Asbestos in our Homes
As a practising building surveyor conducting a level 2 or 3 home survey, it is important to be aware of the presence of asbestos in homes. Many home buyers may view these surveys as simply a detailed inspection of the condition of the property, but they also play a crucial role in identifying potential health and safety hazards.
The surveyor acts as the conveyancer’s representative on site, reporting on various matters including conveyancing, environmental issues, and health and safety. Identifying asbestos is a key concern in ensuring the safety of the occupants of the property.
Asbestos was widely used in homes for decades, particularly in the UK between the 1930s and the late 1990s
Due to its durability, fire resistance, and insulating properties, asbestos was incorporated into thousands of building materials and household products.
Homes built or renovated before 2000 have a higher likelihood of containing asbestos. The risk is particularly elevated in properties constructed between the 1950s and 1980s, during the peak of asbestos use. A full ban on asbestos didn’t take effect in the UK until 1999.
Common places where asbestos was used in the home
Asbestos can be found throughout a house, from the roof to the floor, in a variety of products.
Exterior:
Asbestos cement sheets and tiles were used for roofing on houses, garages, and sheds.
Man-made tiles
Corrugated roof sheets
Verge cloak board (the underside of the roof overhangs).
Other external features containing asbestos include soil & vent pipes, drainpipes, gutters, and soffits. It was also used in cladding and siding shingles.
Interior:
Ceilings and walls: Textured finishes (like Artex) and decorative coatings, as well as ceiling tiles and wall panels, often contained asbestos.
Flooring: Vinyl floor tiles, vinyl sheet flooring, and the adhesive used to install them could contain asbestos.
Insulation: Older homes may have asbestos-containing insulation in lofts, around pipes, and inside boiler cupboards. Vermiculite attic insulation is particularly notorious for containing asbestos.
Heating and plumbing: Asbestos was used to insulate boilers, hot water pipes, and warm air heating systems. It was also a component in some cement water tanks, toilet cisterns, and panels behind gas fires.
Electrical items: Asbestos was used on flash guards in fuse boxes and as insulating boards behind electrical panels.
The danger of asbestos in the home
Asbestos is not considered a health risk when it is sealed, in good condition, and undisturbed. The danger arises when asbestos-containing materials are damaged or disturbed, releasing microscopic fibres into the air. If inhaled, these fibres can cause severe and incurable diseases, including mesothelioma and asbestosis.
What to do if you suspect asbestos:
Do not disturb it. Leave suspected materials in place and do not attempt to drill, sand, or otherwise tamper with them.
Seek professional help. Only a qualified asbestos surveyor can confirm the presence of asbestos through laboratory testing. If removal is necessary, it must be carried out by licensed professionals.
The Historical Waves of the Asbestos Epidemic
An Examination of Exposure, Knowledge, and Neglect
Introduction
The asbestos epidemic stands as a sobering example of how industrial interests, scientific discovery, and governmental inaction can intertwine with grave consequences for public health. Over the past century and a half, asbestos use and its associated hazards have unfolded in distinct historical waves. Each wave brought about new patterns of exposure, shifts in knowledge, and all too frequently, deliberate obfuscation by those with vested interests. Understanding these waves is essential to appreciating the ongoing legacy of asbestos in the built environment, particularly in the United Kingdom.
Obscured Dangers and Commercial Interests
Throughout the history of asbestos use, those poised to benefit financially—primarily mining and manufacturing companies—actively sought to downplay or deny the material’s dangers. Early warnings from the medical community were often ignored or suppressed, as companies prioritised profit over worker and public safety. Even after the UK implemented a comprehensive ban on asbestos, successive governments displayed reluctance to fully address the enduring risks posed by asbestos-containing materials in existing buildings. This legacy issue remains a pressing concern, as countless structures still harbour asbestos, which continues to threaten health as it deteriorates.
Knowledge, Exposure, and Generational Shifts
A schematic understanding of the epidemic reveals several dynamics at play. As scientific knowledge about asbestos and its risks increased, so too did the number of people exposed—each new cohort facing hazards often only fully recognised in hindsight. Furthermore, over time, the age of those exposed dropped, as younger individuals encountered asbestos in various occupations and environments. The cumulative effect is a complex public health challenge that persists to this day.
The Four Historical Waves
First Wave (c. 1880–1990): Raw Asbestos Handling and Manufacturing
The first wave of the epidemic was defined by the direct handling of raw asbestos. This included miners, dockers, and workers in factories manufacturing asbestos products. The period spanned from roughly 1880 until 1990 in the UK. During this era, cases of severe respiratory disease among workers began to emerge, though recognition was slow. A landmark moment occurred in 1924 with the death of Nellie Kershaw, a textile worker from Rochdale. Her fatal case of pulmonary asbestosis became the first to be documented in medical literature, marking the beginning of the acknowledgement of occupational asbestos disease. Despite such evidence, commercial interests continued to dominate the discourse for decades.
Second Wave: Construction and Installation Trades
The second wave closely followed the first, both in Europe and the United States. It primarily affected construction workers and those involved in installing asbestos products, such as garage mechanics and laggers. The group exposed during this period remained relatively small compared to the general population, but the doses encountered were often high. Despite the growing body of evidence on the risks, knowledge was still limited and slow to reach those in harm’s way. Efforts to empower prevention were underway, but progress was hampered by industry resistance and lack of widespread awareness. I lost my father in this wave at the age of 43. He was a glass blower making neon signs and made and used workbenches made of asbestos.
Third Wave (c. 1980–Present): Renovation, Repair, and Removal
With advances in knowledge about asbestos and its health impacts, the third wave saw exposures shift to those involved in the renovation, repair, and removal of asbestos-containing materials. This group—predominantly trade and construction workers—faced occasional, but sometimes extremely high, doses during their work. Unlike previous waves, by this point, there was a much clearer understanding of the risks and causation of asbestos disease. Nonetheless, exposures continued due to the widespread presence of asbestos in buildings and the practical challenges of safe management and removal.
Fourth Wave: The Legacy in Ageing Buildings
The fourth and current wave is characterised by the presence of asbestos in the UK’s built environment. Asbestos was installed extensively throughout the twentieth century. While some contaminated buildings have been demolished or remediated, many remain in use—some well past their intended lifespan and in poor condition. In these structures, asbestos materials are often crumbling. Routine disturbances, maintenance, or deterioration can release hazardous fibres into the air, posing risks to anyone using or occupying these spaces. The legacy of past inaction and inadequate maintenance thus perpetuates exposure, underscoring the need for ongoing vigilance and policy intervention.
Where does asbestos come from
Asbestos forms naturally in metamorphic rocks through a process called serpentinization, which occurs when ultramafic rocks like peridotite are exposed to water and low temperatures. The most common type, chrysotile, is a serpentine mineral that forms in serpentinite rocks. Other types of asbestos, such as amphiboles, can be found in various metamorphic rocks.
Formation process
Rock type:
Asbestos minerals form from the metamorphism of existing rocks, which are transformed by high heat, pressure, or chemical-rich fluids.
Serpentine asbestos:
Chrysotile, or white asbestos, forms when ultramafic rocks, rich in olivine, are altered by water in a process called serpentinization.
Amphibole asbestos:
Other asbestos minerals, like amosite and crocidolite, belong to the amphibole group and form in various metamorphic rocks.
Rock types where asbestos is found
Serpentinite:
This is the primary rock type for the most common form of asbestos, chrysotile.
Metamorphic rocks:
Amphibole asbestos is found in a wider range of metamorphic rocks.
Layered ultramafic intrusions:
A second, less important type of asbestos deposit forms from the metamorphism of these layered intrusions.
Other rocks:
Asbestos can also occur in limestone and talc deposits, although it’s often less dangerous in its natural, unbroken state.
Conclusion
The unfolding of the asbestos epidemic in historical waves reflects a tragic pattern: initial ignorance and denial, followed by slow recognition, and finally, a persistent legacy of risk. The story of asbestos is a cautionary tale about the cost of prioritising economic interests over health and the long shadow cast by decisions made in the name of progress. Addressing the remaining legacy of asbestos in buildings is an urgent public health imperative that must not be ignored.