Asbestos Removal in London Properties

Dealing with Asbestos During Renovations

Asbestos was widely used in UK construction between the 1950s and mid-1980s. Whilst banned since 1999, it remains in millions of properties, particularly those built or renovated during this period. Disturbing asbestos without proper precautions can release dangerous fibres causing serious health conditions including lung cancer and mesothelioma.

Hampstead Renovations works with licensed asbestos specialists to ensure safe renovation projects across North London. This guide covers identifying asbestos, legal requirements, testing procedures, removal costs, and manageing asbestos safely during your renovation.

What is Asbestos?

Types of Asbestos

Chrysotile (White asbestos): Most common, used until 1999
Amosite (Brown asbestos): Used in insulation, banned 1985
Crocidolite (Blue asbestos): Most dangerous, banned 1985

Why It's Dangerous

Microscopic fibres: When disturbed, releases fibres invisible to naked eye
Inhalation risk: fibres lodge in lungs permanently
Diseases: Asbestosis, lung cancer, mesothelioma
Latency: Diseases develop 15-60 years after exposure
No safe level: Any exposure carries risk

Undisturbed Asbestos

Not dangerous if in good condition and left alone
Encapsulation or management often better than removal
Becomes hazardous when damaged, cut, drilled, or deteriorating

Where Asbestos Is Found

High-Risk Locations

Artex ceiling coatings: Textured ceilings (pre-1984)
Asbestos cement: Roof sheets, soffits, bath panels, gutters
Insulation: Pipe lagging, boiler insulation, loft insulation
Floor tiles: Vinyl or thermoplastic tiles and adhesive
Roofing felt: Bitumen roofing materials
AIB (Asbestos Insulating Board): Fire protection, partition walls, ceiling tiles
Textured coatings: Decorative wall coatings

Properties Most Likely to Contain Asbestos

Built 1950s-1980s: Peak period of asbestos use
Post-war housing: Prefabs, council housing, system-built
Commercial conversions: Factories, schools, offices converted to residential
Renovated in 1960s-80s: Even Victorian/Edwardian properties

Less Likely

Pre-1950: Victorian, Edwardian (unless renovated later)
Post-1999: All asbestos banned
Never renovated: Original construction pre-1950

Identifying Asbestos

Visual Identification

Warning: Cannot confirm asbestos by sight - always test if in doubt

Artex and Textured Coatings

Stippled or swirled patterns on ceilings
Pre-1984 Artex often contained asbestos
White or cream colour usually

Asbestos Cement

Grey, rigid sheets
Corrugated roof panels
Flat panels (soffits, baths, panels)
Slightly fibrous appearance on broken edges

Pipe Lagging

Grey or white insulation around pipes
Often damaged or crumbling
High-risk material

Floor Tiles

9" x 9" vinyl or thermoplastic tiles
Black mastic adhesive (often contains asbestos)
Common in 1960s-70s properties

When to Suspect Asbestos

Property built or renovated 1950-1999
Textured ceilings or walls
Old insulation around pipes or boilers
Cement-based building materials
Floor tiles from 1960s-80s
Fire protection boards

Legal Requirements

Control of Asbestos Regulations 2012

Duty holders (property owners/managers):

Must identify asbestos in non-domestic premises
Maintain asbestos register
Manage asbestos to prevent exposure
Provide information to contractors

Residential properties:

No legal requirement for survey before sale/purchase
However, must not knowingly expose workers or public
Contractors have duty to identify before work

Licensed Asbestos Work

Requires HSE licence:

Asbestos insulation (pipe lagging, spray coating)
Asbestos insulating board (AIB)
Large amounts of asbestos coating (>10m²)

Non-licensed work (but notifiable):

Textured coatings (Artex) if <10m²
Asbestos cement if <10m²
Floor tiles and adhesives

DIY asbestos removal:

Legally allowed for small amounts of low-risk materials
Strongly discouraged - professionals recommended
Must follow strict safety procedures
Specialist disposal required

Asbestos Surveys

Types of Survey

Management Survey

Purpose: Identify asbestos for ongoing management
Scope: Visual inspection, limited sampling
When: Commercial buildings, landlord duty
Cost: £300-£600 for typical house

Refurbishment/Demolition Survey

Purpose: Identify all asbestos before renovation/demolition
Scope: Intrusive, destructive sampling
When: Before any renovation work
Required: Legally required for commercial, best practice for residential
Cost: £500-£1,200 for typical house

Survey Process

Pre-survey: Provide property details, access
Inspection: Surveyor inspects all areas (2-4 hours typical)
Sampling: Suspected materials sampled (small pieces taken)
Labouratory analysis: Samples tested (3-5 days)
Report: Details location, type, condition, recommendations

Survey Report Contents

Asbestos location and photos
Material type and asbestos content
Condition assessment (good, poor, deteriorating)
Risk rating (low, medium, high)
Recommendations (leave, encapsulate, remove)
Drawings showing asbestos locations

Asbestos Testing

DIY Testing Kits

Cost: £30-£50 per sample
Process: Take small sample, send to lab
Results: 3-5 days
Risk: Disturbing asbestos to take sample
Recommendation: Use professional surveyor instead

Professional Testing

Trained surveyor takes samples safely
Multiple materials tested
Proper safety precautions
Comprehensive report
Cost: £200-£400 for sampling visit + lab fees