Quick answer
Finding asbestos is normal in pre-2000 UK buildings and is not an emergency. Most identified materials can be managed in place with periodic reinspection. Removal is only needed where material is damaged, likely to be disturbed, or being replaced as part of works. A management plan documents the decision.
Step 1 — assess
The surveyor scores each ACM on material assessment (fibre release potential) and priority assessment (likelihood of disturbance). Low scores indicate manage-in-place; high scores indicate action.
Step 2 — decide
The three main outcomes: manage in place with periodic reinspection (typical for AIB in service voids, cement products in good condition, painted Artex); encapsulate or overboard (for damaged Artex, marginal AIB); remove (for damaged high-risk materials, or materials in the way of planned works).
Step 3 — document
A management plan records what is present, its condition and score, who owns the risk, and when the next inspection is due. This is your compliance record under CAR 2012.
Frequently asked questions
Common questions
Do I have to remove it?+
No. Removal is one option; manage-in-place is normally the appropriate first response.
Who does the removal?+
Licensed asbestos removal contractors (HSE-licensed) for high-risk material; competent non-licensed contractors for cement and floor tiles.
Do I need to tell anyone?+
For homes, only relevant parties (buyer, tenant, insurer where asked). For non-domestic, the register must be made available to anyone working on the building.