Asbestos Inspections and the Duty to Manage in the UK

Last Updated on 14 August 2025

Why Asbestos Inspections and the “Duty to Manage” Matter More Than Ever in the UK

If you’re responsible for a public or commercial building in the UK, there’s a pretty good chance that asbestos is hiding somewhere inside your walls, floors, ceilings, or even in the insulation wrapped around your pipes. That might sound like a relic of the past, but the truth is far more current, and far more worrying. Which is why having regular asbestos inspections is paramount.

Despite the UK banning the use of asbestos in new construction in November 1999, it’s still found daily millions of domestic and commercial properties across the country. And the responsibility to keep people safe from it falls largely on one legal principle: the “Duty to Manage” asbestos.

In this post, we’re going to dig into what that duty really involves, why asbestos inspections matter so much, and what’s going wrong with the current system. If you’re a building manager, facilities officer, property owner, or just someone concerned about workplace safety, this is information you need to know. You can learn more about asbestos in domestic property from our other blog posts.

What is the “Duty to Manage” Asbestos?

Under the Control of Asbestos Regulations 2012, anyone responsible for maintaining or repairing non-domestic buildings (including common parts of residential blocks) has a legal duty to:-

• Find out if asbestos is present (and where it is) with a survey and regular inspections
• Assess the risk from any asbestos-containing materials (ACMs)
• Create a management plan that outlines how to prevent people from being exposed
• Keep an asbestos register up to date
• Inform anyone who might be affected – staff, contractors, maintenance workers, etc.
• Review and update the plan regularly

This is more than just a checklist. It’s about making sure no one walks into a building and unknowingly disturbs potentially deadly materials – something that could cause terminal illness decades down the line.

And here’s the catch: if you don’t manage asbestos properly, you could face prosecution, and someone else could lose their life.

 

 

It’s vital to have regular asbestos inspections carried out in non-domestic buildings that were constructed prior to 1999.

So… What’s the Problem?

On paper, the “Duty to Manage” sounds like a solid system. But in practice? There are some major gaps in how it’s enforced and followed, especially in older public buildings like schools, hospitals, libraries, and council estates.

Problem 1: Inadequate Asbestos Inspections

Surveys are at the heart of asbestos safety. But too often, they’re either out of date, incomplete, or never happen at all.

Earlier this year in January 2025, the Health and Safety Executive (HSE) launched a wave of inspections targeting local authority buildings like schools, libraries, and town halls, focusing on whether councils are actually managing asbestos risks in their estates.

Why? Because reports keep surfacing that many buildings haven’t been properly assessed or had asbestos inspections in years. Asbestos management plans are often outdated, incomplete, or not implemented at all. Particularly in sectors like education, social housing and healthcare.

For example, It’s common to find asbestos management plans that are over five years old, with no evidence of review or reinspection. Given that ACMs can degrade over time, this poses a major threat to public and employee safety.

When asbestos is left alone and in good condition, it’s usually safe. But as materials age, and as buildings are refurbished or repurposed, there’s a high risk of disturbance. That’s when invisible fibres can be released into the air and inhaled. The results might not show up for 30 or 40 years, but the damage, in some cases, may already be done.

While the HSE has the power to prosecute non-compliance, only a small number of cases lead to enforcement action each year. This diminishes the perceived importance of following the law.

Problem 2: Missing or Outdated Asbestos Registers

Every duty holder is required to keep an up-to-date asbestos register – a live document that shows where asbestos is in the building and what condition it’s in.

But here’s the reality:

• Many registers are still kept on paper (or in clunky spreadsheets)
• They’re not updated after repairs, removals, or building works
• And they’re often inaccessible to contractors who really need them

This has led to many cases where construction workers unknowingly drilled into ACMs, and only found out after they’d already been exposed.

We need a smarter, digital-first approach to managing asbestos information. Pressure groups are asking for a centralised national register that’s easily searchable and kept current in real time. This may be a good start within public buildings like schools and hospitals.

Problem 3: Low Compliance in Social Housing and Schools

Recent reports have sounded the alarm about asbestos in the places we should feel safest.

• A Guardian investigation found that over 1.5 million children in England are attending schools that may contain dangerous levels of asbestos.
• In social housing, residents and maintenance staff are often unaware of the materials in their homes, even when ACMs are known to exist.

The British Safety Council estimates that 78% of asbestos materials recorded in surveys fall under “non-licensed work”, which means they don’t require HSE notification. But that doesn’t mean they’re safe. Far from it, as these materials can still pose risks if disturbed.

Too often, these materials are dismissed as low-risk. Low risk is a misleading phrase when it comes to asbestos when they still pose a potential long-term health threat, especially when building conditions are poor or maintenance is inconsistent. A better phrase would be ‘lower risk’.

In addition, many councils and building managers face budget pressures and may deprioritize asbestos inspections and management, viewing it as an administrative task rather than a life-saving one.

Why Does This Matter?

In the UK, asbestos exposure still kills over 5,000 people every year. Diseases like mesothelioma and asbestosis have long latency periods, meaning people who are exposed today might not get sick for 20, 30, or even 50 years.

But when they do, it’s almost always fatal.

And here’s the devastating truth: most of these deaths are completely preventable.

We already know the risks. We already have the laws. What we lack is accountability, enough enforcement, and more education which should be statutory for any ‘duty holders’.

What Needs to Change in regards to Asbestos Inspections?

Here’s how we can improve asbestos oversight in real, practical terms:

Stronger HSE Enforcement and Audits

More regular, unannounced asbestos inspections of public buildings and construction activity would put pressure on duty holders to maintain high standards, and ensure real consequences for failure.

A National Asbestos Register

Imagine if every contractor in the UK could check one database to see if a building contained asbestos. That’s what campaigners are asking for, and it could save lives. Starting with public buildings like schools and hospitals

Standardised Asbestos Inspections/Reporting Tools

Different survey companies use different formats, which creates complicated reports. A uniform system for documenting and rating asbestos risks would make things clearer for everyone.

Individual Surveyor Accreditation

In the UK, accreditation for surveyors broadly falls on the company and not the individual. You can have 6 months training and experience and work for an accredited organisation. Or you could have 40 years industry experience and not be Accredited, which makes no sense.

More Training and Awareness

Duty holders, property managers, and contractors need clear, accessible training on their responsibilities and how to handle ACMs safely. This training should be statutory and at least annually as it used to be.

Asbestos Management Certification

Some experts propose a formal certification for building managers to demonstrate competence in asbestos oversight – much like gas safety or fire risk assessment. The current P405 certificate is totally inadequate for most requirements.

Final Thoughts on UK Asbestos Inspections & Duty to Manage

The UK has some of the most advanced asbestos laws in the world. But laws mean very little without the will, and the funding, to enforce them properly.

The “Duty to Manage” isn’t just a bureaucratic box-ticking exercise. It’s a moral and legal responsibility to protect lives, now and far into the future. But unless enforcement bodies, policymakers, and duty holders treat this obligation with the seriousness it deserves, it will continue to fail in practice.

So, If you’re a duty holder, it’s time to ask yourself:

Do you know where the asbestos is in your buildings?
When was it last inspected?
And are you confident your management plan could actually prevent exposure?

Because when it comes to asbestos, the cost of complacency is too high to pay. Greater oversight, investment in training and systems, regular asbestos inspections and the will to enforce the law are urgently needed.

Need professional advice?

We hope that you found our latest blog article on asbestos inspections and the Duty to manage both interesting and informative.  If you need any help or advice in regards to asbestos in your property then we’ll be very happy to assist you.  Give us a call and our experts will give you some advice and guidance on whatever if is you’re concerned about.

Please contact us on 0800 141 2676, email us at info@rbasbestos.co.uk or fill in the form below.

Our professional surveyors conduct asbestos inspections and surveys every day across the UK on all types of properties, both residential and commercial, for private home owners and commercial property Managers and owners.  So when it comes to managing ACMs in your property, you’re in very safe hands with RB!!

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