Many older buildings quietly harbour one of the construction industry’s most persistent hazards: asbestos. Whether you manage a commercial property, lead a renovation project or oversee facility maintenance, understanding asbestos in old buildings is essential. In this article we’ll explore where asbestos is most likely found, why it remains a risk decades later, real statistics on exposure and disease, and practical strategies you can apply today. By the end you’ll be able to identify the key risk-zones, plan effective inspections and decide on the best management or removal approach, helping you protect occupants, stay compliant and reduce liability.
Why Asbestos Was Widely Used in Construction
The material’s appeal
Asbestos is a naturally occurring group of mineral fibres known for durability, heat- and fire-resistance. Because of those properties, it was widely incorporated in building materials throughout the 20th century.
Extent of use in buildings
For example, in the U.S., it’s reported that “most of the 733,000 public and commercial buildings … still have asbestos inside.” In the UK, surveys suggest large proportions of older homes built before 1980 retain original asbestos-containing finishes.
Changing regulatory landscape
The material’s health hazards became clearer over time, and many countries banned or restricted asbestos. According to the World Health Organization (WHO), as of September 2024 more than 50 Member States have legal measures to prohibit all forms of asbestos. Nonetheless, its legacy remains in buildings constructed before those bans took effect.
How to Assess Risk of Asbestos in Old Buildings
Building age and historical use
The older the building, the higher the probability asbestos-containing materials (ACMs) were used. For instance, in industrial settings it is stated: “Buildings built before the 1980s are more likely to contain asbestos.”
Common locations of asbestos in buildings
Some of the frequent hotspots include:
- Insulation around pipes, boilers and ducts.
- Sprayed or trowelled fire-proofing on steel structures.
- Roofing sheets, flooring tiles, ceiling dotted coatings.
Condition of the asbestos-containing materials
As the United States Environmental Protection Agency (EPA) explains, if the ACM is intact and undisturbed the risk is negligible — but if damaged, crumbling or undergoing removal then fibres can be released. A survey noted that in U.S. public/commercial buildings about two-thirds of those containing asbestos had “at least some of the asbestos material … damaged.”
Occupancy, maintenance and renovation activity
Renovation work, demolition, maintenance tasks and disturbance of building fabric increase exposure risk. WHO emphasises that “anyone engaging in construction, maintenance and demolition of buildings where asbestos has been used is potentially at risk … even many years or decades after the asbestos was put in place.”
Understanding the Health and Regulatory Impacts
Health burdens and latency
Exposure to asbestos is linked to lung cancer, mesothelioma (cancer of the lining of the lung or abdomen), and asbestosis (lung fibrosis). Globally, exposure at work causes more than 200,000 deaths each year (based on 2016 estimates) and accounted for over 70% of work-related cancer deaths. The latency (time between exposure and disease) is typically 20–60 years.
Exposure statistics relevant to building environments
Some useful figures:
- In the U.S., the CDC reported 2,236 deaths from mesothelioma in 2022.
- 1.3 million U.S. workers in construction and general industry are still at risk of exposure today.
- In one UK survey of older buildings it was found that ~78% of inspected pre-1980 buildings still contained asbestos-materials.
Regulatory compliance and inspections
Even where frameworks exist, compliance may lag. For example, in the U.S. over 66% of federal buildings reportedly missed their required 5-year asbestos inspections, and over 52% hadn’t been inspected in more than 10 years. This highlights the gap between regulation and actual in-field practice.
Risk to professionals and building managers
Professionals in maintenance, renovation, demolition, construction (electricians, plumbers, refurb teams) are exposed to enhanced risk when dealing with older buildings. The important take-away: it’s not just “old factories” — every older building may hide ACMs behind linings, insulation and finishes.
Practical Management Strategies for Professionals
Step 1: Identify and survey
- Carry out a thorough survey of the building using a competent asbestos surveyor.
- Focus on buildings built before widespread bans (e.g., pre-1980 or pre-2000 depending on region) and areas where ACMs were common.
- Request written reports listing materials, condition, friability (i.e., the potential to crumble) and location.
Step 2: Risk assessment and deciding on management vs removal
- If ACMs are in good condition, undisturbed, sealed and low-friability, a management approach (“monitor and maintain”) may be acceptable.
- If materials are damaged, friable, in areas of high occupancy, undergoing demolition/renovation — removal may be the safer choice.
- Consider cost, disruption, health risk, regulatory obligations and disposal pathways.
Step 3: Safe removal or containment
- If removal is chosen, engage licensed asbestos abatement contractors familiar with local regulations, containment, air monitoring and disposal.
- During any disturbance: use controlled containment, negative-pressure systems, de-contamination units and post-removal verification.
- After removal, re-inspect and certify the area safe for re-occupation.
Step 4: Ongoing monitoring, documentation and occupant safety
- Keep detailed records: surveys, removal reports, air-clearance certificates, maintenance logs.
- For buildings still containing ACMs that are managed in-situ: schedule regular inspections, update condition reports and ensure occupants are informed.
- For any refurbishment or maintenance work: assume ACMs may be present, ensure contractors check before disturbing materials, and use safe working procedures.
Special considerations for international or developing-region contexts
- Many countries phased out asbestos at different times — always check the local timeline of usage and ban.
- For older buildings in regions where regulation has been weak, it may be prudent to assume higher risk and plan accordingly.
- Disposal infrastructure may be limited; plan disposal routes and regulatory compliance early.
Common Mistakes Professionals Should Avoid
- Assuming no asbestos because the building looks clean – ACMs may be hidden in ceilings, behind panels, in flooring or under insulation.
- Disturbing materials without survey or precaution – Any demolition, renovation or maintenance work can release fibres if ACMs are disturbed.
- Using general contractors rather than certified abatement specialists – Inadequate control increases risk, liability and health impact.
- Neglecting documentation and occupant communication – Poor record-keeping hinders auditing, insurance claims and future inspection.
- Delaying action because “intact means safe” – While intact ACMs pose lower risk, they still demand monitoring and may degrade over time, especially in older buildings.
Conclusion
Dealing with asbestos in old buildings may feel like confronting a relic of the past, but the hazard is very present for building managers, maintenance teams, construction professionals and occupiers alike. The key take-aways: older buildings (especially pre-1980/90) often contain ACMs; risk depends on material condition, disturbance and occupancy; significant health burdens remain with long latency periods; and proactive inspection, risk assessment and either containment or removal are critical. Your role as a professional in this space isn’t just compliance — it’s about safeguarding health, limiting liability and maintaining asset value. Are you ready to review the ACM inventory in your building and put a robust management plan in place?
FAQs
Q1: If a building was built after 2000 does it still need an asbestos survey?
Yes — although the likelihood of asbestos presence is much lower in post-ban buildings, materials may have been reused or transferred from earlier periods. A survey is still recommended when undertaking major refurbishment or demolition.
Q2: Is asbestos safe if left undisturbed?
If the material is intact, sealed and not likely to be disturbed, the risk is considerably lower. The Agency for Toxic Substances and Disease Registry (ATSDR) notes undisturbed embedded asbestos might be at air levels nearly three orders of magnitude below occupational limits. (CDC Archive) However, regular monitoring is required because deterioration or future work can change the situation.
Q3: How do I know if a material contains asbestos?
Visual inspection alone cannot reliably identify asbestos. Only laboratory analysis of a sample can confirm ACMs. Engage a qualified surveyor to sample and test suspect materials.
Q4: What are the legal consequences of ignoring asbestos in a building?
Consequences vary by jurisdiction but can include enforcement notices, criminal prosecution, fines, liability for health damage and asset devaluation. For example, many buildings in the UK built 1950-1980 had asbestos and failure to manage it has been treated seriously.
Q5: Can asbestos exposure cause health issues even for visitors or occupants, not just workers?
Yes. WHO states that anyone engaging in maintenance, renovation, demolition or building occupation in structures where asbestos was used is potentially at risk—even decades after installation.