Asbestos nightmare in old buildings: new rules put pressure on property agents and owners
Asbestos is the invisible brake on many sales of old buildings. While energy-efficient refurbishments are progressing, stricter occupational health and safety and hazardous substance regulations are putting the issue centre stage. Estate agents and owners are under time and documentation pressure: if the suspicion is not managed professionally, there is a risk of price reductions, delays and liability risks. This article shows you how to conduct transactions in a structured, transparent and value-stable manner despite suspected asbestos.
Why the issue is pressing now
Regulation is gradually tightening up the handling of asbestos. In practice, this means: lower permissible occupational exposure limits, stricter requirements for recording, planning and protective measures for refurbishments (including TRGS 519, Hazardous Substances Ordinance). Banks, surveyors and insurers are explicitly asking for asbestos documentation more frequently. Even without an explicit testing obligation in sales, the factual expectation to recognise, communicate and plausibly substantiate risks is increasing. Assumption: In the coming years, the density of documentation will continue to increase, particularly in the course of extensive modernisation.
Where asbestos is found in old buildings - the biggest risk areas
In buildings from around 1950 to the mid-1990s, the following components are frequently affected:
- Fibre cement (roof panels, façade slates, balcony parapets, pipe cladding)
- Floors (Floor-Flex panels, black adhesives with PAH/asbestos content)
- Plasters, levelling compounds, tile adhesives in bathrooms and kitchens
- Seals, cords on ovens, heating systems, ventilation systems
- Fire protection boards in installation shafts and electrical distribution boards
Quick check: Could my property be asbestos-critical?
- Year of construction 1950-1995? Increased risk.
- Visible fibre cement boards or „black“ adhesive residue? Caution.
- Planned renovation of roof, floors or bathroom? Schedule a preliminary screening.
Note: No risk-free „simple tear-off“ without approval/negative findings.
Legal pitfalls - and how professionals defuse them
Duty to inform: Estate agents and owners must disclose known material circumstances. A concrete suspicion (e.g. year of construction, typical materials, information from expert reports) should be included transparently in the exposé and in the property documents. This protects against later accusations of warranty and fraudulent intent.
Dismantling and disposal: Asbestos may only be removed by competent, authorised companies in compliance with TRGS 519. Improper dismantling is subject to a fine and can effectively render the property „unsellable“ until a Clearance measurement is available.
Documentation: Test results, laboratory reports, proof of disposal, clearance measurements - these documents are worth their weight in gold. They reduce uncertainty, improve financial viability and support the tender price.
Typical errors & solutions
- Error: „Asbestos? It will fit.“ - No testing, vague statements. Solution: Short screening and clear wording in the synopsis.
- Error: Partial dismantling under own management. Solution: Only commission a specialised company with TRGS-519 expertise.
- Error: Documents scattered, incomplete. Solution: Digital asbestos folder: findings, photos, receipts, clearance measurement, disposal licence.
- Error: Price negotiation without cost image. Solution: Obtain cost ranges in advance and communicate them in a structured manner.
Economic impact: Price, financing, schedule
Cost framework (orientating, regionally variable): Sampling/laboratory approx. 50-120 EUR per material sample; on-site screening by experts from approx. 500-1,500 EUR. Dismantling/renovation costs highly material-specific: e.g. floor coverings with asbestos-containing adhesive roughly 150-300 EUR/m², fibre cement roof covering 80-200 EUR/m² plus new covering. Disposal costs must be considered separately.
Mini calculation example: Condominium 80 m² with 40 m² of asbestos-containing flooring. At 200 EUR/m² deconstruction, this amounts to 8,000 EUR. This figure is tangible for the buyer - a price reduction of a similar magnitude is then often negotiated or a contractually fixed takeover of the dismantling before handover. Plus point: A documented, professional approach reduces risk premiums in financing and valuation.
Time factor: Depending on capacity utilisation, it can take 2-8 weeks from the screening to the free measurement. Those who screen early sell faster and avoid ad hoc renegotiations shortly before notarisation.
Steps towards asbestos safety in sales
- Year of construction and component check: Collect evidence (plans, photos, previous owner information).
- Commission an expert: Targeted rehearsals instead of „flying blind“; prioritise key stress areas.
- Transparent communication: Exposé with clear statements: „Screening performed“, „Areas X/Y negative/positive“, „Documents in data room“.
- Costs and action plan: Obtain offers from specialised companies; present options (dismantling before sale vs. discount).
- Contractual protection: Regulation on known encumbrances, handover of documents, retention/provision for dismantling if necessary.
- Finalise documentation: Free measurement, proof of disposal, photo logs - provide centrally.
Practical example: Old apartment building with fibre cement roof
A 6-party house (built in 1968) is to be sold. The roof is made of fibre cement panels. The owner obtains an expert opinion at an early stage: Asbestos confirmed, but panels intact, no fibre release as-is. Two options are offered in the sale: (A) Sale „as is“ with a transparently calculated demolition/re-roofing budget of EUR 70,000-110,000 (range openly communicated), (B) Demolition and re-roofing before sale, but higher offer price. Result: Buyer with refurbishment strategy chooses option A, financing is successful because the documents are reliable and the action plan is scheduled.
Note: This article does not replace legal advice. The applicable regulations (e.g. TRGS 519) are authoritative for the planning and execution of dismantling and disposal measures.
Your advantage as a seller or investor: With a quick asbestos check, clean documentation and clear pricing logic, you protect your margin, speed and legal certainty. We coordinate screening, specialised companies and data rooms - so that your deal doesn't fall through because of the building material.
Conclusion: Asbestos in old buildings is not a deal breaker - a lack of clarity is. Recognising, documenting and professionally moderating risks creates trust among buyers, banks and surveyors. This keeps the pace and price in your hands.
