Homebuyer Survey Says There May Be Asbestos – Is This Normal or Should I Run?

Key Points in This Blog

• “Suspected asbestos” does not mean asbestos is confirmed.
• It is common for older homes to have materials that need checking.
• Artex, garage roofs and floor tiles are often flagged.
• Testing may show the material does not contain asbestos.
• Finding asbestos does not automatically mean you should walk away.

Homebuyer Survey Says There May Be Asbestos

 

Buying a house is stressful enough without opening your home survey and seeing the word “asbestos”.

We regularly receive calls and emails from homebuyers across Yorkshire who have had exactly this happen.

Their RICS Home Survey has mentioned a material that could contain asbestos and recommended further investigation.

The first questions are usually:

“Should I still buy the house?”

“Is it safe to live there?”

“Will this hold up the sale?”

“How much is this going to cost me?”

After 20 years working in the asbestos industry, my answer is simple.

Don’t panic because a home survey mentions suspected asbestos.

Find out what you are actually dealing with first.

Quite often, we test materials highlighted as possible asbestos and the laboratory results come back negative.

When asbestos is confirmed, that still does not automatically make the property unsafe or mean you should pull out of the purchase.

You need to consider what asbestos has been found, its condition, where it is located and what you plan to do with the property.

Why Has My RICS Home Survey Mentioned Asbestos?

RICS Home Surveys assess the general condition of a property and highlight potential problems that may need further investigation.

A RICS surveyor may see a material that looks like something commonly associated with asbestos.

They may then recommend that you arrange an asbestos survey or asbestos testing before proceeding.

This is normal.

RICS itself states that its Level 2 Home Survey does not include an asbestos inspection. If the surveyor suspects asbestos could be present, they should highlight it and recommend further investigation.

This distinction matters.

Your RICS surveyor saying:

“Possible asbestos-containing material”

is not the same as an asbestos laboratory saying:

“Asbestos detected.”

The RICS surveyor has done their job by bringing a potential issue to your attention.

The next stage is getting the material properly checked.

Does “Suspected Asbestos” Mean My House Contains Asbestos?

No.

This is one of the biggest misunderstandings we see with homebuyers.

A material can look like asbestos without containing any asbestos at all.

We fairly often attend properties where a RICS Home Survey has raised concerns about a material, only for laboratory testing to confirm that it is asbestos-free.

You cannot reliably identify asbestos simply by looking at it.

Two ceilings can look almost identical.

One textured coating could contain chrysotile asbestos.

The other could contain no asbestos.

Testing gives you the answer.

Is It Normal to Find Asbestos When Buying an Older House?

It isn't unusual.

Asbestos was used extensively in British construction before it was fully banned in 1999.

The HSE advises that asbestos can occur in residential buildings built or refurbished before 2000. It lists materials including textured coatings, vinyl floor tiles, bitumen adhesives, asbestos cement products, AIB and pipe lagging among the places asbestos may be found.

This means a house containing asbestos is not automatically an unusual house.

You could find asbestos in a:

• 1930s semi-detached house
• 1950s council property
• 1960s bungalow
• 1970s detached house
• 1980s property
• 1990s house

The question you need to ask is not simply:

“Does this house contain asbestos?”

A more useful question is:

“What asbestos does this house contain, what condition is it in and will my plans disturb it?”

Those answers give you something you can actually use when deciding whether to buy the property.

The Three Materials We See Flagged Most Often

From our experience carrying out asbestos checks for homebuyers across Yorkshire, three materials come up time and time again.

Artex and Textured Coatings

Artex is probably one of the most familiar asbestos concerns for homebuyers.

You may have textured coatings on:

• Bedroom ceilings
• Hallways
• Living rooms
• Kitchens
• Staircases
• Walls

A home surveyor may recognise the age and appearance of the coating and recommend asbestos testing.

That does not mean the Artex definitely contains asbestos.

We test plenty of textured coatings that come back negative.

If it is positive, your plans for the house become important.

Are you leaving the ceiling alone?

Or are you planning to:

• Remove it
• Overboard it
• Install spotlights
• Rewire the room
• Alter walls
• Remove ceilings
• Carry out major refurbishment

The answer changes what we recommend.

Asbestos Garage Roofs

Garage and outbuilding roofs are another common finding.

Older corrugated cement sheets frequently attract attention during home surveys because asbestos cement was widely used for roofing.

If testing confirms asbestos cement, you don't necessarily need to abandon the purchase.

We look at the condition of the roof and what you intend to do with the garage.

A roof in reasonable condition that you plan to leave alone is very different from a badly damaged roof on a garage you intend to demolish.

Knowing the likely removal cost before buying also allows you to budget for future work.

Asbestos Floor Tiles

Older vinyl floor tiles are another material regularly highlighted.

They can be hidden underneath:

• Carpet
• Laminate
• Modern vinyl
• Kitchen flooring
• Other layers of old flooring

The tiles themselves may contain asbestos.

The black bitumen adhesive beneath them can also contain asbestos.

This becomes particularly relevant when you are planning a new kitchen, extension or full refurbishment.

Your new kitchen might look straightforward on paper.

Once the old flooring comes up, you could find asbestos tiles and bitumen underneath.

Finding that out before purchasing is much easier than discovering it halfway through the work.

Should I Walk Away From a House Because It Contains Asbestos?

Usually, asbestos alone isn't enough information to make that decision.

We would look at several things first.

What Type of Asbestos Material Is It?

Not every asbestos-containing material presents the same risk.

An asbestos cement garage roof is very different from damaged asbestos pipe lagging.

Likewise, sealed floor tiles beneath another floor covering are different from damaged or unsealed asbestos insulating board.

The material matters.

What Condition Is It In?

Condition can completely change our advice.

An asbestos-containing material that is intact and unlikely to be disturbed may sometimes be managed in place.

Damaged, deteriorating or exposed material needs more attention.

Where Is It?

Location matters.

Asbestos cement on an external garage roof is one thing.

Unsealed AIB in an area you intend to knock through is another.

Pipe lagging underneath floorboards you intend to lift during a heating upgrade presents another problem again.

What Are You Planning to Do to the House?

This is one of the first things we want to know.

If you're buying the house and have no plans to change anything, some asbestos materials may simply be managed.

If you're buying it because you want to completely renovate it, the situation changes.

Think about whether you intend to:

• Rewire the property
• Install a new kitchen
• Replace bathrooms
• Remove walls
• Install spotlights
• Lift floors
• Replace the heating system
• Build an extension
• Convert the loft
• Remove a garage

These jobs can affect materials that a normal visual inspection cannot fully assess.

Buying a House to Renovate? You May Need More Than Sampling

This is where we often recommend an asbestos refurbishment survey rather than simply testing the one item mentioned in the home survey.

Suppose your RICS report mentions possible asbestos in an Artex ceiling.

You could test that ceiling.

But what if you intend to strip the entire house, replace the kitchen, lift flooring and rewire every room?

Testing one ceiling does not answer all the asbestos questions relevant to that work.

A refurbishment survey is designed around the proposed work.

It can involve intrusive inspection into the areas that will be disturbed.

HSE guidance also makes this distinction when building work will break into the fabric of a building, stating that a more intrusive refurbishment survey may be required.

This is why we ask what you intend to do with the property.

The right asbestos check depends on the work you have planned.

A Real Example: Homebuyer Asbestos Survey in York

We carried out an asbestos management survey at a house in York for someone buying the property.

They weren't simply buying the house and moving their furniture in.

They planned to refurbish it.

They wanted to understand whether asbestos was present before committing to that work.

Our survey identified hidden asbestos that could have been disturbed during their planned refurbishment.

Finding it before the work started meant they could plan around it.

They knew what was present.

They knew what needed dealing with.

They could understand the likely costs.

Most importantly, contractors weren't going to discover it unexpectedly after demolition or refurbishment had already started.

That saved time and prevented an avoidable asbestos incident.

Sometimes the Suspected Asbestos Isn't Asbestos at All

This happens fairly often.

A home survey identifies something that could contain asbestos.

The buyer reads the report.

They see the word asbestos.

Their first reaction is concern.

We attend and take a representative sample.

The laboratory analyses it.

No asbestos detected.

Problem solved.

This is why I would never recommend making a major decision about a property purely because a general home survey says a material may contain asbestos.

Get an answer first.

Our Leeds Artex Example Shows Why Testing Matters

We had another example at a property in Leeds.

There was a water leak affecting an Artex ceiling.

A plumber needed to work on the leak but understandably wanted the ceiling checked before disturbing it.

We attended the property the same day.

We sampled the textured coating.

The sample was analysed the same day and came back negative for asbestos.

The plumber could then carry out the repair knowing the material had been checked.

Without testing, everyone was working from an assumption.

Testing turned that assumption into an answer.

The same principle applies when buying a house.

Can Asbestos Hold Up a House Sale?

It can, but getting the right information quickly can prevent unnecessary delays.

We regularly receive calls where buyers are already partway through the conveyancing process.

They have:

• Mortgage arrangements underway
• Solicitors working on the purchase
• Removal dates being considered
• Sellers waiting for answers
• A chain depending on progress

Then their home survey mentions asbestos.

The buyer worries that everything is going to stop.

This is why we try to make the process straightforward.

If you send us the relevant section of your RICS Home Survey, we can review what has been highlighted.

Sometimes the report contains useful photographs of the suspected materials, such as Artex ceilings or garage roofs.

These photographs can help us understand what the RICS surveyor has identified and what needs checking.

They cannot confirm asbestos.

But they can help us quote for the appropriate inspection or sampling.

Most of our standard sample results are returned within 48 hours.

Your RICS Surveyor Isn't Carrying Out an Asbestos Survey

This is worth understanding because it removes a lot of unnecessary worry.

A RICS Home Survey is valuable.

It gives you an independent assessment of the property's condition and can identify issues that deserve further investigation. RICS describes its Home Surveys as physical inspections intended to assess condition, risks and potential legal issues.

But your RICS surveyor is not acting as an asbestos surveyor during that inspection.

RICS documentation specifically states this for its Level 2 service.

If they see an old corrugated garage roof, textured coating or suspicious flooring, they may flag it.

That is exactly when you bring in an asbestos specialist.

Think of the wording carefully.

Potential asbestos.

Possible asbestos.

Suspected asbestos.

These words tell you further investigation is needed.

They don't give you a positive asbestos result.

What Happens During a Homebuyer Asbestos Survey?

When someone contacts us after receiving their home survey, we first want to understand what has been identified.

You can send us the relevant pages and photographs from your report.

We then discuss the property and what you plan to do with it.

That last part matters.

If you only want one suspect garage roof tested, the scope may be simple.

If you're buying a 1960s house and plan a full renovation, we may recommend a more extensive survey.

During the asbestos inspection we can:

• Inspect the relevant areas
• Identify suspect materials
• Take representative samples
• Record their locations
• Assess their condition
• Send samples for laboratory analysis
• Prepare your report
• Explain the findings
• Recommend what happens next

Our standard results are normally returned within 48 hours.

What Happens If We Find Asbestos?

This is often the point where buyers expect bad news.

Finding asbestos does not always mean removal.

Our recommendation could be:

Manage It

If an asbestos-containing material is in good condition and unlikely to be disturbed, leaving it in place may be an option.

Encapsulate It

Some materials can be sealed or encapsulated to protect their surface and reduce the chance of damage.

Remove It

Removal may make more sense if the material is damaged, in the way of planned work or likely to be disturbed in the future.

We explain the options rather than simply giving you a positive result and leaving you to work out what to do next.

Where required, we can also provide costs for the recommended work.

Can I Renegotiate the House Price Because of Asbestos?

Potentially.

We have had many cases where our survey identifies asbestos and we provide costs for removal.

The buyer can then use that information during discussions about the purchase price.

For example, imagine you're buying a house with:

• Asbestos-containing Artex throughout several rooms
• An asbestos cement garage roof
• Asbestos floor tiles beneath the kitchen floor

You plan to renovate all three areas.

You now have a genuine cost that you may need to deal with after buying the property.

Rather than saying to the seller:

“I think the house might have asbestos and it could cost a lot.”

you have:

• An asbestos survey
• Laboratory results
• Identified asbestos locations
• Recommendations
• Removal or encapsulation costs

That gives you something concrete to work with.

It does not guarantee that a seller will reduce their price.

But you can make your decision using real information rather than guessing.

When Would Asbestos Concern Me More as a Buyer?

Some findings deserve more attention.

I would want to understand the situation carefully if we found materials such as damaged pipe lagging or unsealed AIB.

I would also pay closer attention where asbestos is in poor condition or located throughout areas due for major refurbishment.

For example, suppose you're buying a property to completely strip back.

The survey finds extensive asbestos materials exactly where your new kitchen, rewiring and structural alterations are planned.

That doesn't necessarily mean you shouldn't buy it.

But you need to understand the work and costs before making that decision.

There is a big difference between knowingly purchasing a property with a planned asbestos budget and discovering the same materials after you've started knocking walls down.

What Is the Biggest Mistake a Homebuyer Can Make?

Assuming.

Don't assume that “suspected asbestos” means confirmed asbestos.

But don't make the opposite assumption either.

Don't decide that an Artex ceiling is probably fine because your friend has the same pattern in their house.

Don't assume a garage roof contains asbestos purely because it is old.

Don't assume old floor tiles are safe because they are hidden underneath carpet.

Test or survey the materials that matter to your purchase and your plans.

You are already spending a substantial amount of money buying a property.

Knowing what you're buying makes sense.

What If I Ignore It and Start Renovating?

This is where a manageable issue can become a much bigger problem.

We have attended properties after people have already damaged asbestos without knowing it was there.

The work then stops.

There is concern about who may have been exposed.

If a family is living in the house, the worry becomes even greater, especially where children are involved.

Instead of dealing with the asbestos material in a planned way, you may now also need to consider contamination and specialist cleaning.

Costs increase.

The project stops.

Everyone becomes worried.

This is exactly the situation an asbestos survey before refurbishment is intended to avoid.

Asbestos Checks for Homebuyers Across Yorkshire

We carry out asbestos surveys and testing for homebuyers throughout Yorkshire, including:

• West Yorkshire
• North Yorkshire
• South Yorkshire
• East Riding of Yorkshire

We regularly help buyers in Leeds, Bradford, Huddersfield, York, Wakefield and surrounding towns and villages.

Complete Asbestos Surveys has worked in the asbestos industry for around 20 years. Our surveying experience includes the BOHS P402 qualification. We are also a small business. That means when you contact us, you aren't simply being passed through a large call centre. You will often find Andy, the company director, carrying out the survey himself.

We also provide free advice and regularly respond to enquiries and quote requests outside normal office hours.

Buying a house doesn't only happen between 9am and 5pm.

Sometimes you receive your survey report in the evening, read the asbestos section and want to know what it actually means.

So, Should You Run If Your Homebuyer Survey Mentions Asbestos?

No.

Not based on those words alone.

Find out what is actually present.

Your home survey may have identified something that tests negative.

It may identify a small amount of asbestos that can remain safely managed.

It may identify asbestos that needs removing before your planned refurbishment.

Or it could identify a larger issue that affects how much you are willing to pay for the property.

All of those situations require different decisions.

The survey gives you information.

Use that information to decide whether the house is still right for you.

The aim isn't to make asbestos sound harmless.

It is to understand the actual risk rather than being frightened by one word in a property report.

What Should I Do After My Home Survey Flags Possible Asbestos?

A simple process works best:

1. Read the asbestos comments in your home survey.
2. Check which areas and materials have been highlighted.
3. Send the relevant report pages and photographs to an asbestos surveyor.
4. Explain what work you plan to carry out after purchasing.
5. Arrange the appropriate asbestos testing or survey.
6. Wait for the laboratory results.
7. Review any asbestos findings and recommendations.
8. Obtain removal or encapsulation costs where required.
9. Use those costs when budgeting or discussing the purchase price.
10. Make your buying decision with the facts in front of you.

You don't need to panic.

You need an answer.