5 Steps for Managing Asbestos in Heritage Buildings: A Property Owner’s Guide

Heritage buildings are treasures of history, connecting us to the past through architecture, craftsmanship, and cultural significance. However, their historic charm often conceals hidden risks—one of the most significant being asbestos.

The story of Buckingham Palace’s £369 million renovation project serves as a stark reminder. Delayed asbestos management not only disrupted the project but added significantly to its costs, with the National Audit Office estimating that some issues "could have been foreseen" with better preparation [1].

For heritage property owners, managing asbestos is a dual challenge: balancing safety and compliance with preserving the building’s unique character. This guide provides five essential steps to help property owners tackle asbestos risks effectively.

1. Assess the Building’s History and Risk Factors

Heritage buildings often have long and complex histories, with multiple periods of construction, upgrades, and renovations. Unfortunately, work done between the 1940s and 1990s is likely to have involved asbestos-containing materials (ACMs), which were widely used during that time [2].

To identify risks, start by examining:

• Key renovation periods: Post-war restorations frequently used asbestos for insulation, fireproofing, and flooring.

• Original plans or archives: Historical documentation can provide clues about materials used in the building.

If your building underwent significant upgrades before 1999, there’s a strong chance it contains ACMs. Identifying these risks early can prevent costly and disruptive surprises during future maintenance or renovations.

2. Conduct a Professional Asbestos Survey

An asbestos survey is essential for identifying ACMs and assessing their condition. For heritage properties, engaging specialists who understand both asbestos regulations and conservation best practices is crucial.

Types of surveys:

• Management surveys identify ACMs that remain undisturbed during normal use.

• Pre-refurbishment or demolition surveys locate ACMs that could be disturbed during construction work [3].

Surveys must comply with HSG264: Asbestos: The Survey Guide, which outlines best practices for identifying and assessing asbestos risks [3]. For heritage properties, this process ensures both safety and minimal impact on the building’s historic features.

3. Create and Maintain an Asbestos Register

An asbestos register records the location, type, and condition of ACMs in the building. It’s a legal requirement under the Control of Asbestos Regulations 2012 and acts as a roadmap for safe management [2].

For heritage properties, the register is especially valuable in:

• Guiding maintenance work: Ensuring contractors are aware of asbestos risks in specific areas.

• Tracking changes: Recording inspections, repairs, or removal efforts.

The register should be updated regularly, particularly after inspections or renovation work.

4. Develop an Asbestos Management Plan (AMP)

An asbestos management plan (AMP) outlines how ACMs will be safely managed to minimise risks. For heritage properties, the AMP must also consider preservation goals.

Strategies include:

• Encapsulation: Sealing ACMs to prevent fibre release without full removal, preserving the building’s character.

• Periodic monitoring: Regularly inspecting ACMs to ensure they remain in a safe condition.

• Collaboration with conservation experts: Ensuring management decisions respect the building’s historical integrity.

An effective AMP balances the dual priorities of safety and preservation.

5. Train Staff and Plan for Renovations

Asbestos awareness training is essential for all staff, caretakers, and contractors working on heritage buildings. This ensures they know how to identify ACMs and avoid disturbing them during routine maintenance or repairs.

Before undertaking significant renovations or demolitions, property owners must:

• Conduct pre-refurbishment asbestos surveys to identify ACMs in affected areas.

• Collaborate with conservation specialists to minimise damage to historic features.

• Ensure compliance with the Control of Asbestos Regulations 2012, which requires proper planning and documentation [2].

Careful planning reduces the risk of exposure, protects the building’s integrity, and prevents costly delays.

Conclusion: Lessons from Buckingham Palace

The Buckingham Palace renovation project serves as a cautionary tale. During its £369 million refurbishment, unexpected asbestos discoveries disrupted the project and led to significant cost overruns. The National Audit Office found that many of these issues could have been avoided with earlier, more comprehensive asbestos surveys [1].

For heritage property owners, the stakes are high. Failing to manage asbestos risks not only endangers health but can also result in financial strain and damage to the building’s reputation.

By following these five steps, property owners can safeguard their historic buildings while ensuring the safety of occupants and compliance with regulations.

📞 Contact us today to schedule an asbestos survey tailored to heritage properties and ensure your building’s legacy remains intact.

References

1. National Audit Office. (2024). Buckingham Palace Asbestos Discovery Report.

2. Health and Safety Executive. (2012). Control of Asbestos Regulations.

3. Health and Safety Executive. (2012). HSG264: Asbestos: The Survey Guide.