Reviewed by qualified compliance practitioners·Last updated 30 April 2026
Asbestos Management — Plain English Guide
Straight answers about asbestos: where it's found, who has the duty to manage it, when surveys are needed, and what to do if you find it. Written for landlords, building owners, and people in charge of buildings.
Looking for the technical detail? Read the version for professionals → CAR 2012, HSG264, HSG227, NNLW determination, and air monitoring.
What is asbestos?
A naturally occurring fibrous mineral that was used in thousands of building products until 1999. When disturbed, asbestos fibres are released into the air. Breathing them in can cause fatal lung diseases — including mesothelioma, lung cancer, and asbestosis.
Is there a legal duty to manage asbestos?
Yes. The Control of Asbestos Regulations 2012 places a "duty to manage" on anyone responsible for the maintenance or repair of non-domestic premises.
This applies whether or not asbestos has been confirmed. If you don't know, you have to find out.
When was asbestos banned in the UK?
- All forms of asbestos were banned for use in new construction from 1999.
But asbestos in buildings constructed before that date is still present in millions of UK buildings — and it remains legal as long as it's left undisturbed.
How do I know if my building contains asbestos?
If your building was constructed or refurbished before 2000, assume asbestos is present until proven otherwise.
The only way to know for certain is an asbestos survey.
Do I need an asbestos survey?
Yes — in two situations:
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If you're responsible for managing a non-domestic building (or the common parts of flats) built before 2000, you need a management survey to identify and locate any asbestos.
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Before any refurbishment or demolition work that could disturb the building fabric, you need a refurbishment and demolition (R&D) survey.
What's the difference between a management survey and an R&D survey?
A management survey is non-intrusive. It identifies asbestos that's likely to be disturbed during normal use of the building.
An R&D survey is intrusive — it requires breaking into walls, floors, and ceilings to find hidden asbestos before construction work starts.
Who can carry out an asbestos survey?
A surveyor with the right qualifications and experience. The most recognised qualification is the BOHS P402 Building Surveys and Bulk Sampling for Asbestos.
The surveyor's organisation should ideally hold UKAS accreditation under ISO/IEC 17020.
How much does an asbestos survey cost?
A small management survey: £200–£500. A larger commercial building: £500–£2,000+. An R&D survey: more than a management survey because it's intrusive.
Cost depends on building size, complexity, and the level of access needed.
What is an asbestos register?
A document recording where asbestos is (or might be) in your building, what condition it's in, and how the risk is managed.
It's the practical output of a management survey and is the foundation of your duty to manage.
What is an asbestos management plan?
A written plan setting out how you'll manage the asbestos in your building. It includes the asbestos register, condition assessments, who's responsible, and what action is needed.
The plan must be reviewed regularly — typically at least annually.
Where is asbestos commonly found in buildings?
In materials used before 2000, including:
- Roof tiles and corrugated cement sheets
- Floor tiles and floor tile adhesive
- Pipe insulation (lagging)
- Insulating board (AIB) in ceilings, partitions, fire doors
- Spray coatings on steel beams
- Textured coatings (e.g. Artex)
- Cement water tanks
- Gaskets and rope seals
Almost any material in a pre-2000 building could contain asbestos.
Is asbestos dangerous if it's left alone?
Generally no — if it's in good condition and undisturbed.
The danger comes from disturbing asbestos: drilling, sawing, breaking, or sanding releases fibres into the air. Damaged or deteriorating asbestos materials can also release fibres.
What should I do if I find asbestos?
Don't disturb it. If it's in good condition and unlikely to be damaged, it can usually be managed safely in place by recording it, monitoring its condition, and warning anyone who might disturb it.
If it's damaged or in the way of building work, you need a licensed asbestos contractor to remove it.
What is licensed asbestos work?
Higher-risk asbestos work — typically removal of pipe lagging, sprayed coatings, and asbestos insulating board — that must be done by a contractor licensed by the HSE.
The list is set out in CAR 2012. Most other asbestos work is "non-licensed" but still subject to safety controls.
What is non-licensed work?
Lower-risk asbestos work — typically dealing with asbestos cement, floor tiles, textured coatings, and gaskets — that can be done without an HSE licence but must still follow proper procedures, including notification to the HSE for "Notifiable Non-Licensed Work" (NNLW).
What is NNLW?
Notifiable Non-Licensed Work. It sits between licensed and fully unlicensed work. The HSE must be notified before the work starts, and workers need health surveillance and training.
Do I need asbestos awareness training?
Yes — for any worker likely to disturb asbestos. This includes maintenance workers, electricians, plumbers, builders, and other tradespeople working in pre-2000 buildings.
It's a legal requirement under CAR 2012, Regulation 10.
Do landlords have a duty to manage asbestos?
For shared common parts of flats — yes.
For inside individual rented homes (the demised premises) — there's no specific duty under CAR 2012, but landlords still have general health and safety duties to ensure the property is safe.
If you do any work that could disturb asbestos in a tenant's home, the duty applies to that work.
What buildings need an asbestos register?
Almost every non-domestic building constructed before 2000. Plus the common parts of pre-2000 multi-occupied residential buildings.
If you don't have one, you should presume asbestos is present until you can prove otherwise.
How often should an asbestos survey be reviewed?
The management plan should be reviewed at least annually, and whenever:
- Building work is planned
- Damage is suspected
- The use of the building changes
- New occupants take over
What happens if I ignore the duty to manage asbestos?
You can be prosecuted under CAR 2012 and HSWA 1974. Fines can be substantial — six and seven-figure fines have been imposed for serious breaches.
If a worker or member of the public develops an asbestos-related disease, you may also face civil claims and potential corporate manslaughter charges.
Can asbestos be removed completely?
Yes — but only by a competent contractor (licensed for higher-risk work). Removal is expensive and disruptive. In many cases, managing asbestos in place is safer and more practical than removing it.
What records do I need to keep?
The asbestos register, the management plan, survey reports, and records of any work done involving asbestos. Keep them for at least 40 years — asbestos-related diseases can take that long to develop.
What's the real purpose of asbestos management?
To stop people developing fatal diseases from breathing in asbestos fibres. Everything else is paperwork to prove you tried.
Need the technical version? Read the asbestos guide for professionals →
This guide provides general information about UK compliance requirements. It is not legal or professional advice. For your specific situation, consult a qualified professional.