Asbestos Problems Across London Boroughs – What Property Owners Need to Know
When people talk about “the London Boroughs with the worst asbestos problems”, it can sound like there is an official list somewhere ranking each borough by risk. In reality, there is no public, up-to-date league table that says which borough is “worst”. What we do know, however, is that asbestos is still widely present across London – especially in areas with older housing, large estates, schools, hospitals and commercial premises built or refurbished before the year 2000.
At 247 Asbestos Services we carry out surveys and testing across London boroughs including Richmond upon Thames, Ealing, Hammersmith and Fulham, Brent, Camden, Islington, Lambeth, Hackney and many more. The patterns we see on the ground tell a clear story: asbestos is a London-wide legacy issue, and the only sensible approach is to treat any pre-2000 property as potentially containing asbestos until a competent survey proves otherwise.
Why asbestos is still such a problem in London
Asbestos was widely used in UK construction from the 1930s right through to the 1980s, and only fully banned in 1999. London saw enormous amounts of building work during that era – post-war rebuilding, high-rise council estates, office blocks, transport infrastructure, schools and hospitals. As a result, many boroughs still have a large number of buildings that:
- Were built or refurbished between the 1950s and late 1980s.
- Include common asbestos-containing materials (ACMs) such as insulation boards, pipe lagging, floor tiles and textured coatings.
- Have only been partially refurbished, leaving some original materials in place.
The most important point is that asbestos is not automatically dangerous just because it exists in a building. It becomes a serious risk when it is damaged, drilled, cut, sanded, disturbed during DIY or refurbishment, or simply allowed to deteriorate through leaks and poor maintenance. That is why an up-to-date asbestos management or refurbishment survey is essential whenever work is planned.
Do some London boroughs have worse asbestos problems than others?
From a technical point of view, it is more accurate to talk about risk factors than to label any individual borough as the “worst”. Across London, some boroughs have:
- A higher proportion of older social housing stock, often built quickly during the 1960s–1980s using standardised designs that made heavy use of ACMs.
- Concentrations of post-war schools and public buildings, where asbestos was commonly used in ceiling tiles, wall panels, boiler rooms and service ducts.
- Large numbers of 1960s–1980s office blocks, factories or warehouses that may now be converted to residential use.
In many boroughs, high-profile cases and historic incidents have drawn attention to asbestos in schools, council estates and hospitals. However, it is vital to stress that:
- Asbestos can be found in almost any London borough where buildings pre-date 2000.
- Privately owned homes and small commercial premises can be just as affected as council or housing-association properties.
- Good management, regular surveys and clear records can significantly reduce risk, even in areas with older stock.
So while people sometimes search for “the London Boroughs with the worst asbestos problems”, the real message is simpler: if your building is older, you should assume asbestos may be present and manage it properly.
Typical London properties where asbestos is still found
247 Asbestos Services has worked across many London boroughs in recent years, including Twickenham, Richmond upon Thames, Ealing, Brent, Camden, Islington, Lambeth, Hounslow, Wandsworth and Hackney. In those and neighbouring areas, the types of properties where we commonly find asbestos include:
- Council and ex-council flats and maisonettes built in the 1960s–1980s.
- Converted Victorian and Edwardian houses that underwent major refurbishment in the 1970s–1990s.
- Primary and secondary schools with original boiler rooms, ceiling tiles or service ducts.
- Hospitals and clinics where older plant rooms and service areas still contain ACMs.
- Shops, offices and light industrial units on high streets or trading estates built in the post-war period.
In all of these properties, asbestos may be hidden in places such as:
- Artex and textured coatings on ceilings and walls.
- Asbestos insulating board (AIB) behind radiators, in risers and in service ducts.
- Old vinyl floor tiles and the bitumen adhesive beneath them.
- Pipe and boiler lagging in communal areas, lofts and basements.
- Roof sheets, soffits and garage roofs on some estates.
Warning signs and when to arrange an asbestos survey
Because you cannot identify asbestos just by looking at it, the safest approach is to assume asbestos could be present in any pre-2000 London building until a survey says otherwise. You should consider arranging a professional survey if:
- You are planning refurbishment, demolition or major repairs in an older property.
- You are a landlord, dutyholder or facilities manager responsible for the safety of tenants, staff or visitors.
- You have discovered damaged or deteriorating building materials that you suspect may contain asbestos.
- Your current asbestos register and management plan are out of date or incomplete.
- You have acquired a new property and have no clear records of past surveys or removals.
A compliant survey will identify any ACMs, assess their condition and risk, and provide clear recommendations on whether materials should be managed in place, encapsulated, repaired or removed by a licensed contractor.
How 247 Asbestos Services helps across London boroughs
247 Asbestos Services is an experienced asbestos surveying company serving clients throughout London and across England and Wales. Our surveyors are P402/HSG264 qualified with a minimum of ten years’ experience, and our samples are analysed by UKAS-accredited laboratories with rapid turnaround times.
We provide a full range of asbestos services for domestic, commercial and public-sector clients, including:
- Asbestos Management Surveys for ongoing occupation and compliance.
- Refurbishment and Demolition Surveys before major works begin.
- Targeted sampling and testing of suspect materials.
- Clear, user-friendly reports that help you understand the risks on your site.
- Practical advice on the safest and most cost-effective next steps.
We operate independently of any asbestos removal company, so our advice is focused on what is genuinely necessary to manage risk and comply with the law – not on selling removal work that may not always be required.
There may not be a “worst borough” – but there is a right way to manage asbestos
Whether you own a flat in a 1960s tower block, manage a school estate or look after a portfolio of commercial properties, the key point is this: asbestos is a London-wide issue, not limited to one or two boroughs. Instead of worrying about which borough is “worst”, the safest approach is to:
- Recognise that any pre-2000 property may contain asbestos.
- Commission competent asbestos surveys when required by law or before works.
- Keep your asbestos register and management plan up to date.
- Use trained professionals for sampling, risk assessment and testing.
By doing this, dutyholders across all London boroughs can protect residents, staff, contractors and the wider public – and avoid costly enforcement action or project delays further down the line.
Need an asbestos survey in your London borough?
If you are concerned about possible asbestos in your property – whether it is a home, office, school or housing association building – 247 Asbestos Services is here to help. We regularly carry out asbestos surveys and testing in boroughs across London and can usually arrange a prompt site visit.
Call us today on 0330 097 3369 or visit our Contact Us page to request a free, no-obligation quotation. We will talk you through the most appropriate survey for your situation and help you manage asbestos safely and legally – wherever you are in London.