Asbestos is a group of naturally occurring mineral fibres that were extensively used in UK construction materials until the year 2000. When disturbed, asbestos releases microscopic fibres that can cause serious and often fatal lung diseases.
Do you know if your building contains asbestos?
Let's point you to the right information.
What is asbestos?
Asbestos is not a single material, but a group of six naturally occurring silicate minerals that form in fibrous crystals. These fibres are:
- Extremely strong — resistant to heat, fire, and chemical damage
- Flexible — can be woven or mixed with other materials
- Abundant and cheap — making them economically attractive for industrial use
- Highly dangerous — when disturbed, they release microscopic fibres that can be inhaled deep into the lungs
These properties made asbestos extremely popular in construction, manufacturing, and shipbuilding throughout the 20th century. It's been estimated that asbestos was used in over 3,000 different products.
Asbestos is safe when intact and undisturbed. The danger arises when materials containing asbestos are damaged, drilled, sawn, or deteriorate over time, releasing fibres into the air.
Types of asbestos
There are six types of asbestos, but three were commonly used in the UK:
Chrysotile (White Asbestos)
- Colour: White or grey
- Type: Serpentine (curly fibres)
- Use: Most common type, accounting for about 95% of asbestos used worldwide
- Found in: Roofing, walls, ceilings, floors, insulation, brake linings, gaskets
- Banned in UK: 1999
Chrysotile is the only member of the serpentine group and has curly fibres that are more flexible than other types.
Amosite (Brown Asbestos)
- Colour: Brown or grey
- Type: Amphibole (straight, brittle fibres)
- Use: Second most common in UK buildings
- Found in: Pipe insulation, thermal insulation, ceiling tiles, asbestos insulating board (AIB)
- Banned in UK: 1985
Amosite fibres are straight and more brittle than chrysotile, making them particularly hazardous when disturbed.
Crocidolite (Blue Asbestos)
- Colour: Blue
- Type: Amphibole (straight, brittle fibres)
- Use: Less common, but highly dangerous
- Found in: Spray coatings, pipe insulation, cement products, some insulating boards
- Banned in UK: 1985
Crocidolite is considered the most dangerous type due to its very fine, straight fibres that are easily inhaled and difficult for the body to expel.
All types of asbestos are dangerous. While blue and brown asbestos are often described as more hazardous, there is no safe level of exposure to any form of asbestos.
Other types
Three other types exist but were rarely used in the UK:
- Tremolite — used in some talc products and vermiculite
- Actinolite — occasionally found as a contaminant
- Anthophyllite — rare, occasionally used in insulation
Where is asbestos found?
Asbestos was used extensively in UK buildings from the 1950s to the late 1990s. Any building constructed or refurbished before 2000 may contain asbestos.
Common locations
Structural elements:
- Asbestos cement roof sheets and tiles
- Wall cladding and panels
- Soffits, fascias, and rainwater goods
- Partition walls (asbestos insulating board)
- Ceiling tiles and coatings
- Floor tiles and underlay
Insulation:
- Pipe lagging and insulation
- Boiler and tank insulation
- Loft insulation (loose fill, boards)
- Sprayed coatings on steel beams and columns
- Fire doors and fire protection boards
Building services:
- Textured coatings (Artex)
- Window sills and panels
- Bath panels
- Toilet cisterns (older types)
- Electrical equipment and panels
- Fuse boxes and meter cupboards
Less obvious places:
- Gaskets and rope seals
- Bitumen roofing felt
- Mastic and sealants
- Fire blankets and fire-resistant clothing
- Ironing board covers (vintage)
Asbestos was also used in ships, railway rolling stock, and vehicles (brake linings, clutches), creating additional exposure risks in those industries.
Health risks of asbestos
Asbestos fibres are too small to see, but when inhaled they can lodge deep in the lungs and remain there for decades. Over time, they cause scarring and cellular damage that leads to serious diseases.
Asbestos-related diseases
Mesothelioma:
- A cancer of the lining of the lungs (pleura) or abdomen (peritoneum)
- Almost always caused by asbestos exposure
- Latency period of 20-50 years
- Usually fatal within 12-18 months of diagnosis
- No cure currently available
Asbestosis:
- Scarring (fibrosis) of lung tissue
- Causes breathlessness and reduced lung function
- Progressive and irreversible
- Increases risk of lung cancer
- Latency period of 15-30 years
Lung cancer:
- Asbestos exposure significantly increases risk
- Risk is multiplied if you also smoke
- Latency period of 20-30 years
- Often not diagnosed until advanced stages
Pleural thickening and plaques:
- Thickening of the lung lining (pleura)
- Can restrict breathing
- Indicates asbestos exposure
- May not cause symptoms but indicates risk
There is no safe level of asbestos exposure. Even brief or low-level exposure can cause disease, though risk generally increases with the duration and intensity of exposure.
UK asbestos statistics
The scale of asbestos-related disease in the UK is sobering:
- 5,000+ deaths per year from asbestos-related diseases
- 2,500+ mesothelioma deaths annually — the UK has one of the highest rates in the world
- Over 100,000 deaths since 1980 from asbestos-related conditions
- One in three deaths from work-related cancer is caused by past asbestos exposure
- 20-50 year latency means we're still seeing deaths from exposure in the 1970s-1990s
Deaths from asbestos exposure now exceed deaths from road traffic accidents in the UK.
School caretaker dies from mesothelioma
A school caretaker in his 60s was diagnosed with mesothelioma after decades of maintaining an older school building built in the 1960s.
- ✗No asbestos survey had been conducted
- ✗Caretaker routinely drilled walls and ceilings for repairs
- ✗Asbestos-containing ceiling tiles and pipe insulation were disturbed
- ✗No protective equipment or training provided
- ✗School was unaware of asbestos presence
The caretaker died within 18 months of diagnosis, leaving behind a family. The school was found to have breached its duty to manage asbestos and faced prosecution.
The duty to manage asbestos is not bureaucracy — it's about preventing real, fatal diseases. Even routine maintenance can be deadly without proper asbestos awareness.
Legal framework
Control of Asbestos Regulations 2012
These regulations place clear duties on building owners, employers, and anyone responsible for maintaining non-domestic premises.
Key requirements:
-
Duty to manage asbestos (Regulation 4)
- Applies to non-domestic premises
- Must identify presence and location of asbestos or materials likely to contain it
- Assess risk of exposure
- Prepare and implement a management plan
- Provide information to anyone who might disturb it
-
Working with asbestos
- Only licensed contractors can work with certain asbestos materials
- Risk assessment required before any work
- Strict exposure limits and control measures
- Medical surveillance for workers
-
Training and information
- Workers must have appropriate training before working on or near asbestos
- Information must be provided to building occupants and contractors
The regulations apply to all non-domestic premises, including common parts of domestic buildings (shared areas in flats, communal areas in HMOs).
Other relevant legislation
- Health and Safety at Work etc. Act 1974 — general duty to ensure safety
- Management of Health and Safety at Work Regulations 1999 — risk assessment duties
- Construction (Design and Management) Regulations 2015 — duties when planning construction work
Duty to manage asbestos
If you own, occupy, or manage non-domestic premises, you have a legal duty to manage asbestos. This is not optional.
Who has the duty?
The duty falls on the person or organisation with control over maintenance or repair of the premises:
- Building owners
- Landlords
- Managing agents
- Facilities managers
- Employers with control of premises
- In shared buildings, duties may be shared
What does the duty involve?
1. Find asbestos (or presume it's there):
- Commission an asbestos survey by a competent surveyor, or
- Presume asbestos is present and manage accordingly
2. Assess the risk:
- Determine the condition of asbestos-containing materials (ACMs)
- Assess likelihood of disturbance
- Evaluate who might be exposed and how
3. Create and implement a management plan:
- Record location and condition of ACMs
- Decide how to manage the risk (leave in place, encapsulate, remove)
- Put controls in place to prevent disturbance
- Set up monitoring and review schedule
4. Provide information:
- Make information available to anyone who might disturb asbestos
- Provide asbestos information to contractors before they start work
- Display warnings where appropriate
5. Review and monitor:
- Regularly check condition of ACMs
- Update the management plan when anything changes
- Review at least annually
The default position is to leave asbestos in place and manage it, not to remove it. Removal creates risk and should only be done when necessary (before major refurbishment, when material is damaged beyond repair, etc.).
When to get a survey
You need an asbestos survey if:
- Your building was constructed or refurbished before 2000
- You're planning refurbishment or demolition work
- You don't have an up-to-date asbestos register
- You want to discharge your duty to manage asbestos
- You're buying or selling a commercial property
- You're letting commercial premises
Management Survey vs Refurbishment/Demolition Survey
Management Survey
- •For ongoing management of asbestos in occupied buildings
- •Identifies presence, location, and condition of ACMs
- •Minimally intrusive — doesn't cause significant damage
- •Samples representative areas
- •Used to create and maintain asbestos register
- •Typically £300-800 for small premises
Refurbishment/Demolition Survey
- •Required before major refurbishment or demolition
- •Fully intrusive — includes destructive inspection
- •Identifies all ACMs in areas affected by work
- •Building should be unoccupied
- •Much more comprehensive than management survey
- •Typically £800-2,500+ depending on size
Bottom line: For routine duty to manage asbestos, you need a management survey. Only get a refurbishment/demolition survey when planning major building work.
Choosing a surveyor
Look for:
- UKAS accredited (ISO 17020 or ISO 17025)
- Membership of professional body (BOHS, RICS, AIOH)
- Adequate insurance
- Clear methodology and reporting standards
- Experience with your type of building
Don't just choose the cheapest surveyor. A poor quality survey can miss asbestos, creating serious risks and potential liability.
Safe management principles
The key to managing asbestos safely is:
1. Know where it is:
- Maintain an accurate asbestos register
- Update it whenever changes occur
- Make it easily accessible to those who need it
2. Assess its condition:
- Material assessment (type, accessibility, extent)
- Priority assessment (normal occupant activity, likelihood of disturbance, maintenance frequency)
- Risk scoring guides action
3. Control access and activities:
- Label asbestos-containing materials where appropriate
- Implement permit-to-work systems for high-risk areas
- Brief contractors before they start work
- Ensure no unauthorised disturbance
4. Monitor and review:
- Regular inspections (frequency based on risk)
- Update register when condition changes
- Review after any incidents
- Annual management plan review
5. Plan for emergencies:
- Know what to do if asbestos is accidentally disturbed
- Have emergency contacts (licensed contractors, HSE)
- Communicate procedures to relevant staff
Never attempt to remove or repair asbestos yourself. Even seemingly small jobs like drilling a single hole or removing a ceiling tile can release dangerous quantities of fibres. Always use licensed asbestos contractors for removal work.
Frequently asked questions
Yes. All types of asbestos are classified as carcinogenic (cancer-causing). While blue and brown asbestos are often described as more hazardous, white asbestos is also dangerous. There is no safe level of exposure to any type of asbestos.
No. You cannot identify asbestos by sight alone. Many asbestos-containing materials look identical to non-asbestos versions. The only way to confirm is through laboratory analysis by a UKAS-accredited laboratory following sampling by a competent surveyor.
If your home was built or refurbished before 2000, it may contain asbestos. Common locations include Artex ceilings, floor tiles, roof materials, and pipe insulation. The duty to manage asbestos applies to non-domestic premises, but homeowners should still be aware of asbestos risks, especially before DIY work or renovations.
A management survey for a small commercial premises typically costs £300-800. Larger or more complex buildings cost more. Refurbishment/demolition surveys are more expensive (£800-2,500+) due to their intrusive nature. Price shouldn't be the only factor — quality and accreditation matter.
No. The default position is to manage asbestos in place if it's in good condition and unlikely to be disturbed. Removal is only necessary if the material is damaged, will be disturbed by planned work, or cannot be safely managed in place. Unnecessary removal creates risk and cost.
Indefinitely. Asbestos doesn't degrade or become less dangerous over time. However, if asbestos-containing materials remain undisturbed, sealed, and in good condition, they pose minimal risk. The danger arises when materials are damaged or disturbed.
Stop work immediately. Evacuate the area. Do not attempt to clean up. Seal the area if possible (close doors/windows). Contact a licensed asbestos contractor for professional clearance and air testing. Report to your supervisor/building manager. Anyone exposed should be logged for medical surveillance purposes.
Yes. The HSE can prosecute duty holders who fail to comply with the Control of Asbestos Regulations. Penalties include unlimited fines and up to 2 years imprisonment for serious breaches. Enforcement action is taken regularly, especially after incidents or following inspections.
Next steps
If you're not sure whether you need an asbestos survey, read our guidance:
Do I need an asbestos survey? →
If you need to understand your duty to manage asbestos in detail:
Asbestos duty to manage explained →
Not sure if you have asbestos or how to manage it safely? A UKAS-accredited asbestos surveyor can assess your building and provide clear guidance on your duties and next steps.
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