Selling a property that contains asbestos
Asbestos is present in a large proportion of UK homes and is usually harmless. The problem is the uncertainty, and uncertainty can be removed.
Asbestos was used extensively in UK construction until it was banned in 1999, in insulation, ceiling tiles, floor tiles, cement sheeting, pipe lagging and textured coatings. Any property built or refurbished before 2000 may contain it.
The presence of asbestos is not the problem. The problem is when it is disturbed and fibres are released, and when a buyer does not know what they are dealing with and assumes the worst.
When it matters
The risk depends on the type and condition of the material, not simply on its presence.
- Asbestos in good condition and not disturbed is generally low risk and is often left in place
- Asbestos that is damaged, crumbling or exposed is a higher risk and should be dealt with
- Asbestos that will be disturbed by planned work must be removed before the work starts
- Loose-fill insulation and sprayed coatings are among the higher-risk materials
- Asbestos cement sheeting, common on garages and outbuildings, is generally lower risk
Removing the uncertainty
The most effective step is a professional asbestos survey, which identifies what is present, where, and in what condition. A management survey covers the property as it stands; a refurbishment survey is more intrusive and is needed before major work.
A survey converts an open-ended risk into a known one. A buyer who knows the asbestos is confined to a garage roof and in good condition has no reason to discount; a buyer who suspects it might be throughout the property will discount heavily.
Removal and disclosure
Where removal is needed, it must be done by a licensed contractor for the higher-risk materials, and the cost is knowable. Obtaining a quote before marketing lets you either do the work or price it precisely.
Disclose whatever the survey finds. Asbestos is a material fact for a buyer and for their lender, and a late discovery is far more damaging than an early one — particularly since the buyer's own surveyor will raise it in almost every pre-2000 property.
Common questions
- Do I have to disclose asbestos when selling?
- You should disclose any known asbestos, and the property information form asks about it. In practice, a buyer's surveyor will raise the likelihood of asbestos in any pre-2000 property regardless. Providing your own survey turns an open-ended risk into a known one, which reduces the discount a buyer applies.
- How much does asbestos removal cost?
- It varies widely by material, quantity and accessibility. Asbestos cement sheeting is relatively inexpensive to remove; loose-fill insulation and sprayed coatings are considerably more. Higher-risk materials must be removed by a licensed contractor. Obtain a quote before marketing so you can either do the work or price it accurately.