Asbestos in period and listed properties
Victorian and Edwardian properties in South-East London were not built with asbestos — but many were refurbished between the 1950s and 1990s, and asbestos was introduced during those works. Identifying it, assessing it, and removing it carefully — without damaging original fabric — requires a different approach to a standard domestic removal.
Key considerations for period properties
Understanding the issue
Why period properties present a different asbestos challenge
The common assumption — that Victorian and Edwardian houses are "too old" to contain asbestos — is incorrect. The asbestos in these properties was not original; it was introduced during post-war and mid-century refurbishments. A Victorian terrace that was modernised in the 1970s is as likely to contain asbestos as a 1960s semi-detached.
The specific challenge with period properties is that the asbestos is often layered over or beneath original fabric. Artex was applied over original lime plaster ceilings. Asbestos floor tiles were laid over original quarry tiles or timber floorboards, then covered with vinyl or carpet. Asbestos cement outbuildings were added to the rear of properties that had original brick outhouses. In each case, the removal of the asbestos requires careful assessment of what lies beneath and above it.
For listed buildings, the additional consideration is listed building consent. Asbestos removal itself does not require consent — the asbestos is not an original feature of the building. But if the removal process involves cutting into original plasterwork, removing original flooring, or disturbing other historic fabric, the associated works may require consent from the local planning authority. We advise on this as part of the survey and can liaise with conservation officers where required.
The other consideration specific to period properties is the question of encapsulation versus removal. For Artex over original lime plaster, where the bond between the Artex and the plaster is strong and the Artex is in good condition, encapsulation — sealing the Artex with a specialist coating — may be a better option than removal. Removal in this scenario risks damaging the original plaster, which is itself a historic feature. We assess each case individually and advise on the most appropriate approach.
Common ACMs in period properties
What to expect in Victorian and Edwardian stock
| Material | When introduced | Location | Risk level | Typical action |
|---|---|---|---|---|
| Artex & textured coatings | 1970s–1990s refurbishments | Ceilings, sometimes walls | Low if intact; higher if sanded, drilled, or damaged | Manage in place if intact; remove before any ceiling work |
| Asbestos cement outbuildings | 1950s–1980s additions | Garages, sheds, coal bunkers | Moderate if weathered or damaged | Survey and remove; replace with GRP or metal |
| Asbestos floor tiles | 1950s–1980s refurbishments | Under vinyl, laminate, or carpet | Low if intact and covered; higher if broken or disturbed | Encapsulate if intact; remove if damaged or before renovation |
| Asbestos insulating board (AIB) | 1950s–1980s | Airing cupboards, service voids, fire doors | Higher risk material — friable when damaged | Assess condition; refer to licensed contractor if required |
Risk levels are indicative only. A management survey will assess the specific condition and risk of any ACMs present in your property. Book a survey.
From our work
A Victorian terrace in New Cross: three ACMs, three different approaches
The owner of a Victorian mid-terrace in New Cross contacted us before beginning a full renovation — new kitchen, bathroom, and loft conversion. The property was built in 1898 and had been refurbished at various points between the 1960s and 1990s. The owner was aware that asbestos might be present but did not know where or in what form.
We carried out a refurbishment and demolition survey before any work began. The survey found three distinct ACMs: Artex on the ceilings of the ground-floor reception rooms and the first-floor bedrooms, asbestos cement sheets forming the roof and walls of a lean-to outbuilding at the rear, and asbestos floor tiles under the vinyl flooring in the kitchen and hallway.
Each required a different approach. The asbestos cement outbuilding was straightforward: the owner wanted it demolished as part of the renovation, and we removed it in a single day, disposing of the sheets as hazardous waste. The floor tiles in the kitchen were in good condition and well-bonded to the original quarry tiles beneath — we encapsulated them under the new kitchen flooring rather than removing them, which would have risked damaging the quarry tiles.
The Artex was the most complex decision. In the ground-floor reception rooms, the Artex had been applied directly over original Victorian cornicing and ceiling roses — removing it would have risked damaging these features. We carried out a bond test on a small area and found the Artex was well-bonded to the plaster. We advised the owner to encapsulate the Artex with a specialist coating and then skim over it — preserving the original plasterwork beneath and the ceiling roses, while making the Artex safe. In the bedrooms, where there were no original features, we removed the Artex by wet stripping.
The owner received a completion report, waste consignment notes for the outbuilding removal, and an updated register recording the encapsulated floor tiles and Artex with monitoring schedules. The renovation proceeded without further asbestos issues.
Frequently asked questions
Related services for period properties
Planning a renovation in a period property?
A refurbishment survey before work begins is a legal requirement — and protects you, your contractors, and your original fabric. We survey and advise across South-East London.