The short answer
If asbestos is in good condition and won’t be disturbed, it is often safer to leave it in place and manage it. If it is damaged, it should be repaired, sealed, enclosed or removed, depending on how bad the damage is. If you’re about to do building work that would disturb it, plan to remove it first. HSE’s management plan guidance sets out these options.
Why leaving it can be the safer choice
Asbestos causes harm when fibres get into the air and are breathed in. Intact material that nobody touches releases very little. Removal, by contrast, means breaking into the material. HSE’s advice for homeowners is that if you’re sure or strongly suspect your home contains asbestos, it is often best to leave it where it is.
What managing in place means
- Leave and monitor. Record the material, label it if useful, and check its condition at set intervals.
- Seal or encapsulate. Apply a suitable coating that binds the surface and stops fibres escaping. HSE lists encapsulating or sealing materials in good condition among non-licensed tasks, though the work still needs trained people.
- Enclose. Box the material in behind a solid barrier so it can’t be knocked or damaged.
- Repair. Minor damage to some materials can be repaired. HSE says slightly damaged material can sometimes be repaired by sealing or enclosing it.
When removal makes more sense
- The material is badly damaged and likely to get worse.
- You’re planning refurbishment, demolition or an installation that would disturb it.
- It’s in a busy area where knocks and wear are hard to avoid.
- Sealing would need repeating so often that removal is more practical.
- You want a clear record for a sale or a change of use.
Where major refurbishment or demolition is planned, regulation 7 requires asbestos to be removed first so far as reasonably practicable.
How condition is judged
A surveyor scores each material for how readily it could release fibres. That depends on the type of product, its condition, any surface treatment and the type of asbestos. Duty holders then consider the risk of disturbance: how accessible it is, how many people use the area and whether work is likely there. Low scores point towards managing in place. High scores point towards action. Our guide to the register and management plan explains how this is recorded.
Material matters
Some materials are more forgiving than others. Asbestos cement holds its fibres tightly. Pipe lagging, sprayed coatings and insulating board release fibres far more easily, and most work on them must be done by a contractor holding an HSE licence. For roofs specifically, see repair, paint or replace.
Getting the decision right
Start with knowing what you have. A survey or sample test confirms what the material is and its condition. Then weigh up your plans for the building. We carry out surveys, testing and removal. If you decide to manage material in place, keep records and check it regularly. Ask us for a quote if you’d like help.
Quick answers
Can I paint over asbestos?
Painting material in good condition is listed by HSE as non-licensed work, but don’t sand or scrape it first. For anything damaged, get advice.
Is encapsulation permanent?
No. Sealed or enclosed asbestos is still there. It must stay on your records and be checked from time to time.
Will leaving asbestos in place affect a future sale?
Buyers may ask about it. A survey report and records of its condition help them understand the risk.
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.