Asbestos is one of those topics where a little knowledge can be a dangerous thing. Over the years, a number of persistent myths have taken hold among property owners, landlords and even some building professionals, and those myths can lead to poor decisions with serious consequences. Whether it is assuming that a building is safe because it looks modern, or believing that undisturbed asbestos is never a problem, the gaps between what people think they know and what the regulations actually require can be significant. Here are five of the most common misconceptions about asbestos in buildings, and what the facts actually say.
Myth 1: My Building Is New Enough to Be Safe
This is one of the most common assumptions, and one of the most dangerous. Many people believe that asbestos is only found in very old buildings, Victorian properties or 1950s industrial units. In reality, asbestos was used widely in UK construction right up until its final ban in 1999. That means any building constructed or significantly refurbished before 2000 could contain asbestos-containing materials (ACMs), including buildings from the 1980s and 1990s that feel relatively modern.
Asbestos appeared in an enormous range of materials during this period. Floor tiles, ceiling tiles, textured decorative coatings such as Artex, pipe lagging, insulation board, corrugated roofing sheets and spray-applied fire protection systems all commonly contained asbestos. A building does not need to look old to contain it. The only way to know for certain is a professional survey carried out by a qualified, accredited surveyor.
Myth 2: If Asbestos Is Not Being Disturbed, It Is Not a Problem
This one contains a grain of truth, which is part of why it persists. Asbestos-containing materials that are in good condition and genuinely left undisturbed do generally present a low immediate risk. The problem is the word “genuinely.” In a building that is in active use, it is very difficult to guarantee that materials will remain permanently undisturbed. Routine maintenance, minor repairs, accidental damage and general wear and tear all create opportunities for disturbance.
More importantly, even if the materials are currently undisturbed, the law does not allow you to simply ignore them. Under Regulation 4 of the Control of Asbestos Regulations 2012, duty holders are required to identify where ACMs are, assess their condition, and have a management plan in place regardless of whether any work is planned. You cannot manage what you have not identified, and an asbestos survey is the starting point for meeting that legal duty.
Myth 3: I Would Know If There Was Asbestos in My Building
Asbestos cannot be identified by looking at a material. Even experienced surveyors cannot tell whether a material contains asbestos from visual inspection alone. Laboratory analysis of a physical sample is the only reliable method of confirmation. Asbestos fibres are microscopic, colourless and odourless. There is no visual cue, no smell and no texture that distinguishes an asbestos-containing ceiling tile from one that does not contain asbestos.
This myth is particularly relevant when people say they have “always known” what materials are in their building, or that a previous owner told them it was asbestos-free. Without a formal survey with laboratory-confirmed sample analysis, those assurances have no reliable basis. A UKAS-accredited asbestos survey with confirmed sample analysis is the only way to know.
Myth 4: Any Asbestos Found Must Be Removed Immediately
This myth causes unnecessary alarm and, in some cases, leads to poorly planned removal work that actually creates more risk than leaving materials in place. Not all asbestos needs to be removed. In many situations, managing asbestos-containing materials in place is the safest and most appropriate course of action, particularly where materials are in good condition, in low-risk locations and unlikely to be disturbed.
A professional asbestos management survey will assess each identified material against a range of factors including its condition, its accessibility, the likelihood of disturbance and the type of asbestos present. The surveyor will then make a specific recommendation for each material, whether that is removal, encapsulation, or managed retention with periodic re-inspection. Blanket removal of all asbestos is not required by law and is often not recommended. What is required is a considered, risk-based management approach.
Myth 5: Asbestos Surveys Are Only for Large Commercial Buildings
This misconception leads many smaller landlords and business owners to believe that asbestos regulations do not apply to them. In fact, the duty to manage under Regulation 4 of the Control of Asbestos Regulations 2012 applies to any non-domestic premises, regardless of size. A small commercial unit, a rented retail space, a village hall, a small office above a shop — all of these are covered by the regulations if they were constructed before 2000.
Even residential properties are relevant in some circumstances. If you are a landlord letting a house or flat built before 2000, you have responsibilities under the regulations for any common areas of the property. And if refurbishment work is planned on any residential property of that age, a refurbishment survey should be carried out before work begins, regardless of the scale of the project.
Getting the Facts Right With a Professional Survey
The common thread running through all of these myths is that they provide a reason to delay or avoid getting a professional survey done. In most cases, the reality of what a survey finds is far less alarming than people fear. The majority of surveys identify some asbestos-containing materials that can be safely managed in place, rather than extensive contamination requiring immediate remediation. Knowing what is actually present, assessed by a qualified surveyor, is almost always better than not knowing.
For professional UKAS acredited asbestos surveys in North Wales and the North West, JB Monitor are a UKAS-accredited asbestos surveying company based in Colwyn Bay. Their BOHS-qualified surveyors carry out management, refurbishment and demolition surveys across all building types, with sample analysis handled at their own in-house laboratory. They cover Llandudno, Conwy, Colwyn Bay, Wrexham, Chester, Manchester and the wider North West.
JB Monitor provide straightforward, practical advice without unnecessary jargon. If you are unsure about your obligations or what type of survey your building requires, they are the local specialists to call.
North Wales: 01492 536 444 | Manchester: 0161 359 3684
www.jbmonitor.co.uk
