Asbestos in HMOs: Do You Need a Survey Before 2000 Buildings?
Quick answer
The duty to manage asbestos applies to the common parts of HMOs. If the building was built or converted before 2000 and you cannot show an existing asbestos report, a management survey is the practical way to meet that duty. Do not disturb suspect materials yourself.
Asbestos was widely used in UK buildings until the year 2000. If your shared house was built or converted before then, asbestos-containing materials may be present, particularly in shared areas such as hallways, stairwells, boiler cupboards and bin stores.
The duty to manage
Under the Control of Asbestos Regulations 2012, the duty to manage asbestos applies to the common parts of domestic premises such as HMOs. You must find out whether asbestos is present, assess its condition and risk, keep a record and manage it. The HSE publishes guidance on the duty and on safe working near asbestos.
What is a management survey?
A surveyor inspects accessible areas, takes samples of suspect materials and sends them for laboratory analysis. The report records what was found, where, in what condition and what action is recommended. It is designed for day-to-day management, not for major refurbishment, which needs a more intrusive refurbishment survey. We survey, sample and report; we do not remove asbestos. See our asbestos surveys for London HMOs.
Which properties need one?
- Buildings built or converted before 2000.
- Properties where you cannot show a previous asbestos report.
- Any property before refurbishment or building work.
Typical places asbestos is found
| Location | Possible material |
|---|---|
| Textured ceilings and walls | Decorative coatings |
| Boiler cupboards and pipework | Insulation, lagging, boards |
| Floor tiles and adhesives | Vinyl tiles and bitumen |
| Garage and outbuilding roofs | Cement sheets |
| Soffits and fascias | Insulating board |
What if asbestos is found?
Materials in good condition that are not disturbed are often left in place and managed, with a register and a plan. Damaged or at-risk material needs specialist advice, and removal of some types must be done by a licensed contractor. Never drill, scrape or sand suspect material yourself, and tell any contractors about the findings before they work.
Keeping the survey useful
Keep the report with your property file, share it with contractors and review it periodically, especially after any work or damage. Councils sometimes ask for it with a licence application. See our HMO certificates checklist.
How much does it cost?
An asbestos management survey for a shared house typically costs £275–£375 in London. Get a fixed quote, or see the Complete Pack from £995, which includes it.
Frequently asked questions
Does my 1990s HMO need a survey?
If you cannot show that asbestos has already been assessed, a survey is the practical way to meet the duty to manage.
Is removal included?
No. We provide the survey and report only.
How long is the survey valid?
Survey findings should be reviewed periodically and updated after any change to the building.
Sources and further reading
Related guides
- HMO landlord certificates checklist
- HMO fire risk assessment requirements
- HMO certificate costs in London
- HMO licence renewal checklist
Need this arranged in one go? Get a fixed quote or call 07506 892739. We confirm the price and the earliest visit before you commit, and your report arrives digitally, usually within 24 hours of the visit.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.
