Asbestos in London Properties: What Decorators and Homeowners Need to Know

Why Asbestos Is Relevant to Decorators

Asbestos is not primarily a decorating material, but it appears in locations throughout London's housing and commercial stock in ways that directly affect decoration work. Drilling, cutting, sanding or disturbing materials that contain asbestos can release fibres into the air; inhalation of those fibres is the primary cause of mesothelioma, asbestosis and asbestos-related lung cancer. This makes it essential that decorators — and the clients who instruct them — understand where asbestos may be present before any work starts.

Asbestos was used extensively in UK construction from the 1940s through to its complete ban in 1999. Properties built or significantly refurbished between those dates are most likely to contain asbestos-containing materials (ACMs). However, some pre-war properties were refurbished using asbestos products post-1945, and some ACMs persist in properties that have had multiple owners and piecemeal renovation over decades.

Where Asbestos Is Commonly Found in London Properties

The locations most relevant to decorators include:

Textured coatings (Artex and equivalents): Decorative textured coatings applied to ceilings and sometimes walls from the 1960s to the 1980s frequently contained chrysotile (white) asbestos as a reinforcing agent. Artex applied before 1985 has a high probability of containing asbestos. This is one of the most commonly encountered ACMs in London residential properties. Overpainting intact Artex does not disturb fibres; sanding, scraping or removing it does.

Ceiling tiles and suspended ceiling systems: Acoustic ceiling tiles and suspension system components used in commercial refits and some domestic spaces from the 1950s to 1980s may contain asbestos. These are common in converted commercial buildings now used as flats.

Insulation board: Asbestos insulation board (AIB) was used in partition walls, around boilers, in fire doors and in service cupboards. AIB is a higher-risk material than textured coatings because it is more friable — fibres release more easily when disturbed.

Floor tiles and adhesives: Vinyl floor tiles, particularly 9x9 inch format, applied before 1980 frequently contain asbestos. The adhesive mastic beneath them often also contains asbestos. These are typically encountered in kitchens, hallways and utility rooms during flooring replacement or preparation for painting adjacent skirting boards.

Pipe lagging and boiler insulation: Original heating system insulation in older properties is among the highest-risk asbestos locations. Any decorator working near boiler rooms or exposed pipework in buildings from this era should be aware.

Soffit boards in external locations: Asbestos cement sheeting was widely used for garage soffits, porch roofs and outbuilding walls. Where a decorator is asked to paint external soffits in a pre-1990 property, the substrate should be identified before wire brushing or sanding is started.

The Distinction Between Non-Licensed and Licensed Work

The Control of Asbestos Regulations 2012 (CAR 2012) establishes a framework for working with asbestos that distinguishes between three categories:

Licensed work covers high-risk ACMs — primarily AIB, sprayed coatings and pipe lagging. Only contractors holding an HSE asbestos licence may carry out licensed removal. This work requires notification to the HSE, preparation of a written plan of work, and use of licensed waste disposal routes. No decorator should carry out licensed asbestos removal work.

Notifiable non-licensed work (NNLW) covers moderate-risk activities such as removing asbestos cement sheets or encapsulating AIB. This does not require a licence but must be notified to the HSE and requires appropriate training and medical surveillance.

Non-licensed work covers low-risk activities where disturbance of ACMs is incidental or minimal — for example, drilling a single fixing hole through a textured ceiling in a known ACM location, or painting over intact asbestos cement. A decorator with appropriate training (UKATA or RSPH asbestos awareness certificate) can carry out non-licensed work with the correct controls in place.

The practical implication for decorating work is: painting over intact ACMs is generally acceptable; any cutting, grinding, removing or significantly disturbing ACMs requires specialist input.

Asbestos Surveys: What They Cover

An asbestos survey identifies and assesses ACMs in a property. There are two types relevant to domestic and commercial property:

Management survey: Locates ACMs that may be disturbed by normal occupation and maintenance. Appropriate for ongoing management of a property.

Refurbishment and demolition survey: A more intrusive survey required before any significant renovation, demolition or alteration work. This involves sampling and laboratory analysis of materials and is the appropriate survey type before a significant decoration project in a pre-2000 building.

Survey costs vary — a management survey for a typical London flat starts at around £200–400 from an accredited surveyor (UKAS-accredited bodies are the appropriate standard). The cost is insignificant relative to the liability associated with disturbing unidentified asbestos during a renovation project.

What Decorators Should Do

Any decorator working in a London property built before 1999 should have completed at minimum an asbestos awareness course (Category A under UKATA). This provides understanding of where ACMs may be found and the behaviours that avoid disturbing them, but does not permit any direct work with asbestos.

Before starting work in a pre-2000 property, a decorator should:

• Ask the client whether an asbestos survey has been carried out
• Review any available asbestos register or survey report
• If no survey exists, apply the precautionary principle — treat any suspect material as containing asbestos until proven otherwise

A decorator who drills into Artex ceilings or sands textured coatings without considering the asbestos question is creating a serious health and legal liability for themselves and their client.

For any London decoration project involving pre-2000 construction, speak to our team before work starts. Contact us here to discuss your project, or request a free quote and we will confirm the survey requirements as part of our site assessment.