🏠 Landlords: What to Do If a Tenant Discovers Asbestos

31 July 2025

As a landlord, you're legally responsible for the safety of your tenants - and that includes managing any asbestos-containing materials (ACMs) in your property. But what happens if a tenant discovers (or suspects) asbestos?

Here’s what you need to know — and do — immediately.

⚠️ Step 1: Don’t Panic — But Don’t Ignore It

If your tenant reports materials they believe could be asbestos (e.g. ceiling tiles, old pipe lagging, floor tiles), don’t dismiss it - even if the property seems in good condition. Asbestos is only dangerous when disturbed, but your legal duty is to assess the risk.

🧪 Step 2: Arrange a Professional Asbestos Survey

You must engage a qualified asbestos surveyor to inspect and confirm whether asbestos is present. A management survey is usually the first step — this identifies the presence and condition of any ACMs.

📌 Do not attempt to inspect or remove anything yourself - this can increase the risk of fibre release.

📄 Step 3: Follow the Law

Under the Control of Asbestos Regulations 2012, you have a legal duty to:

Identify ACMs in the property
Assess their condition and risk
Prevent exposure to tenants and contractors
Maintain a written asbestos management plan

If asbestos is in poor condition or likely to be disturbed (e.g. during repairs or renovation), it will need to be professionally removed by a licensed contractor.

🧹 Step 4: Act Quickly and Communicate Clearly

If asbestos removal or encapsulation is needed, keep your tenant informed and arrange works as soon as possible. Temporary relocation may be needed in some cases.

After removal, air monitoring and a formal clearance certificate should be obtained - this proves the property is safe again.

✅ Step 5: Stay Compliant for the Future

Keep asbestos survey records on file
Share safety information with tradespeople before any maintenance
Review and re-inspect ACMs periodically

Need Expert Help?

At ICEASBESTOS, we support landlords across the UK with fast, compliant asbestos surveys, risk assessments, and licensed removal. Whether it’s a one-off discovery or portfolio-wide compliance, our team can guide you through it.

📞 Contact us today for advice or urgent response.

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