Why Is Asbestos Dangerous in UK Homes?
A valid question. Why is asbestos such a big deal?
Asbestos occurs naturally as a mineral, and people once considered it something of a miracle material. It’s heat resistant, strong, lightweight, all without us having to do really do anything to it. Back in the day, it got used in everything for building. Insulation, cement, floor tiles, roof panels, pipe lagging. You name it, asbestos was probably used for it.
The problem is that damaged or disturbed materials containing asbestos release tiny fibres into the air. If you breathe those fibres in, they can get trapped in your lungs. Over time, they can lead to serious diseases like asbestosis, lung cancer and mesothelioma (which is almost always fatal).
And the really scary part? These illnesses don’t show up right away. They can take 20, 30, even 40 years to develop. That’s the big reason why asbestos is still such a major health concern now, even though the UK banned its use in 1999. So if your building was built or renovated before the year 2000, there’s a chance that asbestos might be present.
What to Do If You Find Asbestos During Renovation
Now, let’s say you or someone working on your property finds something that could be asbestos. What do you do?
1. Don’t touch It! Don’t poke it. Don’t try to remove it. Don’t sand it, drill it or break it up in any way. Remember, asbestos is at its most dangerous when it’s disturbed.
2. Get It Tested. There’s really no way to tell if the material is asbestos or not just by looking at it. As a result, asbestos was worked into all kinds of materials, so you will need to bring in a qualified asbestos surveyor or consultant. They’ll take samples of the material and send them to a lab to confirm whether or not it contains asbestos. They’ll also be able to tell you what type it is, which is important later. In our experience, testing costs around £150, and you should get the results back in a few days.
The 3 Types of Asbestos and Where They’re Found
Here’s where it gets interesting. We just mentioned that a test will tell you what type of asbestos you’ll be dealing with. That’s because there are different types of asbestos, and how you’ll deal with it and dispose of it depends on the type you have.
In the UK, you’ll hear about 3 main types:
Chrysotile (white asbestos) – The most common type, often found in roofs, ceilings and walls.
Amosite (brown asbestos) – More dangerous, and often found in insulation boards and pipe lagging.
Crocidolite (blue asbestos) – The most dangerous type, typically used in high-performance insulation.
Each of these types of asbestos poses a different level of risk. Which means the action you need to take will depend on a few things too. Mainly the type, the condition it’s in, and whether it’s likely to be disturbed.
When Should Asbestos Be Removed (And When It’s Safe to Leave)?
Once it’s been confirmed, there are a few options for you.
If the asbestos is intact, sealed and not in a place where it’s going to be disturbed, sometimes the best course of action is to just leave it alone. Yes, really. If it’s safe and stable, it might actually be more dangerous to try and remove it.
If this is the case you should be monitoring it regularly, labelling it clearly, and making sure nobody unknowingly damages it. This is especially important in commercial properties, where leaving it is common practice, but occupants need to be advised.
But if the asbestos is damaged, crumbling or in a high-traffic area, then it’s time to act. Asbestos can’t be removed by just anyone – you’ll need to bring in a licensed asbestos removal contractor. Again, we want to emphasise that you cannot DIY this. Asbestos removal must be done by trained professionals, with the right protective equipment and disposal methods.
Your Legal Responsibilities Around Asbestos in the UK
Honestly, it depends on what property you’re in. In the UK, your legal obligations are different depending on whether you’re dealing with a residential or commercial property.
Domestic: Let’s start with the easy bit. If you’re a homeowner, there’s currently no legal requirement to remove asbestos unless it poses a health risk. But if you’re planning a renovation, refurbishment or any demolition works, however small, then this changes. If this is the case, you must have a proper survey done before you start. Even if you’re not doing major work, it’s still your responsibility to make sure that anyone working in your home is aware of any asbestos that’s present.
Landlord: Things are a bit different if you’re a landlord. Even if you’ve only got a single flat, you’ve got more of a duty under the law. You need to identify asbestos, assess the riskand manage it properly. This is to protect your tenant and any contractors. So if you’re planning any works that could disturb asbestos, it needs to be addressed before the work begins.
Commercial: For commercial property owners or managers, it gets even more regulated. Under the Control of Asbestos Regulations 2012, you’re legally required to:
• Conduct an asbestos survey (usually a management survey)
• Keep an up-to-date asbestos register
• Assess and manage the risk
• Inform anyone who might disturb it (like contractors or maintenance workers)
And if removal is required, then you need to use a contract who is licensed by the Health and Safety Executive (HSE). If you fail to comply? You could face serious fines, prosecution, and the ultimate risk to human health.
Quick Recap: Safe Asbestos Handling Steps
Because this is so important, let’s recap real quick:
• Asbestos is dangerous – but only when it’s disturbed
• If you find it, stop work right away and get it tested
• Depending on the type and condition, it might be safe to leave it in place – or you might need a licensed removal team
• If you own, manage or are planning to renovate a building – especially if it was built pre-2000 – you’ve got a responsibility to handle asbestos properly for everyone’s safety
It’s really easy to panic when you hear the word ‘asbestos’. But it’s not always that bad. Handled correctly, it doesn’t have to be a disaster. The key is to be informed, follow the right procedures and bring in the professionals when you need to.
If you’re in the middle of a project and are worried about asbestos, or if you have questions or concerns you need help with, you can always talk to us. At Harrison Clarke, our team of experienced surveyors have been working with asbestos for years, and are always happy to support you throughout the project. Just give us a call on 02381 55 00 51.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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