Step-by-step plan: what should I do if I discover asbestos?

Step-by-step plan

What should I do if I discover asbestos?

1. 1: Does this material contain asbestos?

   1. The first step is to find out if the material actually contains asbestos.

   2. What materials might contain asbestos?

      In the Netherlands, asbestos has been a banned material since 1994. It may no longer be used in new products. Older buildings and products (such as floor coverings, chimney flues and appliances) may, however, contain asbestos.

      Dutch Knowledge Centre IPLO's website contains photos of most asbestos-containing products/materials (website in Dutch, the links below the page lead to pictures of all kinds of examples). The website of Informatiepunt Leefomgeving (IPLO) gives examples of asbestos at the inside and outside of the home (in Dutch).

      In Step 2 you determine whether or not the asbestos needs to be removed.

   3. How can I identify asbestos?

      Asbestos consists of microscopic, needle-like fibres. Its fibrous structure is visible in cracks and places where the asbestos-containing material is damaged (take care not to inhale the fibres). The colour of asbestos generally ranges from white to light grey. Corrugated sheets like roofing sheets are often grey, black or reddish in colour.

      The website of Informatiepunt Leefomgeving (IPLO) has an explanation of what asbestos looks like (in Dutch).

      In Step 2 you determine whether or not the asbestos needs to be removed.

   4. Is it definitely asbestos?

      You cannot categorically identify asbestos with the naked eye. Do you want to know if something definitely contains asbestos and, if so, how much? Then have it tested by a certified asbestos abatement company. (This website is in Dutch, but you can use the map or enter your Dutch zip/post code and press the red 'Zoeken' button.)

      Afterwards, you can decide whether or not the asbestos must be removed. Read more on this under Step 2.
       

2. 2: Does it have to be removed?

   1. After Step 1, you know that something contains asbestos. The next question is whether or not it must be removed. In some cases it can be left undisturbed.

   2. Preferably remove asbestos roofs

      Asbestos roofs present a health risk because they are exposed to all weathers and can therefore be damaged (by wind or hail, for example). They deteriorate over time and inhaling the released fibres is hazardous to your health. It is therefore advisable to remove asbestos roofs.

      Do you have an asbestos roof, for instance on your house, shed or business premises? If so, proceed to Step 3.

   3. Other asbestos-containing does not always have to be removed

      Do you have another asbestos-containing material such as a pipe or window sill? Are the asbestos fibres still firmly bound within the material and is the material undamaged? In that case, it may be safer to leave the material undisturbed. If you remove it, asbestos fibres may be released.

      On the other hand, if the asbestos-containing material is damaged, the situation may no longer be safe. Proceed to Step 3 to determine who should investigate the situation.

   4. Safe use of buildings containing asbestos

      Has a certified asbestos abatement company already performed an asbestos survey of your building? The conclusion may be that although asbestos is present, the situation is safe. A plan should then be drawn up detailing how the building can be used safely now and in the future. Proceed to Step 3 to find out who should draw up this plan.

      Asbestos survey not yet performed?

      Do you have plans to rebuild but you do not know if asbestos is present? Or, you do not know how to safely use areas where asbestos has been identified? Then contact a certified asbestos abatement company to perform an asbestos survey (in Dutch, but with easy search tool to find a such a company near you). Step 3 tells you who should ensure the situation is safe.

3. 3: Who should remove the asbestos?

   1. After Step 2, you will know if the asbestos-containing material must be removed. The question then is who is responsible for the removal.

   2. If you are not the owner

      Do you suspect some material to be containing asbestos but you are not the owner of the material? If you are just a tenant or user you need to find out who the owner is and contact them.

      Examples:

      • Asbestos-containing material in or on a building

        Contact the building's owner. For instance your employer, neighbours, housing association or landlord.

      • Asbestos waste in a garden or at another site

        Contact the owner of the land where the waste is situated. This may be your neighbours or the company that owns the land.

      • Asbestos on a public road or in the air after a fire or storm

        Notify the local authority. For instance, report a public spaces incident. Many local authorities have made such reporting possible via their website.

      Asbestos at the workplace

      Have you seen asbestos at your place of work? If so, report this to your employer. Employers are responsible for providing a safe and healthy workplace. This applies to all places of work, from construction sites to offices. Moreover, employers are obliged to comply with the regulations on asbestos.

      Examples:

      • close off the work area if asbestos is (or may be) present;
      • have a certified asbestos abatement company perform an asbestos survey;
      • draw up an asbestos management plan if the identified asbestos-containing material presents no danger;
      • have the asbestos removed by a certified asbestos abatement company.

      You can find a certified asbestos abatement company near you online. (Use the map or enter your zip/post code and press the red 'Zoeken' button.)

   3. If you are the owner

      If you own asbestos-containing material, you are responsible for it. You are the one who must ensure the situation is safe.

      Does the situation involve an asbestos roof? If so, determine whether or not you can remove the asbestos roof yourself. In most cases, removal must be performed by certified professionals. Proceed to Step 4.

      Renovation or demolition: asbestos survey

      Do you want to perform a renovation or demolition? If so, find out in advance whether or not asbestos is present, and in what condition the asbestos-containing material is. You can hire a certified asbestos abatement company to perform an asbestos survey. This company will determine the level of risk involved in the planned work. After the asbestos survey has been performed you receive a survey report which states if the situation is safe or unsafe. The higher the risk, the more stringent the required safety measures.

      Asbestos present, situation safe

      Sometimes, asbestos is present in a building but the situation presents no health risk. In such cases, the asbestos-containing material can then be left undisturbed. It is important to ensure that the situation will remain safe in the future.

      Also safe in the future: asbestos management plan

      If a wall containing asbestos is safe today, someone must not drill a hole in it in 3 years' time. This would release asbestos fibres and the situation could then present a health hazard. As owner of the building, you must clearly set down exactly where in the building the asbestos-containing material is located. And indicate what activities can and cannot be carried out in those areas. You can, for instance, draw up an asbestos management plan, a set of instructions for the building, as it were.

      If you have any questions on an asbestos management plan, contact Informatiepunt Leefomgeving (IPLO). 

      If asbestos must be removed

      The asbestos survey may show that the asbestos-containing material presents a health hazard. In that case, the material must be removed. In most instances, removal must be performed by certified professionals. On rare occasions you may do the work yourself. Proceed to Step 4 for more information.

      Finding a certified asbestos abatement company

      You can find a certified asbestos abatement company in your vicinity. (This website is in Dutch, but you can use the map or enter your Dutch zip/post code and press the red 'Zoeken' button.)

   4. If ownership is to be transferred

      Special rules apply to asbestos when the purchase or sale of property (like a house or commercial premises) is concerned. If you are buying or selling property, it is advisable to agree on the following:

      • that the buyer has the house surveyed for asbestos and hires a certified company to perform this survey;
      • if and how the costs will be divided if the buyer hires a company to perform an asbestos survey;
      • if and how the asbestos abatement costs will be divided between the parties if asbestos has to be removed

      When buying a house, also take into consideration the fact that asbestos roofs may be banned with effect from 2024 .

4. 4: How should asbestos be removed?

   1. Does Step 3 show that you are responsible for the removal of asbestos-containing material? If so, the question is who should remove the material. Can you remove it yourself, or do you need to hire professionals? And what regulations must you comply with if you do the work yourself?

   2. Removing asbestos-containing material yourself

      Asbestos roofs

      You MAY NOT remove an asbestos roof yourself in the following cases:

      • your roof is larger than 35 m²;
      • the roof has slate tiles;
      • it is dangerous for you to remove the roof yourself (because you need to break it, for example);
      • you will not or cannot comply with the requirements of the local authority;
      • the asbestos-containing material concerned is inside the building or in material in your business premises.

      In general

      If you want to remove asbestos-containing material yourself, you must comply with the requirements. For example, a requirement might be that you submit a demolition notification to the local authority.

      Costs

      The costs are borne by the owner of the asbestos-containing material. Step 5 has more information on this.

      Safeguard your health

      Inhaling asbestos fibres is hazardous to your health.

      Asbestos fibres can be released when you saw, grind or drill into asbestos-containing material (such asbestos sheets). Fibres can even be released when you move asbestos-containing material (like ropes or floor mats).

      Unable to remove asbestos-containing material without releasing fibres? If so, you need to hire a certified asbestos abatement company (in Dutch, but you can use the map or enter your Dutch zip/post code and press the red 'Zoeken' button to find a company near you).

      Contact your local authority

      Check if your local authority has additional asbestos rules and regulations in place. For example, about where you must dispose of asbestos waste. Moreover, some local authorities offer protective clothing free of charge.

   3. Asbestos removal by professionals

      In the cases below, you must hire a certified asbestos abatement company:

      • your roof is larger than 35 m²;
      • the roof has slate tiles;
      • it is dangerous for you to remove the roof yourself (because you need to break it, for example);
      • you want to apply for the national grant programme for the removal of asbestos roofs;
      • the asbestos-containing material concerned is inside the building or in material in your business premises.

      You must also hire a certified asbestos abatement company if you are not sure that you can comply with the requirements.

      Finding a certified asbestos abatement company

      You can find a certified asbestos abatement company in your vicinity on the Stichting Ascert website (in Dutch, but you can use the map or enter your Dutch zip/post code and press the red 'Zoeken' button to find a company near you).

      Costs

      The costs are borne by the owner of the asbestos-containing material. Step 5 has more information on this.

5. 5: Who pays for the asbestos abatement?

   1. Does Step 3 show that you are responsible for the removal of the asbestos-containing material? If so, there will probably be costs involved that you will have to bear.

   2. Money-saving tips

      If you are the owner of the asbestos-containing material, then you are responsible for it. Here are a few tips to save money:

      • Request several quotations from different certified asbestos abatement companies and compare them before making a choice.
      • Sometimes, it can be cheaper to do the asbestos abatement together with your neighbours, especially if it concerns an asbestos roof that also runs across their property.
      • Replacing an asbestos roof? Consider choosing roof insulation and/or solar panels to increase the energy efficiency of your home (EPC).
      • Milieu Centraal has more tips on removing asbestos (in Dutch).

      You can find a certified asbestos abatement company in your vicinity on the Stichting Ascert website (in Dutch, but you can use the map or enter your Dutch zip/post code and press the red 'Zoeken' button to find a company near you).

      Am I entitled to a grant if I replace my asbestos roof?

      Are you hiring a certified asbestos abatement company to remove your asbestos roof(s)? If so, you can apply for a grant.