Being aware of and understanding how to deal with asbestos in garage roof projects when converting this kind of building is so important if you want to ensure the safety of everyone involved.
If you are carrying out a garage conversion, there are several investigations that you'll need to carry out initially – including determining whether there is any asbestos lurking within the structure.
If you do suspect or find this hazardous material, what should you do and how is it likely to affect your conversion? We reached out to the experts for their top advice.
How to identify asbestos in a garage roof
Before you get too stuck into devising your garage conversion ideas, it is vital that you determine whether or not there is any asbestos lurking in the roof.
While there are some indications that may point to its presence, it is always advisable to get a professional opinion.
"If you suspect your garage roof may have asbestos, there’s only one way of confirming this for sure – have the materials sampled and tested by a professional asbestos company," says David Hanley, founder and director at Crucial Environmental. "It is impossible to tell if a material contains asbestos just by looking at it."
"If we suspect there may be asbestos we would get in a specialist to analyse it and send it off to a lab before we would commence the installation of our interiors," adds Louise Fooks from Garageflex. "We would always suspect there may be asbestos in a roof if the garage was built before 2002."
That said, David Hanley does go on to point out that any of the following could indicate the presence of asbestos:
The garage roof was constructed before 1999 (in particular during the 1960s and 1970s)
It is made from corrugated panels
Moss or lichen growth on the roof (the more moss there is, the older the roof is likely to be)
Cracks and breaks in panels are common in asbestos roofs (whereas concrete panels are more likely to crumble)
Lichen and moss growth can point to the presence of asbestos in a garage roof(Image credit: Getty Images)
David Hanley
Dave Hanley is the founder and director of Crucial Environmental, specialists in all forms of asbestos services, including providing asbestos surveys, testing and sampling, and removal work.
What happens if there is asbestos in your garage roof?
If, after testing has been carried out, it is found that your garage roof does contain asbestos, either in the form of panels or asbestos roof tiles, what next?
"There are a number of options available to you," begins David Hanley. "Choosing the best one depends on a number of factors including the age and condition of your roofing panels. But it generally boils down to a choice between removing and replacing, or encapsulating the roof."
Both of these options are common solutions, but if you are planning on a garage conversion that turns it into a habitable space and it is in need of renovation anyway, removal and replacement is generally preferable.
"This is typically the best way forward if refurbishment or demolition work is planned, it is starting to leak, or if the roof is damaged (for example if it has cracks or holes or shows any other signs of having previously been disturbed)," explains David Hanley. "A specialist asbestos removal company will need to take away the roof carefully so that it doesn’t cause any health hazards during the removal process, where it may release dangerous asbestos fibres. You can then fit a replacement and more modern garage roof.
"If you’re having building work done at the same time, the asbestos company will need to take away the asbestos garage roof before that can begin," adds David.
What does encapsulating a garage roof involve?
If you are keen to avoid completely removing your garage roof, there is another option — encapsulation.
"The other way we would deal with it is by creating a frame around the asbestos area, not touch it or drill into it, but keep it all intact and in place," explains Louise Fooks from Garageflex.
"Encapsulating an asbestos garage roof is usually recommended on a case-by-case basis and is generally carried out if it is more dangerous to remove the asbestos-containing roof materials than to leave it in situ, or where the asbestos has not been disturbed and so is in good enough condition to leave in place," picks up David Hanley.
"Encapsulating stops fibres from being released if the roof deteriorates or becomes damaged over time," he continues.
Louise Fooks
Louise joined Garageflex in January 2013. Since 2005, Garageflex have been transforming garages across the UK with bespoke storage solutions designed to maximise space. They offer tailored systems to create a clean, streamlined, and functional space the whole family can enjoy.
Do I need an asbestos survey to convert my garage?
If you are buying a house to renovate you will probably be advised to have an asbestos survey carried out to determine where it is.
In the case of garage conversions, if you suspect or have had it confirmed that there is asbestos within the roof, there are several options in terms of surveys.
"There are different types of surveys — management surveys assess the presence and condition of asbestos, while refurbishment/demolition surveys are required before any structural work," explains David Hanley.
If you are working with asbestos specialists, they will be able to advise you on which you will need.
Can you still convert a garage if there is asbestos in the roof?
If you are not planning on carrying out any work that will disturb the roof, there could be instances where doing nothing and leaving well alone will suffice.
"If the asbestos-containing materials are in good condition and there are no planned works, they can be left in situ and managed with an asbestos management plan and regular re-inspection surveys," advises David Hanley.
How much does it cost to remove asbestos from a garage roof?
If you suspect you are dealing with an asbestos garage roof, don't attempt to tackle it without professional help(Image credit: Getty Images)
If you have discovered that there is, indeed, asbestos lurking in your garage roof, you are likely wondering how much it is going to affect your garage conversions costs to have it removed.
"The cost of removing an asbestos garage roof can vary depending on the size of the roof, the condition of the asbestos materials, and the complexity of the removal process," explains David Hanley. "On average, homeowners can expect to pay between £1,000 and £3,000 for professional removal.
"Encapsulation may be cheaper, but costs vary based on the extent of work required," adds David.
FAQs
Can I remove asbestos from a garage roof myself?
This is a really bad idea and the health risks are serious, even if you know how to get rid of rubble — asbestos is a different matter.
"If you suspect your garage roof contains asbestos, do not attempt to disturb it," warns David Hanley. "Contact a professional asbestos surveyor to conduct a thorough inspection and testing. Only a certified professional can safely determine the presence of asbestos and advise you on the best course of action."
It isn't just in buildings such as garages that hazardous materials could be lurking — asbestos in fireplaces is a common discovery in older properties too.
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Natasha was Homebuilding & Renovating’s Associate Content Editor and was a member of the Homebuilding team for over two decades. In her role on Homebuilding & Renovating she imparted her knowledge on a wide range of renovation topics, from window condensation to renovating bathrooms, to removing walls and adding an extension. She continues to write for Homebuilding on these topics, and more. An experienced journalist and renovation expert, she also writes for a number of other homes titles, including Homes & Gardens and Ideal Homes. Over the years Natasha has renovated and carried out a side extension to a Victorian terrace. She is currently living in the rural Edwardian cottage she renovated and extended on a largely DIY basis, living on site for the duration of the project.
