Asbestos in a home: when is it a problem?
Asbestos sounds alarming, but bonded asbestos that is left alone is in many cases not an acute danger. It only becomes a cost when you start renovating.
In short
- Asbestos has been banned in the Netherlands since 1993; homes built before that year may contain it.
- Bonded asbestos in good condition is generally less risky than non-bonded asbestos.
- In most cases removal is only permitted by a certified company.
- An asbestos clause in the purchase deed shifts the risk to the buyer, so read it carefully.
Where is asbestos usually found?
Asbestos was used on a large scale until 1993 because it is strong, cheap and fire-resistant. In homes you mainly come across it in these places:
- Corrugated sheets on sheds, garages and extensions.
- Window sills, facade panels and roof boarding made of asbestos cement.
- Vinyl flooring with a felt backing and the adhesive layer beneath it.
- Building boards around heating installations and meter cupboards (often non-bonded and therefore riskier).
- Drainage pipes and air ducts made of asbestos cement.
- Insulation around old heating pipes.
A structural survey usually does flag suspected asbestos material, but never establishes it, that requires a separate asbestos inventory.
Bonded or not?
This distinction determines the risk. In bonded asbestos the fibres are fixed in a carrier material, usually cement. As long as the material is intact and is not worked on, hardly any fibres are released. In non-bonded asbestos (sprayed asbestos, board around installations, some insulation materials) the fibres are loose and are released at the slightest damage. That is the category you want looked at seriously.
What does it mean for you as a buyer?
The practical question is not "is there asbestos?" but "will I disturb it?". If you are going to renovate the bathroom, take out the floor or demolish the shed, asbestos becomes a concrete cost: an inventory, certified removal and controlled disposal. If you leave the home as it is, bonded asbestos in good condition is in many cases tolerable.
Costs vary widely. An asbestos inventory is a few hundred euros; removing a small shed roof a few hundred to well over a thousand; a home with asbestos in several places can run into many thousands. Ask for a quote on the basis of an inventory report, estimates without a report are worth little.
The asbestos clause
Purchase agreements for older homes almost always contain an asbestos clause, alongside whatever was entered about asbestos in the seller's questionnaire. The gist: the seller states that asbestos may be present and excludes liability for the consequences. If you sign that, the cost of any removal is yours. That is not unusual and not necessarily unreasonable, but it does mean you want to know what you are getting into before signing, certainly if you have renovation plans.
This is general information, not advice on a specific situation. If you suspect non-bonded asbestos, engage a certified inventory company and do not tackle it yourself.
Frequently asked questions
May I remove asbestos myself?
There is a limited exemption for private individuals for a small quantity of bonded material, but the rules differ per municipality and per situation. In virtually all other cases a certified company is compulsory. Always notify the municipality of your intention first.
Does the seller have to disclose that there is asbestos?
The seller has a duty to disclose known defects. In practice this is handled through the questionnaire and an asbestos clause, which shifts liability to the buyer.
Is a home with asbestos harder to finance?
Generally not, as long as it concerns bonded asbestos in good condition. With large-scale or non-bonded applications a lender may ask questions.
Is asbestos also found in homes built after 1993?
Not newly applied, since the ban has been in force since 1993. In a home built just afterwards remaining stock may have been used, but that is exceptional.
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