We still come across asbestos cement roofs on a regular basis.
Usually it’s an older factory, a farm building, a workshop or a warehouse that has been standing for decades without many issues. Then a leak appears, a tenant raises concerns, or someone starts talking about refurbishment work and suddenly the conversation turns to asbestos.
The first question is normally the same. “Do I need to replace the roof?”
In a lot of cases, the answer is no. There is a common belief that every asbestos roof is dangerous and needs removing immediately. The reality is often very different. Many asbestos cement roofs remain in service across the UK and continue to perform perfectly well.
The important thing is understanding what condition the roof is in and what responsibilities come with owning or managing a building that contains asbestos cement materials.
Older industrial and agricultural buildings often still have asbestos cement roof sheets in place.
Before Anything Else, Don’t Panic
The word asbestos understandably worries people.
We’ve visited sites where owners assumed they had an urgent problem simply because asbestos was present. Once the roof was inspected, it turned out the sheets were still in reasonable condition and the actual issue was a leaking rooflight or blocked gutter.
Simply having an asbestos cement roof does not automatically mean the building is unsafe.
It also doesn’t automatically mean the roof must be removed.
What matters is the condition of the material and whether it is likely to be disturbed.
What Exactly Is an Asbestos Cement Roof?
Asbestos cement was used extensively throughout the UK construction industry for many years.
It was commonly installed on factories, agricultural buildings, warehouses and industrial units because it was durable, lightweight and relatively affordable.
The asbestos fibres are bound into the cement sheet itself. That makes it different from some other asbestos-containing materials that may present a higher risk if disturbed.
Many buildings constructed before 2000 may still contain asbestos cement roof sheets.
If you’re unsure what your roof is made from, it is always worth seeking professional advice rather than making assumptions.
Who Is Responsible?
This is where things can sometimes become confusing.
If you own a commercial or industrial building, responsibility often falls to the person or organisation responsible for maintaining the property.
That may be:
- The building owner
- A landlord
- A managing agent
- A facilities management company
- An occupier with maintenance responsibilities under a lease agreement
Every property is different. Lease agreements and maintenance responsibilities can vary, so it is sensible to understand exactly who is responsible for what.
What Should Building Owners Actually Be Doing?
One mistake we see from time to time is people ignoring the roof completely because there are no obvious leaks.
Unfortunately, roofs rarely improve with age.
If asbestos cement sheets are present, it is sensible to understand their condition and keep an eye on them over time.
That may involve:
- Confirming whether asbestos is present
- Understanding its condition
- Recording its location
- Monitoring any deterioration
- Making contractors aware before work takes place
You don’t need to become an asbestos expert.
You do need to understand what is on your building and ensure sensible decisions are made if maintenance or refurbishment work is planned.
Regular inspections can help identify deterioration before more significant problems develop.
What We Commonly Find on Site
When we inspect older industrial roofs, the asbestos sheets themselves are not always the biggest problem.
More often we find issues around rooflights, gutters, flashings and fixings.
Water can enter through failed rooflights long before the roof sheets themselves become a concern.
We’ve also seen roofs where years of foot traffic have caused damage. People often underestimate how fragile older roof sheets can become over time.
That’s one reason why access should always be carefully managed.
Signs a Roof May Need Attention
There are a few things worth watching for.
- Cracked roof sheets
- Broken corners
- Water ingress
- Loose fixings
- Sagging rooflights
- Damaged flashings
- Excessive moss growth
- Visible deterioration
Not every issue means major works are required.
The sooner a problem is identified, the more options are usually available.
What If You Want to Refurbish the Building?
This is often when asbestos becomes part of the conversation.
A landlord may be preparing a unit for a new tenant. A factory owner may want to improve insulation. An agricultural building may be showing signs of age.
Before any refurbishment work begins, it is important to understand what materials are present and how the proposed work may affect them.
Depending on the project, surveys and specialist advice may be required.
Planning ahead is always easier than discovering an issue halfway through a project.
Many older roofs can be refurbished or improved without immediately removing existing sheets.
Can an Asbestos Cement Roof Be Improved Without Removal?
In many situations, yes.
We regularly speak to building owners who assume replacement is their only option.
Depending on the condition of the roof, alternatives may be available.
That could include roof coatings, overcladding systems, gutter refurbishment or rooflight replacement.
The right solution depends on the building, the condition of the roof and the long-term plans for the property.
Learn more about our industrial roofing services, roof coating systems and rooflight replacement services.
When Might Removal Be the Better Option?
There are situations where removal makes sense.
A roof may have reached the end of its service life. Significant damage may be present. Major redevelopment works may also change the picture.
Every building has its own story.
That is why inspections are important. The right decision for one building may be completely wrong for another.
A Simple Piece of Advice
If you’re responsible for a building with an asbestos cement roof, don’t make decisions based on assumptions.
We’ve met owners who worried unnecessarily for years. We’ve also met owners who ignored obvious signs of deterioration because the roof wasn’t actively leaking.
Neither approach is ideal.
A professional inspection provides clarity. Once you know what condition the roof is in, you can make informed decisions about maintenance, refurbishment or future investment.
Important Disclaimer
This article is intended as general guidance only and should not be relied upon as legal, regulatory, health and safety or asbestos management advice.
Responsibilities relating to asbestos can vary depending on ownership arrangements, tenancy agreements, building use and the specific circumstances of a property.
Building owners, landlords, occupiers and dutyholders should seek advice from a suitably qualified asbestos consultant, surveyor, legal adviser or relevant regulatory authority before making decisions regarding asbestos management, refurbishment, repair or removal.
For official asbestos guidance, visit the Health and Safety Executive website.
