Introduction
Buying a fixer-upper can be a dream move for first-time buyers. Older properties often come with character, value, and the chance to make your mark. But they can also hide serious risks—asbestos being one of the most overlooked.
If the property you’re eyeing was built before the year 2000, there’s a good chance asbestos-containing materials (ACMs) could be present. Before you grab the sledgehammer and start tearing out walls, here’s what you need to know to stay safe, compliant, and informed.
Why Asbestos Matters in Project Homes
Asbestos was widely used in UK construction from the 1930s through to its full ban in 1999. It was cheap, strong, fire-resistant—and now we know, dangerous when disturbed.
Breathing in asbestos fibres can cause serious and incurable illnesses, including:
- Mesothelioma
- Asbestosis
- Lung cancer
The problem? You often can’t see, smell, or taste asbestos—so if you’re working on a fixer-upper, it could be lurking behind ceilings, under floors, or in outbuildings without you even realising.
Where Might Asbestos Be in an Older Property?
If the house was built or refurbished before 2000, asbestos could be in:
- Artex/textured coatings on ceilings
- Pipe lagging or boiler insulation
- Floor tiles and adhesive
- Roof sheets and soffits
- Garage panels and doors
- Ceiling tiles
- Asbestos insulating board (AIB) in walls or partitioning
- Cement panels around baths or water tanks
Not all materials are dangerous just by being there—it’s when you disturb them (like drilling, sanding, removing) that they release fibres.
How Does This Affect Your Renovation Plans?
Many first-time renovators jump in with DIY demolition—but this could turn a dream project into a health and legal nightmare.
Here’s how asbestos affects your plans:
| Renovation Activity | Risk Level (if asbestos present) |
| Removing ceilings/walls | High – possible asbestos boards or coatings |
| Upgrading heating systems | Medium – lagging and pipe insulation |
| Sanding floors | Medium – vinyl tiles or adhesives |
| Tearing down garages/sheds | High – cement sheets and roof panels |
| Loft conversions | Medium – insulation or boardwork |
| Bathroom upgrades | Medium – wall panels or flooring |
Legal note: If you or your contractors disturb asbestos without a proper survey or removal plan, you could be breaking the law under the Control of Asbestos Regulations 2012.
What Should You Do Before You Start Work?
1. Arrange an Asbestos Survey
A Refurbishment and Demolition Survey is recommended before any invasive work. This checks:
- If asbestos is present
- What type it is
- Its condition and location
- The level of risk
2. Get Samples Tested
Not sure if that ceiling texture is asbestos? You can get specific samples tested by accredited labs.
3. Use Licensed Professionals for Removal
If asbestos needs to be removed, it must be done safely and legally—and sometimes only by licensed contractors (e.g. for AIB, insulation, or coatings). Crucial Environmental offers fully licensed removal services with strict safety protocols.
How Much Could Asbestos Cost You?
This varies by scope and type, but here’s a general guide for budgeting:
| Service | Average Cost Range* |
| Asbestos Survey | £250 – £500 |
| Testing per sample | £6 – £30 |
| Cement sheet removal (garage) | £800 – £2,000 |
| AIB panel removal | £1,000 – £3,000+ |
*Prices vary based on size, complexity, and accessibility.
Yes, it’s an extra expense—but ignoring asbestos can cost you more in delays, fines, health risks, or worse: long-term illness.
Key Takeaways for First-Time Buyers
Don’t assume a “modern-looking” house is asbestos-free. Check the build year.
Survey first, especially before planning any demolition or refurbishment.
Budget realistically—include potential asbestos work in your project costs.
Stay informed. Regulations are there to protect your health—and your investment.
Ask questions during viewings. Sellers may have survey records, but it’s your responsibility to stay safe.
Final Word: Don’t Cut Corners With Asbestos
Buying a fixer-upper is an exciting step—but asbestos is one risk that can’t be tackled with DIY spirit alone. It’s not about fear—it’s about informed decisions.
By getting the right surveys, involving professionals, and planning carefully, you can safely transform an older property into the home of your dreams—without risking your health or breaking the law.