Spotted something during the renovation that might be asbestos? Don’t panic, but do stop. Put the tools down, shut the door, keep people out of that room for now. Whatever you do, don’t try to clean it up yourself. No sweeping, no vacuuming, none of that moving it around is exactly what lets the fibres get into the air.
From here you really just need someone qualified to come take a look, a surveyor or an asbestos contractor. They’ll figure out pretty fast whether it’s fine left alone, whether it should get sealed over, or whether it needs asbestos removal altogether. Not a guessing game, basically.
Do it properly and you’re not putting anyone at risk, plus you’re staying within UK regulations while you’re at it. And if this isn’t something you want to handle yourself, Monster Removals will come have a look, take care of the asbestos removal safely, and get your renovation back moving.
What to Do If Asbestos Is Unexpectedly Discovered During Renovation, Repair or Demolition Work?
Suspected asbestos can be exposed during ceiling removal, wall drilling, floor replacement, asbestos insulation removal and during demolition of a portion of a building. The appropriate immediate action can minimise risk for fibre dispersal and further disturbance.
Stop All Work Immediately
The first step is to stop any activity taking place near the suspected material. Drilling, cutting, sanding, scraping, breaking or removal of it by workers should not be continued. Care should be taken in putting tools down without increasing dust generation. Machinery shut down is advisable where safe to do so. More time doing the task would likely impact a greater area and cause more contamination. No work is to be resumed until the material has been inspected by a competent person and appropriate measures to control the risk have been agreed.
Prevent Access to the Area
The affected room area should be closed off as much as possible. Avoid the contact of workers, property occupants, customers and visitors with the material. Doors can be closed for unnecessary access and warnings can be posted in the immediate vicinity. But unless properly trained and equipped, no one may try to cover, seal or move the suspected material. The goal is to keep the area untouched until it can be assessed by an asbestos expert.
Do Not Sweep, Dust or Vacuum
Suspected asbestos dust or debris should not be cleaned with a brush, standard vacuum cleaner or household cleaning equipment.
The sweeping can also release fine fibres into the air and allow contaminated dust to be thrown out of the ordinary vacuum cleaner exhaust. Cleaning should only be conducted with appropriate protocol and if necessary with special devices. It’s understandably unsettling to see the debris sitting there, but trying to clean it up yourself will only make things worse.
Report the Discovery
If located on a construction site the discovery should be reported to the site manager, principal contractor, employer or person responsible for health and safety. For a residential building, the homeowner should notify the builder and keep persons out of the area. It’s also worth checking whether an asbestos survey, building records or old inspection reports already exist for the property. It is critical when it comes to good communication that other contractors may be working in adjacent rooms or parts of the same building that you do not know.
Why Should Work Stop If Suspected Asbestos Is Disturbed?
Asbestos containing materials are not always dangerous when they remain sealed and in good condition. The greater risk occurs when they are damaged or worked on in a way that releases fibres.
- Asbestos fibres are difficult to see: They can blend in with normal dust and can be given off when materials are drilled, sawed, sanded or broken. The fibres can then be inhaled by workers, occupants or anyone else who is in the vicinity.
- Fibres can spread beyond the work area: Asbestos dust can settle on clothing, footwear and tools and equipment and on nearby surfaces. If work is continued, it can also spread to surrounding rooms, cars or ventilation systems.
- Exposure can cause serious illness: Excessive exposure to asbestos has been associated with mesothelioma, asbestos-related lung cancer and asbestosis. Immediate symptoms offer no good measure of risk because these illnesses can often occur many years later.
- Uncontrolled work can increase costs: If work is carried out out of control, it can result in debris being spread across floor areas, fixtures and neighbouring areas. This can result in more air testing, larger clean up and delays and increased project costs.
Common Asbestos-Containing Materials Found in Older UK Properties
Asbestos was used in many construction products. Some materials are fairly hard and tightly bound, others are more prone to the release of fibres.
Asbestos Insulating Board
AIB is the acronym for asbestos insulating board, which was used for insulating and for fire protection. However, it can be present in ceiling panels, partition walls, service cupboards, soffits, boiler panels and fire resistant linings. AIB may appear to be similar to plasterboard or normal building boards. But can release fibres when drilled, broken or incorrectly removed. Depending on the condition of the material and the requirements of the work, the work may be subject to licensing if it involves AIB.
Pipe Lagging and Boiler Insulation
The insulating qualities of asbestos made it to be used extensively around pipes, boilers, heating systems and ducts. Pipe lagging can come in the form of fiber, it can be pre-formed or be a material wrapped in some type of fabric. It is deemed to be a higher risk, as it can be soft, damaged/crumpled. Typically asbestos insulation must be removed using special controls and may need to be done by a licensed contractor.
Textured Decorative Coatings
Small amounts of asbestos can be found in some types of textured wall and ceiling coatings which have been installed prior to the ban on asbestos. These coatings can sometimes be under newer paint or even modern ceiling finishes. Their presence can be confirmed only by appearance but not by hearing. A representative sample may require analyses prior to drilling, scraping or removing the coating.
Asbestos Cement
Corrugated asbestos sheets, with asbestos cement used for roofing garage roofs, gutters and downpipes, flues, water tanks and external wall panels were common.
The fibres are encased in cement, so typically no fibre can be released while products are intact as compared to softer insulating materials. But asbestos dust can still be a hazard when asbestos cement is cut, ground, drilled or smashed. Cement sheets which have been damaged should not be assumed to be normal building waste.
Floor Tiles and Bitumen Adhesives
Asbestos-containing floor tiles were commonly used in older properties that were used in the past may be recalled. Asbestos can be found in the dark adhesive beneath them as well. They’re typically revealed when kitchens, bathrooms or commercial floors are being renovated. Typically there is strong interlocking of the fibres, but mechanical scraping or grinding may lead to liberation of dust. But taking the tiles down carefully could constitute unlawful work in some cases and requires appropriate assessment and control.
Sprayed Coatings and Loose-Fill Insulation
Structural steel, ceilings/roofs were insulated and fire protected by spraying on asbestos.
Loose fill asbestos insulation can be located in ceiling voids or wall cavities or in lofts. The release of fibres is especially easy in these materials and therefore they are considered particularly dangerous. In most cases it’s best left exactly where it is until someone qualified has had a look.
When an Asbestos Survey or Professional Assessment May Be Needed?
Asbestos survey is used to determine if asbestos exists and location and conditions of asbestos.
When No Survey Is Available?
If there is no reliable information about asbestos, an asbestos survey before renovation may be needed, particularly if the building was built before 2000 and the planned work could disturb existing materials. Where contractors are to drill or remove walls, lift floors or have access to hidden building areas this is particularly pertinent. Mistakenly believing that a product is safe if no data is provided could put employees at risk.
Management Survey
A management survey is designed to locate ACM that might be opened up as a result of normal use or maintenance activities. It is widely used in occupations and other non-domestic buildings. The information can be used to create an asbestos register and management plan. This type of survey is not however normally adequate for major renovations or demolition works as it may not examine areas which are concealed.
Refurbishment and Demolition Survey
Refurbishment and Demolition Survey is a survey to be carried out when major refurbishment and demolition will affect the building fabric. This survey is more intrusive and might include breaking through walls, raising floors, accessing ceiling voids and behind fixed equipment. The work area surface should be covered to encompass all areas of the building impacted by the work. The survey could be restricted to one area if it is only it that is being refurbished. For major renovation work, an asbestos survey before renovation may need to be more intrusive so that hidden asbestos-containing materials can be identified before work begins.
Material Sampling
If a suspect substance is found, it may be possible for a surveyor to collect a small sample for lab testing. The sampling should not be undertaken by the homeowner or an untrained contractor. Fibres may get loose if a piece is pulled off and get into clothing or other areas nearby. Sample should be taken under controlled conditions and forwarded to an appropriate laboratory.
Choosing a Competent Surveyor
You need to find a surveyor who has appropriate training, experience and insurance. They should also be familiar with the type and age of the property and what type of work is planned. Inspected Areas, Suspected Materials, Laboratory Results and inaccessible areas should be clearly identified in the final report.
Difference Between Licensable and Non-Licensable Asbestos Work
Asbestos work in the UK is divided into different categories according to the level of risk. Here is the table difference below:
| Work Category | Risk Level | Key Requirement |
| Licensable work | High risk | Must use an HSE-licensed contractor. |
| Non-licensed work | Lower risk | Training, risk assessment and PPE are still required. |
| Notifiable non-licensed work | Moderate risk | Notification, records and medical surveillance may be required. |
| Classification | Depends on the material and its condition | A competent asbestos professional should decide the category. |
What Happens After Asbestos Is Confirmed?
Once it has been confirmed that asbestos is present, the material needs to be assessed and a decision made for appropriate management.
Assessing Its Condition
The surveyor or contractor will decide if it is intact, if the material is damaged, if it is revealed or if it is likely to be disturbed.
A house containing asbestos might be treated for decontamination if it is found to be in good condition and not a health risk to occupants. If material has extensive damage or is in the immediate renovation zone it may be necessary to remove the material.
Deciding Between Removal and Encapsulation
Not all removals are required. Seal, paint with special paint or put behind a containment barrier some asbestos materials. This is called encapsulation. It can be used where material is likely to remain stable and have no future requirements. Removal may be the best choice if the asbestos is damaged, not able to be monitored, or within the intended area of renovation.
Preparing a Plan of Work
Before work is to be undertaken a written plan should be drawn up by the contractor detailing how the asbestos will be dealt with. Access controls, protective clothing, respiratory equipment, dust suppression, cleaning protocols, waste packaging and emergency protocols can be part of the plan. Where a higher risk applies, sealed enclosure and negative pressure equipment may be necessary.
Air Testing and Clearance
Air testing should be performed after an asbestos removal job in certain cases. Licensed enclosure work may be followed by a formal clearance procedure. This can involve a visual survey, air monitoring and a final evaluation of the area prior to reopening.
How Professional Removal and Disposal Can Help Keep the Project Moving Safely?
A qualified company like Monster Removals can assist to decrease uncertainty and manage the asbestos job together with the overall refurbishment routine.
Confirming the exact scope:
Materials that contain asbestos and those that do not are identified by professional assessment. This ensures that there is no additional removal and that the work only concentrates on known asbestos containing materials.
Coordinating with other contractors:
Asbestos work can be coordinated ahead of other contractors such as electricians, plumbers, decorators or demolition crews. Communicate between the contractors: It helps prevent repeated delays.
Controlling the work area:
Enclosures and protective equipment, controlled removal methods will be used by specialists. These measures prevent excessive spread of fibre and prevent others in the building from being affected.
Disposing of asbestos waste correctly:
Asbestos waste needs to be correctly packaged, labelled and disposed of at an approved facility. It should never end up in a normal skip or go out with the regular rubbish.
Providing completion records:
Contractors can provide waste documents, air-testing results and clearance certificates. These records can be used for future maintenance, property sales and subsequent renovation work.
Get Your Project Back on Track
Asbestos detection during a renovation can be distressing, yet often controllable with an open ended and controlled response. Immediately the work shall be stopped, access is to be restricted and the material is to not be swept or vacuumed or removed, without appropriate advice.
A qualified surveyor or asbestos contractor will be able to make a determination of the nature of the material, risk and whether to leave it in place, encapsulate or remove it. By following the correct procedure the occupants and workers can be protected, compliance with UK asbestos requirements can be achieved and the renovation can proceed as safely as possible.
FAQS
Can I Identify Asbestos by Looking at It?
No. Many of the products containing asbestos are much like regular building materials. Usually laboratory tests are required for accurate confirmation.
Does All Asbestos Need to Be Removed?
No. Asbestos in good condition which is not likely to become disturbed can remain in place under an appropriate management plan.
Can a Builder Remove Asbestos?
A builder may complete certain non-licensed tasks if properly trained and equipped. Higher-risk licensable work must be carried out by an HSE-licensed contractor.
Should I Leave the Property?
Not always. This will vary with the material type, the extent of the material’s disturbance and whether the damage can be contained. Reference to experts is advised.
How Long Can Asbestos Delay Renovation?
The time frame varies based on the survey findings, size of the material, placement and how the material needs to be removed. A limited issue can be addressed relatively quickly, but it may take more time to plan out and clear licensed work.
Can You Renovate a House with Asbestos
Yes, you can, but don’t disturb the asbestos yourself. Get it checked first, and have any needed removal or repair handled by a qualified professional. Once it’s safely dealt with, you can carry on with the renovation.