From miracle material to major health hazard
For much of the 20th century, asbestos was considered a revolutionary material within the construction industry. Praised for its resistance to heat, fire, chemicals and electricity, it was widely used across a broad range of building applications.
From insulation and roofing materials to ceiling tiles, pipe lagging and cement products, asbestos quickly became a preferred material due to its durability, affordability and versatility. However, what was once seen as a construction breakthrough is now recognised as one of the industry’s most significant health hazards.
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The rise of asbestos
Following the Second World War, the UK experienced rapid economic growth and an increased demand for affordable housing and public infrastructure. During this period, there was significant pressure to build quickly and cost-effectively, making asbestos an attractive material for contractors and developers.
The use of asbestos expanded rapidly between the 1950s and 1970s due to its low cost, long lifespan and ease of installation. At the time, there was limited public awareness of the health risks associated with asbestos exposure, leading to widespread use in schools, hospitals, offices and domestic housing.
As a result, many buildings constructed during this period still contain asbestos-containing materials (ACMs). For building surveyors and construction professionals today, this legacy remains a major consideration when inspecting and managing older properties.
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The turning point: health risks and regulation
Although concerns surrounding asbestos were raised as early as the 1920s, these warnings received limited attention for many years.
The first significant legislative response came with the Asbestos Industry Regulations 1931, which introduced measures to reduce dust exposure in asbestos manufacturing environments. However, these regulations were limited in scope and did not address the widespread use of asbestos across the wider construction industry.
As medical research progressed throughout the mid-20th century, strong evidence emerged linking asbestos exposure to serious respiratory diseases, including asbestosis, lung cancer and mesothelioma. One of the most concerning aspects of asbestos-related illnesses is their long latency period, with symptoms often taking between 20 and 50 years to develop after exposure.
As awareness of these risks increased, the UK introduced progressively stricter controls. The Asbestos (Licensing) Regulations 1983 marked a significant step forward by requiring certain asbestos-related work to be undertaken only by licensed contractors.
This was followed by the Asbestos (Prohibitions) Regulations 1985, which banned the import and use of the most hazardous forms of asbestos, including blue asbestos (crocidolite) and brown asbestos (amosite).
Further protections were introduced through the Control of Asbestos at Work Regulations 1987, which placed duties on employers to reduce asbestos exposure in the workplace and improve health and safety controls.
Legislation continued to strengthen throughout the 1990s, culminating in the Asbestos (Prohibitions) (Amendment) Regulations 1999, which introduced a complete ban on the importation, supply and use of all asbestos products in the UK, including white asbestos (chrysotile).
Today, asbestos management is primarily governed by the Control of Asbestos Regulations 2012, which consolidates previous legislation and places legal responsibilities on duty holders to identify, assess and manage asbestos-containing materials in non-domestic premises.
This marked a major turning point in the construction industry and highlighted the risks of relying on materials before their long-term health impacts were fully understood.
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The legacy of asbestos in public buildings
One of the clearest examples of asbestos’s lasting impact can be seen in older school buildings across the UK.
Many schools constructed between the 1940s and 1980s incorporated asbestos within wall panels, ceiling systems, floor tiles and pipe insulation. While asbestos-containing materials may remain safe if left undisturbed and in good condition, they can become hazardous during maintenance, refurbishment or demolition works.
There have been numerous cases where asbestos has been accidentally disturbed during construction or maintenance works, resulting in costly remediation, temporary building closures and concerns among staff, pupils and parents.
These cases demonstrate that asbestos is not simply a historical issue, it remains an ongoing management challenge for property owners, contractors and building professionals.
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The lasting impact of asbestos
The story of asbestos reflects the evolving relationship between innovation, health and safety regulation within the construction industry.
Once praised as a miracle material, asbestos is now recognised as a significant health hazard. Despite being banned in the UK for over two decades, its presence in many existing buildings means effective identification, management and risk assessment remain essential.
For building surveyors, contractors and property owners alike, understanding asbestos remains critical to ensuring buildings are managed safely and responsibly.
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How we support clients with asbestos management
Our multi-disciplinary teams help clients identify, manage and mitigate asbestos-related risks across their property portfolios.
Our Quantity Surveying team supports clients through procurement, cost planning and project delivery associated with asbestos remediation or removal works.
Our Building Surveying team is often the first to identify suspected asbestos-containing materials during inspections and surveys, helping clients understand potential risks and the most appropriate next steps.
Our Project Management team can oversee the delivery of remediation programmes, coordinating contractors and consultants to keep works on programme, on budget and compliant with agreed scope.
Our Employer’s Agents can help identify suitable specialist contractors and consultants, so that works are carried out safely, compliantly and efficiently.
Where asbestos removal or refurbishment works fall under CDM regulations, our CDM team can provide Principal Designer or CDM Adviser services, ensuring health and safety risks are properly planned and managed throughout the project lifecycle.
Across the business, all employees are required to maintain awareness of asbestos risks, precautions and safe working practices through regular compulsory CPD and ongoing professional development.
Get in touch with us to find out more – https://potterraper.co.uk/contact/
