are acquiring.

If you’re buying a property, don’t assume that standard building surveys will identify asbestos risks. Taking a proactive approach with your due diligence, by commissioning an independent asbestos management survey, this can help you avoid costly surprises.

For more information and guidance, visit our website:  www.asbestosriskcontrol.com.

Marcus Hill is an independent asbestos consultant and the founder of Asbestos Risk Control Ltd (ARC), established in 2015, to provide high-quality asbestos consultancy and compliance services. With nearly 20 years of experience, he has worked for multiple UKAS-accredited consultancies, the NHS, and local government, where he was responsible for managing asbestos across a large property portfolio. His expertise covers asbestos surveying, compliance management, consultancy, and training, with a focus on enabling construction and refurbishment projects to proceed safely within regulatory frameworks. Marcus applies a practical, problem-solving approach to asbestos risk management, providing clear, effective solutions to complex challenges.   Marcus will also be speaking at FAAM Asbestos 2025 conference in Birmingham in May.