How Much Does Asbestos Removal Cost?
A comprehensive UK price guide covering typical costs for removing common asbestos-containing materials, the factors that affect pricing, and how to get accurate quotes from licensed contractors.
Asbestos removal costs in the UK
Asbestos removal costs in the UK vary significantly depending on the type of material being removed, the quantity involved, and the complexity of the job. A small domestic job such as removing asbestos from a single garage roof might cost as little as £1,200, while a large-scale commercial project can run into tens of thousands of pounds.
All asbestos removal involving licensable materials must be carried out by an HSE-licensed contractor under the Control of Asbestos Regulations 2012. The cost typically includes the survey, removal work, air monitoring, waste disposal at a licensed facility, and a four-stage clearance certificate. Understanding these costs upfront helps you budget accurately and avoid unexpected charges.
The prices below are based on typical UK market rates and should be used as a guide only. Actual costs will depend on your specific circumstances, and we always recommend getting at least three quotes from licensed contractors.
Typical asbestos removal costs by material type
The table below shows average UK prices for the removal of common asbestos-containing materials (ACMs). These costs include labour, waste disposal, and the required safety measures, but exclude scaffolding and survey fees unless stated.
| Material / ACM Type | Typical Cost (GBP) | Unit |
|---|---|---|
| Textured coatings (Artex ceilings) | £800 – £2,500 | Per room |
| Asbestos insulation board (AIB) | £500 – £1,500 | Per item / panel |
| Pipe lagging / insulation | £30 – £60 | Per linear metre |
| Floor tiles (vinyl / thermoplastic) | £25 – £45 | Per sqm |
| Cement roofing sheets / panels | £30 – £50 | Per sqm |
| Asbestos garage roof (complete removal) | £1,200 – £3,000 | Per garage |
| Asbestos cement guttering / downpipes | £20 – £40 | Per linear metre |
| Soffit boards (asbestos cement) | £30 – £55 | Per sqm |
| Full house asbestos survey | £300 – £600 | Per survey |
Note: These prices are indicative and based on average UK rates. London and the South East typically command a premium of 15–30% above these figures. VAT is excluded. Always request a detailed written quotation before instructing a contractor.
Factors that affect asbestos removal cost
No two asbestos removal jobs are identical. Several factors can push the price up or down from the typical ranges listed above. Understanding these will help you anticipate the final cost.
Type of asbestos
Licensable asbestos materials — including sprayed coatings, lagging, and asbestos insulation board (AIB) — require an HSE-licensed contractor and more stringent safety measures. This makes them significantly more expensive to remove than non-licensable materials like asbestos cement sheets or floor tiles. The type of asbestos fibre also matters: crocidolite (blue) and amosite (brown) are considered higher risk than chrysotile (white) and require more extensive precautions.
Accessibility
Asbestos in easy-to-reach locations costs less to remove. If the material is at height, in a confined space such as a loft or crawlspace, or behind other building elements, additional time, equipment, and scaffolding will be needed — all of which increase cost.
Quantity and area
Larger jobs benefit from economies of scale. The cost per square metre typically decreases as the total area increases, because the fixed costs of setting up an enclosure, decontamination unit, and air monitoring are spread across a larger volume of work.
Building type (residential vs commercial)
Commercial properties often involve larger quantities of ACMs and may require more complex logistics, including working around building occupants and complying with additional health and safety regulations. However, domestic jobs can sometimes cost more per unit because contractors still need to mobilise a full team and equipment for a relatively small amount of work.
Location in the UK
Prices tend to be higher in London and the South East, reflecting higher labour costs, disposal fees, and overheads. Contractors in Scotland, Wales, and the North of England may offer lower rates, though availability of licensed contractors varies by region.
Waste disposal
Asbestos waste is classified as hazardous waste and must be transported and disposed of at a licensed facility in accordance with the Hazardous Waste Regulations 2005 (England and Wales) or the Special Waste Regulations 1996 (Scotland). Disposal costs are typically included in the contractor's quote, but the distance to the nearest licensed tip can affect the price. Consignment notes must be completed and retained as proof of legal disposal.
Survey requirements
If you don't already have an asbestos survey, you will need one before any removal work can begin. A management survey typically costs £300–£600 for a domestic property. A refurbishment and demolition (R&D) survey — required before any building work — is more intrusive and therefore more expensive, typically £400–£800 depending on the scope.
Residential vs commercial asbestos removal
The cost structure for residential and commercial asbestos removal differs in several important ways. The table below highlights the key differences.
| Factor | Residential | Commercial |
|---|---|---|
| Typical project cost | £500 – £5,000 | £2,000 – £50,000+ |
| Survey type needed | Management or R&D survey | Management survey (mandatory under Regulation 4); R&D before works |
| HSE notification | Required for licensable work (14-day notification) | Required for licensable work (14-day notification) |
| Common ACMs | Artex, garage roofs, floor tiles, pipe lagging | AIB panels, sprayed coatings, lagging, ceiling tiles, fire doors |
| Disruption | Occupants may need to vacate for 1–3 days | Work often phased to minimise business disruption |
| Regulatory duties | No duty to manage for private homes | Duty to manage under Regulation 4 applies |
What's included in the price?
A reputable, HSE-licensed contractor should provide a fully inclusive quotation. Before accepting a quote, make sure the following items are included:
- Site setup and enclosure — construction of a fully sealed enclosure with negative pressure units (for licensable work), including airlocks, bag locks, and decontamination facilities
- Scaffolding and access equipment — if the asbestos is at height, scaffolding costs should be itemised in the quote, as this can add £500–£2,000+ to the total
- Personal protective equipment (PPE) — all operatives should be equipped with appropriate RPE (respiratory protective equipment) and disposable overalls
- Air monitoring — background, leak, reassurance, and clearance air tests carried out by an independent UKAS-accredited analyst, as required under the Control of Asbestos Regulations 2012
- Removal and packaging — safe removal of ACMs, double-bagging in UN-approved asbestos waste bags or sheeting, clearly labelled in accordance with regulations
- Waste transport and disposal — collection and disposal at a licensed hazardous waste facility, with consignment notes provided as proof of legal disposal
- Four-stage clearance — the area must pass a four-stage clearance process before it can be reoccupied: (1) preliminary check, (2) visual inspection, (3) clearance air monitoring, and (4) final assessment
- Clearance certificate — a certificate of reoccupation issued by the independent analyst confirming the area is safe for normal use
Tip: Be wary of quotes that seem unusually low. If a contractor is not including air monitoring, proper waste disposal, or four-stage clearance, they may not be complying with the law. Always check that your contractor holds a current HSE licence — you can verify this on the HSE licensed contractors register.
Do you need a survey first?
In most cases, yes. Before asbestos can be removed, you need to know exactly what materials are present, where they are, and what condition they are in. There are two main types of asbestos survey in the UK:
Management survey
The standard survey for managing asbestos during normal building use. It is required under Regulation 4 (duty to manage) for all non-domestic premises. It involves a visual inspection and minor sampling of suspected materials. A management survey for a typical domestic property costs £300–£600.
Refurbishment and demolition (R&D) survey
Required before any refurbishment or demolition work that could disturb the building fabric. It is more intrusive than a management survey — the surveyor may need to break into walls, ceilings, and floors to locate all ACMs. The area being surveyed must be vacated. R&D surveys typically cost £400–£800 for a domestic property, though larger commercial properties will cost more.
If you are planning building work, your contractor should ask to see an R&D survey before starting. If they do not, this is a red flag. For more detail on the differences between survey types, see our guide to asbestos survey types.
Can you remove asbestos yourself?
The legal position on DIY asbestos removal in the UK depends on the type of material involved. The Control of Asbestos Regulations 2012 divides asbestos work into three categories:
Licensable work (HSE licence required)
Work with the highest-risk materials — sprayed asbestos coatings, asbestos lagging on pipes and boilers, and asbestos insulation board (AIB) — must only be carried out by a contractor holding a current HSE asbestos licence. The HSE must be notified at least 14 days before work begins. It is illegal for homeowners or unlicensed tradespeople to remove these materials.
Notifiable non-licensed work (NNLW)
Some lower-risk asbestos work does not require a licence but must still be notified to the relevant enforcing authority (HSE or local authority) before it begins. This includes short-duration work on certain ACMs such as textured coatings, asbestos cement, and some types of floor tile. Workers must hold adequate training, health surveillance records, and use appropriate controls.
Non-licensable, non-notifiable work
Very low-risk work where the asbestos is in good condition, tightly bound in a matrix (such as undamaged asbestos cement), and the work is of short duration and does not involve power tools. This is the only category where a homeowner may legally carry out the work themselves, but strict precautions must still be followed.
Important: Even where DIY removal is technically legal, we strongly advise against it. Asbestos fibres are invisible and odourless, and even brief exposure can cause fatal diseases decades later. The cost of professional removal is small compared to the health risks of getting it wrong. If you do remove non-licensable ACMs yourself, you must still dispose of the waste legally — your local council may accept small quantities of asbestos cement at designated household waste recycling centres, but you should contact them in advance to check.
How to keep costs down
While you should never cut corners on safety, there are legitimate ways to manage your asbestos removal budget:
- Get multiple quotes — we recommend obtaining at least three quotes from different HSE-licensed contractors. Prices can vary by 30–50% for the same scope of work
- Combine jobs — if you have multiple ACMs to remove, having them all dealt with in a single mobilisation is usually cheaper than separate visits
- Consider encapsulation — not all asbestos needs to be removed. If the material is in good condition and unlikely to be disturbed, encapsulation or management in place may be a safer and cheaper option. Your surveyor can advise
- Prepare the site — clearing the area of furniture and personal belongings before the contractor arrives can reduce setup time and cost
- Check for grants or assistance — some local authorities offer grants or financial assistance for asbestos removal in domestic properties, particularly for social housing or properties undergoing renovation through council schemes
How to get quotes for asbestos removal
Getting accurate quotes starts with having the right information. A contractor will typically need:
- A copy of your asbestos survey report (if you have one)
- Details of the type, location, and extent of the asbestos
- The type of property (house, flat, office, warehouse, etc.)
- Whether the property is occupied or vacant, and any access restrictions
- Your timeline — urgent work may cost more, while flexible scheduling can help reduce cost
Before accepting any quote, verify that the contractor holds a current HSE asbestos licence. You can check this on the HSE's public register of licensed asbestos removal contractors. Ensure the quote is fully itemised, covering all the elements described in the "what's included" section above.
You should also check that the contractor has adequate public liability insurance and employer's liability insurance, and ask for references from recent domestic or commercial jobs similar to yours.
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