Common Asbestos-Containing Materials in Residential Properties
Artex textured ceilings and walls are the most commonly encountered ACM in domestic properties from the 1960s to the 1980s. Artex applied before the mid-1980s is likely to contain white asbestos (chrysotile), typically at low concentrations. In good condition and left undisturbed, artex poses minimal risk and many lenders are comfortable with its presence. Problems arise if it is damaged, crumbling or if the homeowner intends to sand or skim over it, which can release fibres. Many lenders will note the artex but proceed with the remortgage, while a minority will require encapsulation or removal as a condition of offer.
Asbestos cement products including corrugated roof sheets, flat roofing panels, guttering and downpipes contain chrysotile asbestos bound in cement. This is sometimes referred to as "bonded" asbestos and is lower risk than "friable" (loose or crumbly) asbestos as the fibres are bound within the cement matrix. Lenders are generally more cautious about asbestos cement roofing, particularly on main dwelling roofs, and some will require a specialist survey or a retention condition requiring remediation before the full mortgage advance is released.
Asbestos insulating board (AIB) is a more hazardous form of ACM found in fire protection applications, partition walls and around boiler cupboards. If AIB is in poor condition, it may need to be removed by a licensed contractor, which is considerably more expensive than encapsulation. Spray-applied asbestos insulation (the most hazardous form, used in some industrial buildings but rarely in domestic properties) would cause most lenders to decline to proceed entirely until removal is completed.
Encapsulation vs Removal
For many types of ACM in good condition, encapsulation (sealing the material to prevent fibre release) is a cost-effective alternative to full removal. Artex ceilings can be encapsulated by applying a specialist sealant or by boarding over with plasterboard, and asbestos cement guttering and soffits can be painted with an encapsulating coating. Encapsulation does not remove the asbestos from the property but renders it safe for the foreseeable future and is acceptable to many mortgage lenders where the ACM is in good condition and the type of asbestos does not pose a high intrinsic risk.
Where a surveyor or lender requires removal, this must be carried out by a contractor licensed by the Health and Safety Executive (HSE) for higher-risk ACMs such as AIB and spray asbestos. For lower-risk materials such as asbestos cement products, a licensed contractor is not legally required (though still recommended) and many building companies with appropriate training can carry out the work. Costs vary widely depending on the material, quantity and access, ranging from a few hundred pounds for guttering replacement to several thousand pounds for a full roof re-sheeting project.
A specialist asbestos survey by a UKAS-accredited surveyor can confirm the type, condition and risk level of any ACMs identified. A management survey identifies ACMs that might be disturbed during normal occupation, while a refurbishment and demolition survey is required before any planned renovation work. Providing a current asbestos survey report to your mortgage lender can accelerate the underwriting process and demonstrate that you are managing the risk responsibly.
