Asbestos in pre-2000 homes

Does a RICS Level 3 count as an asbestos survey?

No. The Level 3 description says the surveyor reports suspected asbestos-containing materials if they are identified, and does not act as an asbestos inspector under the Control of Asbestos Regulations. They do not consult an asbestos register for you, and they do not sample as standard. HSE’s location pages are the background for where materials can be, not a checklist the surveyor has signed off.

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?

A Level 3 is still a visual building survey. It uses the surveyor’s eyes, not a laboratory. In a pre-2000 house, HSE’s diagrams are the reason a surveyor mentions soffits, flues, floor tiles and textured coatings. Mentioning them is not a management survey and not a refurbishment survey. Those are different products, with different duties, and the duty to manage in the regulations is aimed at non-domestic premises. Buying an owner-occupied house does not turn the Level 3 into that product.

If your plans include stripping a kitchen, a roof or a cupboard, commission the asbestos inspection that matches that disturbance. Do it before the strip, not after a skip has been filled. The home survey has already told you its limit. Costs vary with the number of samples. Ask the asbestos firm for a written scope.

What should you ask your surveyor?

Which materials did you suspect, and which areas did you not open?
Are you recommending a separate asbestos survey because of the work we plan to do?
What did you not sample?

What are the typical next steps?

List the works you actually intend, and give that list to an asbestos surveyor.
Do not assume a clear Level 3 means a clear kitchen strip.
Keep the survey’s suspected items on that list even if they looked harmless.

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

Does a Level 2 go further on asbestos?

No. It is a more limited visual inspection, not a more thorough asbestos survey.

Can the surveyor take one sample if you ask on the day?

Only if they are competent to do it and it was agreed. Do not expect it as a favour on the inspection. Agree the scope beforehand.