Buying a 1960s–70s house: what to do when the RICS survey says 'asbestos may be present'

If your RICS survey says asbestos "may be present", the next step is to get the suspect materials sampled by an asbestos surveyor before you exchange contracts, not after. A sampled survey turns a vague warning into facts you can use to proceed, renegotiate or plan your renovation.

Key takeaways

• A RICS Home Survey is not an asbestos inspection. The RICS description of a Level 2 survey says the surveyor "does not carry out an asbestos inspection".
• Before exchange, book a management survey with samples (no works planned) or a refurbishment survey of the areas you'll renovate (works planned). You'll need the seller's permission.
• Ballpark for a 3-bed house in 2026: management survey about £200–£400; refurbishment survey about £350–£600. Lab results usually take 1–3 working days.
• Lab results give you facts to renegotiate on. Agents report that buyers more often "neg a reduction" than walk away.
• Questions about the contract, mortgage or price go to your conveyancing solicitor and lender or broker.

What does "asbestos may be present" in a RICS survey actually mean?

It means the building surveyor has seen materials that could contain asbestos (typically Artex, vinyl floor tiles, boards around a boiler, soffits or a cement garage roof). It is not a test result.

RICS is explicit about the limits. Its description of the Level 2 survey says that "the surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector", but that the report "should properly emphasise the suspected presence of asbestos containing materials" [1]. Where the surveyor is "unable to reach a conclusion with reasonable confidence", the standard says a further investigation should be recommended [1]. Hence lines like the one a first-time buyer quoted on r/HousingUK: their L3 survey "warned that it almost certainly contains asbestos" [2].

For context: HSE says asbestos can be present in "any building built or refurbished before 2000" [3], and a Mumsnet reply about a 1960s/70s extension put it simply: "A 1960s/1970s house is likely to contain asbestos materials" [4]. "Likely to contain" isn't the same as "dangerous". HSE's advice for homes is that materials in good condition are "often best" left where they are [5].

Do I need an asbestos survey before buying a house?

There's no law that makes a buyer commission one, and online opinion is split: one reply on the same Mumsnet thread said "I wouldn't bother with that myself" [4]. Whether it's worth it depends on two things.

RICS treats Condition Rating 3 items as "defects that are serious and/or need to be repaired, replaced or investigated urgently", and suggests obtaining written quotes "prior to legal commitment to purchase" [1]. If asbestos is linked to a rating 3, or to any work you plan, that's a strong reason to investigate before exchange.

Which asbestos survey should I book: management or refurbishment?

The answer depends on what you plan to do in the first year or two:

• No major works planned: a management survey (sometimes miscalled a "maintenance survey") inspects accessible areas, takes samples of suspect materials and produces a register of what was found [7]. It's non-intrusive, so it won't look inside walls or under floors; anything it couldn't access is presumed to contain asbestos [7].
• Works planned: a refurbishment & demolition (R&D) survey is intrusive and "destructive", and the area "must be vacated during the survey" [7]. In an occupied house you're buying, that needs the seller's explicit agreement, and they may refuse or limit it. A common compromise is a management survey before exchange and an R&D survey of the work areas once you own the house and the rooms are empty.

Whichever you choose, make sure physical samples go to a lab. HSE: "The only way to confirm if a suspect material contains asbestos fibres is to obtain and analyse a sample of it" [7]. A report full of "visual" assessments won't give you much to negotiate with. See how to check an asbestos surveyor.

How long does it take, and will it delay exchange?

Usually not by much:

1. Ask the agent for access and the seller's consent to sampling, including loft and garage.
2. Book the survey. Traders say surveys "can often be done the same day" for a house [6].
3. Lab results. Standard turnaround is 1–3 working days; same-day analysis costs extra [8].
4. Tell your solicitor as soon as you book, so the timetable allows for the result.

One estate agent wrote: "I cant see the agents being interested in scuppering a deal for the sake of asbestos" [9]. That's an opinion, not a guarantee, but a short delay for a survey is normal.

What does an asbestos survey cost when you're buying?

Indicative 2026 figures from UK cost guides, for comparison only:

Indicative only; prices depend on size, samples, access, travel and VAT. Get a written, itemised quote. Traders advise checking "whether garages, lofts, or outbuildings are covered" [6]. More in asbestos survey cost UK, or use the budget planner.

Can I renegotiate the price if asbestos is found?

You can ask; evidence helps more than worry.

• Buyers do negotiate. An agent wrote: "More often than not we will neg a reduction and leave it to the buyer to sort once in" [9]. A buyer in a garage-roof thread said: "We dropped our offer price by the amount it would cost to fix it" [11].
• Price what you'll actually do. If the Artex is sound and you'll skim it, the cost is not "asbestos removal". If you'll rewire and replace the garage roof, get quotes for those jobs (see our garage roof guide for 2026 ranges).
• Bring the documents. Lab certificates and contractor quotes persuade more than "the RICS survey said asbestos".
• Expect pushback. The seller may say it's priced in.

A buyer on r/HousingUK asked, "If asbestos is found in almost every room in the house, should I consider renegotiation?" [12]. Only a sampled survey can answer that for your house.

What should I ask my solicitor and mortgage lender?

Reasonable questions to raise (we can't advise on your contract or mortgage):

• Solicitor: What does the seller's property information form say? Is there any previous survey or removal paperwork? For a flat: can we see the asbestos register and management plan for the communal areas? RICS says its surveyor simply assumes these exist for flats [1].
• Lender or broker: Has the valuation flagged anything that affects the loan? If they require further reports, what exactly do they need?
• Your timeline: Can exchange wait for the lab results?

Checklist before you exchange

• [ ] List the items the RICS report flags, and their condition ratings.
• [ ] Choose: management survey (no works) or R&D of work areas.
• [ ] Get the seller's consent, plus loft and garage access.
• [ ] Confirm physical samples and a UKAS-accredited lab.
• [ ] Get contractor quotes for anything you'll remove.
• [ ] Share results with your solicitor before renegotiating.

FAQ

Is it important to get an asbestos survey before purchase? It isn't legally required for a buyer, but if several items are flagged or you plan works, a sampled survey before exchange is the only way to know what you're buying into, and gives you evidence for any renegotiation.

Does a RICS Level 3 survey test for asbestos? No lab testing is included. RICS's Level 2 description says the surveyor "does not carry out an asbestos inspection" [1]; check your Level 3 terms for the exact wording. Testing needs an asbestos surveyor and a lab.

Do I go for a full asbestos survey or just asbestos testing? If only one material worries you and you won't renovate, a sample of that material may be enough. If several items are flagged or works are planned, a survey is usually better value. See Artex: test one sample or survey the whole house?.

Will asbestos stop me getting a mortgage? We don't have reliable data on lender policies, so ask your broker or lender directly whether the valuation raised it and whether they need any further report.

Can the seller refuse an asbestos survey? They can refuse or limit access, especially to intrusive sampling. You'd then decide whether to proceed on a presumed basis, adjust your offer or walk away, with your solicitor.

Should I just get the asbestos removed after I move in? Not by default. HSE says materials in good condition in homes are often best left in place [5]. Removal makes sense where your works will disturb them or where they're damaged.

Next step

Not sure which survey fits your purchase? Try the free survey-type selector, write a short brief listing the items from your RICS report, then request quotes. Sending an enquiry doesn't guarantee quotes or a provider match, and providers' fees and accreditation aren't independently verified. Local pages: London, Manchester, Birmingham, Leeds, Bristol.

Please note: this article is general information, not legal, financial or health advice. For your contract, price negotiation and disclosure questions, speak to your conveyancing solicitor; for your loan, your lender or mortgage broker; for asbestos, a competent asbestos surveyor and HSE guidance.

Sources

1. Description of the RICS Home Survey – Level 2 – RICS
2. First-time buyer, RICS L3 flags asbestos – r/HousingUK (snapshot)
3. Introduction to asbestos safety: why and where – HSE
4. Asbestos survey (1960s/70s house) – Mumsnet (2022)
5. Asbestos FAQs – HSE
6. How much does an asbestos survey cost? – MyJobQuote (2026)
7. The duty to manage asbestos in buildings: Arrange an asbestos survey – HSE
8. Asbestos survey cost – less.co.uk (updated 27 Oct 2026)
9. Asbestos surveys in the property buying process – UK Business Forums (2017)
10. Asbestos survey cost – Checkatrade (updated May 2026)
11. Selling a period property with an asbestos garage roof – Mumsnet (2024)
12. 1930s semi with Artex in every room – r/HousingUK (snapshot)

Independent general information. Requirements and prices depend on scope, locality, technical standards and current regulations. Verify critical details with qualified professionals and relevant authorities.