In This Guide
Understanding Your Options
When asbestos-containing materials (ACMs) are identified, you have three broad options: leave in place and manage, encapsulate or seal, or remove entirely. There is no single correct answer — the right approach depends on the material's condition, location, future building plans, and practical considerations. This guide helps you understand when each approach is appropriate.
Management in Place: When It Works
Many ACMs in good condition can be safely managed without physical intervention. If the material is undamaged, unlikely to be disturbed, and properly labelled and documented, management in place is often the safest and most cost-effective approach. This requires a robust management plan, regular re-inspections, clear labelling, and procedures to prevent accidental disturbance. Management in place avoids the risks associated with disturbing the material during removal.
Encapsulation: An Intermediate Option
Encapsulation involves applying a sealant or coating to asbestos materials to prevent fibre release. This can be appropriate for materials that are slightly deteriorated but still in reasonable condition, where removal would be disproportionately disruptive or costly. Encapsulation does not eliminate the asbestos — the material remains in place and must still be managed. Encapsulation may be suitable for textured coatings, some pipe lagging, and certain board products.
When Removal Is Necessary
The right option for each ACM depends on its material and priority assessments. Damaged or deteriorating ACMs may be repaired, protected, sealed, enclosed or encapsulated; removal is usually needed where they cannot be, or where planned works will disturb them. For final demolition or major refurbishment, the plan of work must, so far as is reasonably practicable, specify that asbestos is removed before any other major works begin, unless removal would create a greater risk than leaving it in place.
Licensed vs Non-Licensed Removal
Licensable removal must be carried out by a contractor holding an HSE licence. Removal of asbestos coatings (surface coatings applied for fire protection, heat insulation or sound insulation, such as sprayed coatings) is always licensable, whatever their condition or the length of the job; textured decorative coatings are not classed as asbestos coatings. Removal of asbestos insulation (such as pipe lagging) or asbestos insulating board (AIB) is licensable unless the risk assessment shows that exposure will be sporadic and of low intensity, the control limit will not be exceeded and the work is short duration: no more than two hours in any seven days in total, including any ancillary work liable to disturb asbestos, and no more than one hour for any one person. Removal of other ACMs is licensable if exposure will not be sporadic and of low intensity, or if the risk assessment cannot clearly show that the control limit will not be exceeded. Non-licensed removal must still comply with the Control of Asbestos Regulations. Some of it is notifiable non-licensed work (NNLW), which must be notified before work starts and requires medical surveillance and health records. Non-licensed work that meets all the conditions in regulation 3(2) is exempt only from the notification, designated-area, and medical surveillance and health-record requirements (regulations 9, 18(1)(a) and 22); all other applicable requirements of the Regulations still apply. Your contractor should confirm the category from their risk assessment.
Cost Considerations
Removal is typically the most expensive option but eliminates ongoing management obligations. Encapsulation has moderate costs and may extend material lifespan. Management in place has the lowest initial cost but requires ongoing inspection and management effort. Consider the full lifecycle cost, including future building plans, when making your decision. Sometimes removal now is cheaper than repeated management over decades.
Getting Independent Advice
For complex decisions, engage an independent asbestos consultant who is not connected to a removal contractor. This ensures advice is impartial and focused on your needs rather than generating removal work. A good consultant will help you understand all options, consider practical factors, and make an informed decision.
Need Expert Guidance?
Our BOHS-qualified surveyors can help you understand your specific requirements and ensure full compliance.
Frequently Asked Questions
Is encapsulation a permanent solution?
No. Encapsulation extends the serviceable life of ACMs but does not eliminate them. The material remains in place and must continue to be managed, re-inspected, and eventually removed. Encapsulation may need to be reapplied periodically.
Can I remove asbestos myself?
Householders can legally remove certain low-risk ACMs from their own homes if they follow proper precautions. However, professional removal is strongly recommended in most situations. For non-domestic premises, removal should always be undertaken by licensed or competent contractors as appropriate to the material type.
How do I choose between removal and encapsulation?
Consider the material's condition, future building plans, practical access, and ongoing management burden. If the material is in good condition with no planned disturbance, management or encapsulation may be appropriate. If works are planned or condition is poor, removal is usually required. Seek independent advice for complex situations.
Will removal eliminate my asbestos management obligations?
For the specific materials removed, yes. However, most buildings contain multiple ACMs, and you may still have ongoing duties for remaining materials. Full building surveys are needed to confirm all asbestos has been identified and addressed.
What happens to removed asbestos?
Asbestos waste must be securely sealed in suitable, labelled packaging (double plastic sacks are suitable for most waste) and transported in an enclosed vehicle, skip or container to a facility authorised to accept asbestos waste, in accordance with the hazardous waste regulations. Hazardous waste consignment notes record the movement of the waste and should be kept with your project records.