Asbestos in pre-2000 homes
What should you do if a survey mentions asbestos cement on a garage roof?
Leave it alone if it is sound, and do not break it. HSE treats asbestos cement as a harder, lower-fibre material than insulation board, but it still contains asbestos and it still needs care if it is removed. A cracked sheet is a maintenance and a disposal problem, not a reason to panic-buy.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
The home survey can often recognise the profile of a cement sheet. It cannot certify the fibres. If the sheets are doing their job, the usual plan is to leave them until a proper removal is needed. HSE essentials describe task methods for cement products. A roofer who smashes them into a skip is the outcome to avoid.
Ask the surveyor about condition: cracks, leaks, and whether the sheets are on the house or only the garage. Replacement with a non-asbestos sheet is a roofer’s quote, including licensed disposal if that is what the law requires for the waste. Do not publish a price here. Ask the contractor to include disposal in the written price so you can compare like with like.
What should you ask your surveyor?
- Are the sheets cracked and leaking, or only old?
- Is this the house roof or an outbuilding?
- Are you identifying cement, or a softer board that should be treated more cautiously?
What are the typical next steps?
- Do not jet-wash or brush the sheets.
- Get a quote that separates new covering, access and disposal.
- If the sheet is damaged and friable, stop and ask a competent asbestos contractor before anyone climbs on it.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a garage roof an emergency because it is asbestos?
Not if it is intact and undisturbed. Emergency language belongs to damaged, flaking material that is being broken. Read the condition the surveyor described.
Can you nail a new sheet over the top?
Over-sheeting can hide the problem and fixings can disturb the cement. Ask a contractor who will say whether that is appropriate. Do not decide it from the survey sentence.