Managing asbestos in London buildings
Asbestos-containing materials are present in a large proportion of London buildings built before 2000. Property owners have a legal duty to manage them. A condition survey can identify the need for specialist assessment.
Where asbestos is commonly found
Textured coatings, floor tiles and adhesives, cement roofing, pipe insulation, fire protection to steel, soffit boards and sealants. Buildings from the 1950s to 1990s are most affected.
Legal duties
Under the Control of Asbestos Regulations 2012, duty holders must identify or assume ACMs, assess risk, prepare a management plan, inform those who may disturb materials, and monitor condition. A building pathology assessment supports identification.
When to survey
Before refurbishment or demolition, when taking on management responsibility, when the register is incomplete, and as part of pre-acquisition due diligence.
Safe management
ACMs in good condition can be managed in place through labelling, monitoring and a plan. Damaged materials require removal by a licensed contractor.
Where asbestos is most commonly found in London stock
London's building stock means asbestos-containing materials (ACMs) are common in anything built or refurbished before the 2000 ban. Typical locations include pipe and boiler lagging, Artex and textured coatings, asbestos insulating board to soffits, ceiling tiles and service risers, asbestos cement roof sheets and rainwater goods, floor tiles and the bitumen beneath them, and sprayed coatings to structural steel in some mid-century commercial buildings.
Condition matters more than presence. Well-bonded ACMs in good condition and unlikely to be disturbed are frequently best managed in place under an asbestos management plan rather than removed; disturbance during uncontrolled works is the principal risk, which is why surveys should precede any intrusive works or refurbishment.
The duty to manage, and how surveys support it
Under the Control of Asbestos Regulations 2012 the dutyholder for non-domestic premises (and the common parts of residential blocks) has a legal duty to manage asbestos: find out whether ACMs are present, record their location and condition, assess the risk, and keep the information up to date and available to anyone liable to disturb them.
A management survey supports the ongoing duty to manage; a refurbishment-and-demolition survey is the more intrusive survey required before works that will disturb the fabric. We advise on which survey type the situation requires and how the findings feed planned maintenance, the Building Safety Act golden thread where applicable, and contractor information packs - the physical survey and any removal are carried out by appropriately licensed specialists.
Frequently asked questions
Is asbestos dangerous if undisturbed?
In good condition and undisturbed, it generally presents low risk. Danger arises when fibres are released.
Do I need a survey before refurbishment?
Yes. A refurbishment and demolition survey is required before disturbing the fabric.
Who is responsible?
The duty holder: usually the building owner or person with maintenance responsibility.
Can I remove asbestos myself?
Only certain low-risk materials. Most removal requires a licensed contractor.
Primary sources and further reading
Links checked 18 July 2026. These primary and professional sources provide general context; they do not confirm how the guide applies to a particular building or appointment.
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Asbestos Management Plan Review
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A competent asbestos professional should confirm dutyholder scope, survey and management-plan distinctions, and whether work is licensed, non-licensed or notifiable non-licensed work.
Savas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.