The short answer
Many homes built before 2000 contain some asbestos. Gov.uk guidance says asbestos “may be present in any house or building built before the year 2000” (UKHSA on gov.uk). Most of what turns up in houses is low-risk material in reasonable condition, such as a cement garage roof or a textured ceiling.
What matters is what the material is, what condition it’s in, and whether you plan to disturb it. A standard homebuyer survey won’t answer those questions. If the property is pre-2000 and you plan work, an asbestos survey before exchange is worth considering.
What you’re likely to find in a pre-2000 home
Common finds include:
- Cement garage and shed roofs, see is my garage roof asbestos?
- Textured coatings on ceilings, see Artex and asbestos
- Vinyl or thermoplastic floor tiles and black adhesive, see asbestos floor tiles
- Cement water tanks and flue pipes in lofts, see water tanks and flues
- Soffits, panels and boxing-in, which may be cement or insulating board, see soffits and fascias
- Panels in boiler cupboards, and occasionally pipe lagging, see pipe lagging and boilers
For a fuller list, see where asbestos is found in homes.
Why your homebuyer survey won’t test for asbestos
A building survey looks at the condition of the property. It is not an asbestos survey. The RICS description of its Level 2 Home Survey says the surveyor “does not carry out an asbestos inspection and does not act as an asbestos inspector”. If they suspect asbestos, they should flag it in the report, but they won’t take samples for laboratory analysis.
So a line such as “possible asbestos, further investigation recommended” is a prompt, not a finding. It tells you to find out more before you commit.
When to get an asbestos survey before you buy
A pre-purchase asbestos survey is most useful when:
- you plan to renovate, extend, rewire or refit a kitchen or bathroom soon after moving in
- the homebuyer survey has flagged suspect materials
- there are outbuildings with cement roofs or panels you want to remove
- the property is a 1960s or 1970s build, or has had several phases of work, see asbestos in older homes by era
Book it after your offer is accepted and before exchange. You’ll need the seller’s permission, because the surveyor will take small samples. It is usually scoped like a management survey. It won’t be as intrusive as the refurbishment survey you may need later before building work starts. See pre-purchase asbestos surveys.
Condition matters more than presence
Asbestos in good condition, left alone, is generally a lower risk than damaged material or material you’ll cut into. A survey report usually describes each item’s type, extent and condition and gives a recommendation, such as leave and monitor, or remove before work.
Read it with your plans in mind. A sound cement garage roof you’re keeping is very different from insulating board in a wall you want to knock through. Most work on insulating board needs a contractor holding an HSE licence (HSE), which affects cost and timescale. Cement and textured coatings are usually non-licensed work.
Using the findings to negotiate
If the survey finds asbestos you’ll need to deal with, get written quotes for the work before exchange. That gives you something concrete to discuss with the seller. You might agree a price reduction, ask the seller to arrange removal before completion, or decide the cost is acceptable as it is.
Be realistic. Asbestos is common in older houses and many sellers won’t expect to discount for a sound garage roof. Damaged material, or licensed work in an area you need to renovate, is a stronger case. Your conveyancer can advise on how to handle any agreement in the contract.
Questions for your lender and insurer
Lenders and insurers each have their own policies. We can’t tell you what any one of them will do, so ask them directly:
- Does the lender need anything further if the valuation or survey mentions asbestos?
- Will they want a specialist report or quote before releasing funds?
- Does your buildings or contents insurance cover asbestos found later, or the cost of clean-up after accidental damage?
- Are there exclusions for known asbestos, or anything you must disclose?
Get the answers in writing where you can.
Buying a flat
In a block of flats, the freeholder or managing agent has a duty to manage asbestos in the common parts, such as hallways, stairs and plant rooms (HSE). Ask through your conveyancer for the asbestos register and management plan for those areas. Your own flat isn’t covered by that duty, so the inside may still need its own check if you plan work.
Questions to ask the seller
Through your conveyancer, it’s worth asking the seller:
- Has an asbestos survey or test ever been done? Can you see the report?
- Has any asbestos been removed? Is there a consignment note or certificate for the work?
- Have any works been done that may have disturbed suspect materials, such as a garage roof replacement or a ceiling removal?
Documents from earlier work help you understand what’s left and avoid paying for the same checks twice. An old report may be out of date, so check its scope and date before relying on it.
Planning work after you move in
If you’re planning works, deal with asbestos first. Before builders cut into walls, floors or ceilings, have a refurbishment and demolition survey of the areas affected. Builders must assess whether asbestos is present before they start (regulation 5), and a survey in hand avoids delays. Then schedule any removal before the main work. See survey before renovation, or ask us for a quote for a survey or removal.
Quick answers
Should I walk away from a house with asbestos?
Not usually on that alone. Find out what it is, its condition and the cost of dealing with it, then decide.
Does a homebuyer survey check for asbestos?
No. RICS says its Level 2 surveyor does not carry out an asbestos inspection. They may flag suspect materials, but they don’t test them.
Can I get an asbestos survey before exchange?
Yes, with the seller’s permission. Book it once your offer is accepted.
Will asbestos affect my mortgage?
That depends on the lender. Ask them directly what they need if a survey or valuation mentions asbestos.
This guide is general information, not legal advice. For the law itself, see the Control of Asbestos Regulations 2012 and HSE’s asbestos pages. Not sure what you’re dealing with? Ask us.