Do you have an up-to-date asbestos register for your premises?
Quick check to point you in the right direction
Why asbestos matters
Asbestos is the single biggest cause of work-related deaths in the UK. Over 5,000 people die each year from asbestos-related diseases — that's more than 13 people every single day.
The tragedy is that these deaths are entirely preventable. They result from exposure decades ago, often from people working with or around asbestos without proper protection.
Under the Control of Asbestos Regulations 2012 (Regulation 4), duty holders must manage asbestos in non-domestic premises. This means identifying where asbestos is present, assessing its condition, and having a plan to manage the risks. Failure to comply can result in prosecution, unlimited fines, and imprisonment.
The asbestos time bomb
Asbestos-related diseases have an extremely long latency period — typically 15 to 60 years between exposure and symptoms appearing. That means:
- People exposed in the 1970s and 1980s are dying now
- People exposed today won't develop symptoms until 2040-2080
- Every unsafe exposure now is a potential death sentence decades later
This is why prevention is critical. There is no cure for mesothelioma, and no safe level of exposure to asbestos fibres.
Who has a duty to manage asbestos?
If you have responsibility for maintaining or repairing non-domestic premises, you likely have a duty to manage asbestos. This includes:
- Building owners — responsible for common areas and structure
- Landlords — responsible for parts they control
- Managing agents — acting on behalf of owners
- Tenants/occupiers — if they have maintenance responsibilities through their lease
- Employers — where they control the premises
- Facilities managers — responsible for day-to-day building management
The duty applies to all non-domestic premises built before 2000. This includes offices, shops, warehouses, schools, hospitals, public buildings, churches, community centres, and the common areas of residential blocks. It does NOT apply to domestic premises (private homes).
Does this apply to domestic premises?
No — the duty to manage (Regulation 4) does not apply to domestic premises like private homes.
However:
- Landlords of HMOs and blocks of flats have duties for common areas (non-domestic)
- Anyone doing work on domestic premises (homeowners, DIYers, tradespeople) must still comply with other parts of the Regulations if they disturb asbestos
- Tradespeople working in homes should treat any pre-2000 property as potentially containing asbestos
The duty to manage asbestos
Regulation 4 of the Control of Asbestos Regulations 2012 requires duty holders to:
1. Find out if asbestos is present
You must take reasonable steps to determine whether asbestos is present in the premises, and if so, where it is and what condition it's in.
How: Commission a management survey from a qualified asbestos surveyor (UKAS-accredited is best practice). Don't guess.
2. Presume materials contain asbestos
If you cannot confirm whether a material contains asbestos or not, you must presume it does and manage it accordingly.
Why: It's often impossible to tell just by looking. Better safe than sorry.
3. Create and maintain an asbestos register
Record the location, type, and condition of all asbestos-containing materials (ACMs) identified in your premises.
Format: A simple spreadsheet or document with photos, locations, material types, condition scores, and risk assessments.
4. Assess the risks
For each ACM, assess the risk it poses to anyone who might be exposed. Consider the material type, condition, likelihood of disturbance, and who might be affected.
Output: A risk rating (typically low, medium, or high) for each ACM.
5. Create a management plan
Decide how you will manage each ACM:
- Leave in place and monitor (if in good condition and unlikely to be disturbed)
- Repair or seal (if damaged but removal is impractical)
- Remove (if high risk or planned works will disturb it)
Document: Include who is responsible, what actions are needed, when reviews will happen, and emergency procedures.
6. Put the plan into action
Implement your management plan. This might include:
- Labelling ACMs
- Restricting access
- Monitoring condition
- Arranging removal or encapsulation
- Training staff
- Sharing information with contractors
7. Review regularly
Your asbestos register and management plan must be kept up to date. Review:
- At least annually
- After any building works
- After any accidental damage
- If the condition of ACMs changes
The duty to manage is ongoing. You can't do a survey once and forget about it. Asbestos materials can deteriorate over time, and planned works may require reassessment.
When you must check for asbestos
You must check for asbestos before:
| Situation | Action Required | Survey Type |
|---|---|---|
| Normal maintenance (managing premises) | Identify and manage all ACMs | Management survey |
| Refurbishment or alteration works | Identify ACMs in areas affected by works | Refurbishment survey (intrusive) |
| Demolition | Identify all ACMs throughout building | Demolition survey (fully intrusive) |
| Any work that might disturb fabric | Check asbestos register; survey if no register | Depends on scope |
| Renting/leasing premises to others | Provide asbestos information to tenants | Management survey |
Never assume there's no asbestos. Buildings from 1950-1999 are most likely to contain asbestos materials.
Before you start any refurbishment or demolition work, you MUST check for asbestos. Starting work without checking is a criminal offence and puts workers at serious risk. HSE prosecutes regularly for this.
Types of asbestos survey
There are two main types of asbestos survey, defined by HSG264:
Management survey (standard)
Purpose: Locate and assess ACMs that could be damaged during normal occupancy, foreseeable maintenance, and installation work.
Method: Visual inspection plus sampling where necessary. Non-intrusive or minimally intrusive.
When: Required to fulfil the duty to manage for occupied buildings.
Output: Asbestos register showing location, type, extent, and condition of all accessible ACMs.
Refurbishment and demolition survey (intrusive)
Purpose: Locate all ACMs in the area where refurbishment work will take place, or throughout the entire building if it's to be demolished.
Method: Fully intrusive. Involves destructive inspection — lifting floors, breaking through walls, accessing voids, removing ceiling tiles, etc.
When: Required before any refurbishment, major works, or demolition. The area surveyed must be vacated.
Output: Comprehensive identification of all ACMs in the work area, allowing for safe removal before works begin.
Management vs Refurbishment/Demolition Survey
Management Survey
- •Building is occupied
- •Non-intrusive inspection
- •For ongoing management
- •Identifies accessible ACMs
- •Updated regularly
Refurbishment/Demolition
- •Area must be vacated
- •Fully intrusive inspection
- •Before major works/demo
- •Identifies all ACMs
- •One-off before project
Bottom line: You need a management survey for ongoing duty to manage. You need a refurbishment/demolition survey before any major building works. They serve different purposes and one does not replace the other.
Licensed vs non-licensed asbestos work
Not all work with asbestos requires a license, but all work requires proper precautions.
Licensed work
Requires an HSE license. Only licensed contractors can do this work.
- Removal of asbestos insulation, coating, or insulating board (AIB)
- Work with any asbestos where risk assessment shows respiratory protective equipment (RPE) and controlled environment needed
- Work where exposure exceeds control limits
Examples: Removing asbestos pipe lagging, sprayed coatings, AIB panels, large-scale asbestos cement removal.
Non-licensed work (notifiable)
Doesn't require a license, but you must notify HSE 14 days before starting.
- Work on asbestos-containing materials not covered by licensed work
- Where exposure cannot be sporadic and low intensity
Examples: Removing multiple asbestos cement sheets, large-scale textured coatings, extensive gasket removal.
Non-licensed work (non-notifiable)
No license or notification required, but strict precautions still apply.
- Sporadic, low-intensity work
- Short duration
- Exposure below control limit
- Work under controlled conditions
Examples: Drilling a single hole through asbestos cement, removing small areas of textured coating, minor gasket replacement, short-duration maintenance.
Even non-licensed work requires proper controls: risk assessment, training, correct methods, RPE, protective clothing, preventing fibre spread, waste disposal as hazardous waste. Just because you don't need a license doesn't mean you can be casual about it.
Who can do asbestos work safely?
| Work Type | Who Can Do It | Requirements |
|---|---|---|
| Licensed work | HSE-licensed contractor only | Licensed by HSE, full notification, medical surveillance, extensive controls |
| Non-licensed notifiable | Trained, competent person or contractor | Notify HSE 14 days before, asbestos awareness + task-specific training, method statement |
| Non-licensed non-notifiable | Trained, competent person | Asbestos awareness training, task-specific training, proper controls, correct disposal |
| No work (management only) | Duty holder | Management survey, asbestos register, management plan |
Asbestos awareness training is mandatory for anyone liable to disturb asbestos during their work.
Asbestos awareness training
Anyone who might disturb asbestos during their work must receive asbestos awareness training before they start. This includes:
- Builders, joiners, electricians, plumbers, plasterers, decorators
- Maintenance workers, caretakers, facilities staff
- Anyone drilling, cutting, sanding, or disturbing building fabric
- Demolition workers
- Property managers overseeing building works
What it covers:
- Properties and health effects of asbestos
- Where asbestos might be found
- What asbestos looks like
- How to avoid disturbing asbestos
- What to do if you accidentally disturb asbestos
- Legal requirements
Duration: Half-day course (or 2-3 hours e-learning)
Renewal: HSE recommends annual refresher training
Asbestos awareness training is a legal requirement for anyone liable to disturb asbestos. Sending untrained workers onto a site where asbestos is present is a breach of the Regulations and can result in prosecution.
Common questions
You can't tell just by looking. Any building built or refurbished before 2000 may contain asbestos. The only way to know for certain is to commission a management survey from a qualified asbestos surveyor. Until you have a survey, you must presume asbestos is present and manage materials accordingly.
Management survey costs vary by building size and complexity. Typical costs: small office or shop £200-400, medium commercial unit £400-700, large premises £700-1,500+. Refurbishment/demolition surveys are more expensive due to intrusive nature. Always use a UKAS-accredited surveyor.
It depends. Licensed asbestos work (insulation, coatings, AIB) can only be done by licensed contractors. Some non-licensed work can be done by trained, competent people using proper controls. But you must have asbestos awareness training, use correct methods and PPE, and dispose of waste correctly. For most situations, using a professional is safer and ensures legal compliance.
Stop work immediately. Don't try to clean it up yourself. Evacuate the area and seal it off to prevent fibre spread. Contact a licensed asbestos removal contractor for clearance and decontamination. Report the incident to HSE if there's been significant exposure. Review your asbestos management arrangements to prevent recurrence.
No. Asbestos in good condition, unlikely to be disturbed, and properly managed poses minimal risk. The biggest risk comes from disturbing asbestos and releasing fibres into the air. It's often safer to leave it in place and manage it than to remove it. Only remove asbestos if it's damaged, deteriorating, or will be disturbed by planned works.
Asbestos fibres are microscopic and can remain airborne for hours or even days in still air. They eventually settle on surfaces but can be disturbed again. This is why proper controls during work (wetting, sealing the area, using RPE) and professional clearance testing after removal are essential.
No. Asbestos is hazardous waste and must be disposed of at licensed asbestos waste sites only. It must be double-bagged in UN-approved asbestos waste bags, properly labelled, and transported under consignment note. Illegal disposal can result in prosecution and fines up to £50,000.
These are three types of asbestos: white (chrysotile), brown (amosite), and blue (crocidolite). Blue asbestos is considered most dangerous, followed by brown, then white. However, all types are dangerous and carcinogenic. There is no safe type of asbestos. White asbestos was most commonly used in the UK, particularly in asbestos cement.
HSE (Health and Safety Executive) enforces the Control of Asbestos Regulations in most workplaces. Local authorities enforce in some retail and office premises. Enforcement actions include improvement notices, prohibition notices, prosecution for serious breaches, and unlimited fines and imprisonment for duty holders who fail to comply.
Yes. If you're the duty holder, you must share relevant asbestos information with anyone who might be affected — including tenants, contractors, maintenance workers, and their employees. This is part of the duty to manage. Provide copies of the asbestos register and management plan to tenants and anyone doing work on the premises.
Real enforcement examples
Construction firm fined £1 million after workers exposed to asbestos
A construction company started refurbishment work on an industrial building without checking for asbestos. Workers stripped out walls and ceilings containing asbestos insulating board (AIB) over several days.
- ✗No refurbishment survey completed before works started
- ✗Workers not given asbestos awareness training
- ✗No asbestos management plan for the building
- ✗Supervisors failed to recognise AIB during demolition
- ✗Work continued even after concerns were raised
The company was fined £1 million plus costs. Multiple workers received significant asbestos exposure. HSE issued prohibition notice stopping all work. Company director personally prosecuted.
Refurbishment and demolition are high-risk activities for asbestos exposure. You must survey before you start. The cost of a survey (a few hundred pounds) is nothing compared to the cost of getting it wrong — in this case, over £1 million plus lives at risk.
Source: Based on HSE prosecution records
Landlord prosecuted for failing duty to manage asbestos
A commercial landlord was prosecuted after HSE inspectors found no asbestos survey or management plan for a 1970s office block with multiple tenants.
- ✗No asbestos management survey completed
- ✗No asbestos register for the building
- ✗No information provided to tenants about asbestos
- ✗Contractors given access without asbestos information
- ✗Landlord claimed ignorance of the duty to manage
Landlord fined £80,000 plus £12,000 costs. Served with an improvement notice requiring immediate survey and management plan. Building use restricted until compliance achieved.
The duty to manage is not optional and ignorance is not a defence. If you own or manage a non-domestic building built before 2000, you must comply with Regulation 4. The duty is ongoing — it doesn't go away if you ignore it.
Source: Based on HSE prosecution records
School fined after maintenance worker exposed to asbestos
A school caretaker was asked to remove damaged ceiling tiles from a store room. The tiles contained asbestos. He had no asbestos awareness training and used no protective equipment.
- ✗Caretaker not given asbestos awareness training
- ✗Asbestos register not consulted before work
- ✗No risk assessment for the task
- ✗No protective equipment provided
- ✗ACMs not clearly labelled
School (as employer) fined £60,000. HSE improvement notice required full review of asbestos management arrangements and training for all maintenance staff.
Maintenance and caretaking staff are at high risk of asbestos exposure. They must have asbestos awareness training and access to the asbestos register before doing any work that might disturb building fabric. Employers have a duty to protect their workers.
Source: Based on HSE prosecution records
Related sectors at risk
Certain sectors and trades are at higher risk of asbestos exposure. If you work in these areas, asbestos awareness is essential:
Construction & Refurbishment
Builders, demolition workers, and refurbishment contractors are most at risk from disturbing asbestos during works.
Electricians
Drilling through walls, ceilings, and floors. Accessing voids and service ducts. High risk of disturbing hidden ACMs.
Plumbers & Heating Engineers
Working with old pipework, boilers, and insulation. Asbestos was commonly used for pipe lagging and boiler seals.
Property Managers & Landlords
Duty to manage asbestos in commercial buildings, HMOs, and common areas of residential blocks.
Maintenance & Facilities
Caretakers, facilities managers, and maintenance workers who carry out routine repairs and alterations.
Schools & Public Buildings
Many schools and public buildings contain asbestos. Staff and contractors must be protected.
Related content
Understanding the Duty to Manage
Detailed guide to Regulation 4 duties, who they apply to, and how to comply.
Which Asbestos Survey Do I Need?
Learn the difference between management and refurbishment/demolition surveys.
Licensed vs Non-Licensed Asbestos Work
Understand what work requires a license and what can be done by trained operatives.
Asbestos Awareness Training Requirements
Who needs training, what it covers, and how to ensure compliance.
Get started
Not sure what applies to you? Start with our responsibility checker:
Need help with your asbestos management duties? A qualified asbestos surveyor can assess your premises, provide a comprehensive register, and help you create a compliant management plan.
This guidance is based on the Control of Asbestos Regulations 2012 and HSE guidance (HSG264, HSG227, ACOP L143). It is not a substitute for professional advice. If you are unsure about your duties or how to manage asbestos safely, consult a qualified asbestos specialist or the HSE.