Asbestos in a home: how do you know if a property contains asbestos?

Which homes may contain asbestos?

Since 1 July 1993, asbestos may no longer be used in the Netherlands. Homes built or renovated before 1994 may therefore contain materials with asbestos. Homes from the period 1945 to 1994 are mentioned most often, but asbestos may also have been used in older houses during later renovations. The year of construction is therefore a first indication.

Where is asbestos found in a home?

• Corrugated sheets and roof slates, for example on sheds, garages and outbuildings.
• Window sills, façade panels and sheet material around window frames.
• Flues, chimneys and exhaust pipes of old central heating boilers or gas water heaters (geisers).
• Insulation material around pipes and boilers.
• Floor coverings such as old vinyl or linoleum-type floors and the adhesive underneath.
• Fire-resistant panels, for example in meter cupboards or behind stoves.
• Sealants and glazing putty in older window frames.
• Spray plaster and textured paint on walls and ceilings.

Is asbestos dangerous?

Asbestos is mainly dangerous when fibres are released and inhaled. That happens through damage, working on the material or weathering, such as drilling, sawing, sanding or breaking. Bonded asbestos (hechtgebonden asbest) that is intact and left alone generally poses little risk. The danger therefore arises mainly during renovation or DIY work. Never work on it yourself.

How can you be sure whether asbestos is present?

You cannot tell with certainty from its appearance whether a material contains asbestos. Only an asbestos survey (asbestinventarisatie) by a certified company, which has samples tested in a laboratory where necessary, gives certainty. A building survey can flag suspect materials, but it is not an asbestos survey.

Ask the seller whether there is an asbestos survey report, whether asbestos has been removed in the past and whether there is a final assessment (eindbeoordeling) of that removal. If you plan to renovate or demolish after the purchase, an asbestos survey is mandatory in many cases.

The asbestos clause in the purchase agreement

For homes built before 1994, the purchase agreement often contains an asbestos clause (asbestclausule). In it, the buyer declares that they are aware asbestos may be present and that the seller is not liable for the consequences. This means that, in principle, you bear the costs of asbestos found later yourself, unless the seller concealed asbestos they knew about. See hidden defects.

Removing asbestos

• You notify the municipality of asbestos removal via the Omgevingsloket (the national environment and planning portal). In most cases, a certified asbestos removal company is mandatory.
• Private individuals may, under strict conditions, remove small quantities of certain types of bonded asbestos themselves. Check with your municipality beforehand what is permitted.
• The costs depend heavily on the quantity, the type and how accessible it is. If you know asbestos is present, get a quote before you make an offer.
• Asbestos roofs are not banned, but they are a point of attention for insurance and renovation.

The property report shows the home's year of construction from the BAG (the national register of addresses and buildings). If it is before 1994, it is wise to treat asbestos as a point of attention during the viewing and in your offer.