Getting a property survey is one of the most important steps in buying a home. Occasionally, the report will mention asbestos — and for many buyers, that word alone is enough to cause alarm.
But finding asbestos flagged in a survey does not automatically mean the property is unsafe or the deal is off. Here is what the survey is actually telling you, and what to do next.
Quick answer: Surveyors note suspected asbestos as part of their inspection but do not test for it. If your report mentions asbestos-containing materials (ACMs), it means the surveyor has identified something that may contain asbestos — not that it is definitely present or poses an immediate risk. Most ACMs in good condition can be left in place safely.
Why Does Asbestos Appear in Property Surveys?
Asbestos was widely used in UK construction from the 1950s through to the 1990s. It was banned for most uses in 1999. Any property built, extended, or significantly renovated before 2000 may contain asbestos-based materials.
Surveyors are trained to spot materials that could potentially contain asbestos. Their role is to flag these in the report so that buyers are aware — not to confirm their presence or assess them in detail. That is the job of a specialist asbestos surveyor.
Where Is Asbestos Commonly Found in UK Homes?
Asbestos-containing materials were used in many different parts of a property. Common locations include:
- Textured ceiling coatings, often referred to as Artex
- Floor tiles and their adhesive compounds
- Roof sheets and soffits, particularly on garages and outbuildings
- Pipe lagging and insulation around older boilers or heating pipes
- Internal partition boards and ceiling tiles
- Gutters and downpipes made from cement-bonded materials
- Fascia boards and external cladding panels in properties from the 1960s to 1980s
The surveyor will note materials that appear consistent with known ACMs — but they cannot confirm asbestos is present without laboratory testing.
What Will the Survey Actually Say?
Most RICS Level 2 and Level 3 surveyors will include a note where they identify materials they suspect may be asbestos-containing. The report may use language such as: “Textured coatings to the ceilings may contain asbestos,” “The external garage roof appears to be asbestos cement sheeting,” or “Pipe lagging is present that may contain asbestos-based material.”
This is a visual note within the scope of the property survey — not a formal asbestos inspection. The surveyor is not qualified to confirm or deny asbestos content, and they will not take samples. If they have concerns, they will typically recommend you commission a specialist asbestos survey before proceeding.
Important: If your surveyor has recommended a specialist asbestos report, take that recommendation seriously. It is there to protect you — not to delay the purchase unnecessarily.
Is Asbestos a Reason Not to Buy?
Not necessarily. The key factors are condition, type, and what you plan to do with the property.
Condition matters more than presence
Asbestos is only dangerous when it is disturbed or damaged. ACMs that are intact and in good condition pose a low risk when left undisturbed. A ceiling with intact Artex coating, for example, is generally considered low risk in normal occupation.
The type of asbestos matters
Different types carry different risk levels. Blue asbestos and brown asbestos are considered more hazardous than white asbestos. A specialist survey will confirm the type and condition of any ACMs found.
Your plans for the property matter
If you are planning significant renovation — anything involving drilling into ceilings, removing floor tiles, or working on an old garage roof — you need to know what you are dealing with before work begins. Disturbing ACMs without proper precautions is dangerous and may breach health and safety regulations.
What Should You Do After the Survey Mentions Asbestos?
1. Read the specific wording carefully
Before making any decisions, understand exactly what has been flagged and what level of concern is attached to it. Your surveyor will describe the location, apparent condition, and their recommendation.
2. Commission a specialist asbestos survey if recommended
A management survey identifies ACMs, their condition, and whether they are likely to be disturbed during normal use. If you are planning major renovation, a refurbishment survey is more appropriate and involves a more intrusive inspection.
3. Talk to your solicitor
Your solicitor can advise on whether the issue affects the title, whether the seller has any disclosure obligations, and what options are open to you if the findings are significant.
4. Consider renegotiating the price
If a specialist survey confirms ACMs that require remediation, the cost of that work may form the basis for a price reduction request. Costs vary — from a few hundred pounds for minor encapsulation to several thousand for removing a garage roof or pipe lagging.
Does Asbestos Affect Which Survey You Need?
For older properties — particularly those built before 1980 — a RICS Level 3 Building Survey is often the more appropriate choice. It provides a more detailed inspection of the fabric of the building and more thorough advice on any defects found, including suspected hazardous materials. A Specific Defect Report may also be appropriate for specific areas of concern.
Will Asbestos Affect Your Mortgage?
In many cases, asbestos in good condition does not prevent a mortgage being issued. However, some lenders may require confirmation from a specialist that the material is stable, or may apply a retention until a specific issue is addressed. Your mortgage broker can advise on your lender’s specific requirements.
Speak to a surveyor about your property
If your survey has flagged asbestos or other concerns, our team can help you understand what the findings mean and whether further investigation is needed. We offer RICS Level 2 and Level 3 surveys across Lincoln, Lincolnshire, Nottinghamshire, and surrounding areas.
Do RICS surveyors test for asbestos?
No. RICS surveyors carry out a visual, non-invasive inspection and note materials that appear consistent with asbestos-containing products. A specialist asbestos surveyor is required to confirm presence and type.
Does asbestos have to be removed before I can buy?
Not necessarily. If ACMs are in good condition and are not likely to be disturbed, they may be managed in place. Removal is typically required when ACMs are damaged or when renovation work is planned that would disturb them.
Can I renegotiate if asbestos is confirmed?
Yes, in many cases. If a specialist survey confirms ACMs that require remediation, the cost of that work is often a reasonable basis for requesting a reduction in the purchase price.
How much does an asbestos survey cost?
A residential management survey typically costs between £150 and £300, depending on the size of the property. Costs vary by location and provider.
Is buying a house with asbestos dangerous?
Not if the material is intact and undisturbed. The risk arises when asbestos fibres become airborne during drilling, cutting, or demolition. Left in good condition, most ACMs present a low risk in normal occupation. Visit our FAQs page for further guidance.
