TA6 Asbestos: What to Disclose When Selling Your Property

Asbestos is present in an estimated one million commercial and industrial buildings and in a significant proportion of residential properties built or renovated before the year 2000 in the UK. If you are selling a home that falls into this age bracket, there is a reasonable chance that asbestos-containing materials (ACMs) are somewhere in the property — whether in textured ceiling coatings, insulation, roofing materials, or floor tiles.

The TA6 Property Information Form requires you to provide honest and accurate information about the condition of your property, including any hazardous materials you know about. Getting your asbestos disclosure right is important: it protects you from post-completion misrepresentation claims and prevents the kind of late-stage enquiries that delay or derail house sales.

This guide explains where asbestos questions arise on the TA6, what you should disclose, how to handle Artex ceilings, insulation, and survey results, and what happens if you get it wrong.

Where does asbestos come up on the TA6 form?

The TA6 does not contain a single, clearly labelled “asbestos” question. Instead, asbestos is relevant to several sections of the form. Understanding which sections apply helps you disclose thoroughly and avoid the common mistakes sellers make when completing the form.

Section 4: Alterations, planning, and building control

If you have had asbestos removed from the property, this counts as building work that should be disclosed in Section 4. Asbestos removal — particularly licensed removal of higher-risk materials — may have involved notification to the Health and Safety Executive or the local authority. Disclose the work, who carried it out, and whether a clearance certificate was issued.

Section 5: Guarantees and warranties

If you hold any guarantees or warranties relating to asbestos removal, encapsulation, or management work, these should be listed in Section 5. Include details of the contractor, the date of the work, and whether the guarantee is transferable to a new owner.

Section 7: Environmental matters

Section 7 is where most asbestos disclosure belongs. This section covers environmental and hazardous material issues, and it is where the buyer's solicitor will expect to find information about any known asbestos-containing materials. You should disclose:

• Whether you are aware of any asbestos-containing materials in the property
• The type and location of any known ACMs (for example, textured coatings on ceilings in specific rooms, insulation in the loft, or cement sheeting on the garage roof)
• The condition of any known ACMs — intact and undisturbed, or damaged
• Whether any testing, surveys, or removal work has been carried out

Section 12: Services

If asbestos is present around services such as pipe lagging, boiler insulation, or water tank insulation, this is relevant to Section 12 (Services) as well as Section 7. The buyer needs to know whether service infrastructure is affected by ACMs, as this has implications for future maintenance and repair work.

Artex ceilings: what to disclose

Textured ceiling coatings — commonly known by the brand name Artex — are the most frequently encountered asbestos-containing material in UK residential properties. Chrysotile (white asbestos) was routinely added to these coatings between the 1960s and the mid-1980s, and other manufacturers continued using asbestos in similar products until the UK's complete ban in 1999. For a detailed overview, see our guide on selling a house with Artex ceilings.

When completing the TA6, your disclosure about Artex should cover:

• Which rooms have textured coatings — List every room where Artex or similar textured finishes are present on ceilings or walls.
• Whether testing has been carried out — If you have had the coating analysed by a UKAS-accredited laboratory, attach the test results. A positive result showing chrysotile at 1 to 5 per cent is not alarming — it is completely normal for properties of this era — but the buyer needs to know.
• The condition of the coating — Confirm whether the Artex is intact, painted over, and undisturbed, or whether it is damaged, crumbling, or has been drilled or sanded.
• Whether any encapsulation or removal has been done — If the Artex has been skimmed over (encapsulated) or removed, disclose this along with details of who did the work.

Testing a single sample typically costs between £30 and £50 through a UKAS-accredited laboratory, with results available within 2 to 5 working days. This small investment removes ambiguity and gives the buyer's solicitor a clear answer, preventing follow-up enquiries that can delay the sale by weeks.

Insulation and lagging: what to disclose

Asbestos was widely used in insulation products throughout the 20th century. In residential properties, the most common locations for asbestos insulation are:

Loose-fill asbestos insulation in loft spaces is particularly significant because it is friable — meaning it can be crumbled by hand and easily releases microscopic fibres into the air. The Health and Safety Executive considers loose-fill asbestos insulation a high-risk material, and its removal requires an HSE-licensed contractor. If you know or suspect that loose-fill asbestos insulation is present in your loft, this must be disclosed on the TA6.

Pipe lagging is another common finding. Older properties may have pipes wrapped in asbestos-containing insulation, particularly in basements, under floors, and in airing cupboards. If the lagging is intact and in good condition, it presents a low risk, but any damage or deterioration should be noted. If the lagging has been professionally encapsulated or removed, disclose this along with supporting documentation.

Other asbestos-containing materials in the home

Beyond Artex and insulation, asbestos was used in a wide range of building materials found in UK homes built before 2000. If you are aware of any of the following, they should be mentioned on the TA6:

• Cement roofing sheets and guttering — Asbestos cement was widely used for garage roofs, shed roofs, corrugated roofing panels, and rainwater goods. It is non-friable and low risk when intact, but becomes hazardous if broken, cut, or drilled.
• Floor tiles and adhesive — Vinyl floor tiles manufactured before the mid-1980s may contain asbestos, as may the bitumen adhesive used to fix them. These are typically non-friable and low risk unless sanded or lifted.
• Soffits and fascias — Asbestos cement boards were commonly used for soffits and fascias on properties built in the 1960s and 1970s.
• Fire surrounds and heater panels — Asbestos insulating board was used as a fire-resistant backing behind fireplaces and storage heaters.
• Partition walls and ceiling tiles — Some internal partitions and suspended ceiling tiles contain asbestos insulating board, particularly in properties converted from commercial use.

The key principle is consistent: if you know about it, disclose it. You are not expected to conduct a forensic examination of every building material in your home, but you must not conceal information you are aware of. For a broader understanding of your legal obligations, see our guide on seller duty of disclosure in the UK.

Disclosing asbestos survey results

If you have commissioned an asbestos survey — whether a management survey, a refurbishment survey, or a simple laboratory analysis of a single sample — you should disclose the results on the TA6 and attach a copy of the report.

There are two main types of asbestos survey recognised in the UK:

• Management survey — Identifies and assesses the condition of accessible asbestos-containing materials. This is the standard survey for properties in normal use and is the type most relevant to residential sales. A management survey for a typical three-bedroom house costs between £150 and £400.
• Refurbishment and demolition survey — A more invasive survey required before any building work that may disturb ACMs. This involves accessing areas behind walls, above ceilings, and beneath floors. It is not normally required for a straightforward property sale, but you should disclose the results if one has been carried out.

The survey report will typically include a register of materials found, their location, their condition, and a risk rating. Sharing this with the buyer provides a clear, professional assessment that most solicitors and mortgage valuers will accept without raising further enquiries. Even if the survey found asbestos, the fact that you have documented evidence of its type, location, and condition is far more reassuring than leaving the buyer to wonder.

What if you have not had an asbestos survey?

Many sellers have never had their property surveyed for asbestos, and there is no legal obligation to do so for residential sales. If this is your situation, your approach on the TA6 should be:

1. Disclose what you know. If you are aware of textured coatings, old pipe lagging, cement sheeting, or any other material that may contain asbestos, say so. Describe the location and condition as accurately as you can.
2. Use “Not known” where genuinely uncertain. If you do not know whether a material contains asbestos, write “Not known” and provide context. For example: “Not known — the property was built in 1972 and has textured ceiling coatings in the lounge, dining room, and bedrooms. These have not been tested for asbestos.”
3. Consider getting a test. For Artex ceilings, a laboratory analysis costing £30 to £50 per sample removes all ambiguity. For a broader assessment, a management survey at £150 to £400 covers the whole property. The investment is small compared to the cost of dealing with enquiries, delays, or post-completion claims.

The buyer's solicitor may raise additional enquiries if you state “Not known” for asbestos in a pre-2000 property. Having a test result ready eliminates this delay entirely.

The legal consequences of non-disclosure

If you know asbestos is present and fail to disclose it, or actively state that the property is free from hazardous materials when you know otherwise, the buyer may have grounds for a misrepresentation claim.

Under the Misrepresentation Act 1967, there are three levels of liability:

• Fraudulent misrepresentation — Deliberately lying about or concealing asbestos you know to be present. The buyer can claim all losses flowing from the misrepresentation, and the court can reverse the sale entirely.
• Negligent misrepresentation — Being careless with your answers. For example, stating “no hazardous materials” without checking, when a reasonable person in your position would have investigated. Under Section 2(1) of the Act, the burden shifts to you to prove you had reasonable grounds for your belief.
• Innocent misrepresentation — You genuinely believed your answer was correct. Remedies are more limited, but the buyer may still be able to rescind the contract.

The Consumer Protection from Unfair Trading Regulations 2008 also require that material information affecting a buyer's purchasing decision is not omitted or concealed. While these regulations primarily apply to estate agents and traders, they reinforce the principle that asbestos — as a known health hazard — is material information that should not be withheld.

The safest approach is always to disclose. A buyer who is told about asbestos before they exchange contracts cannot later claim they were misled. Transparency protects you.

Practical tips for completing the TA6 asbestos sections

Based on the most common issues that solicitors encounter, here are practical recommendations for handling asbestos disclosure on the TA6. For further section-by-section guidance, see our property information form tips.

1. Walk through the property before you start. Check every room for textured coatings on ceilings and walls. Inspect the loft for insulation materials. Look at pipe lagging in the airing cupboard and under sinks. Check the garage roof and outbuilding roofs for cement sheeting. Note everything you find.
2. Be specific about locations. Do not write “some ceilings have Artex.” Instead, write “Textured ceiling coatings are present in the lounge, dining room, master bedroom, and landing. The kitchen and bathroom ceilings are smooth plaster.”
3. Attach documentary evidence. If you have laboratory test results, survey reports, clearance certificates, or contractor invoices for asbestos work, attach copies to the TA6. This reduces follow-up enquiries and speeds up conveyancing.
4. Describe the condition honestly. If the Artex is intact and painted over, say so. If pipe lagging is damaged or deteriorating, say that too. Condition is a critical factor in risk assessment, and the buyer's surveyor will check.
5. Do not downplay or speculate. Avoid phrases like “probably fine” or “I doubt it contains asbestos.” Stick to facts: what is present, what you know, and what has been tested or documented.
6. Cross-reference with Section 4. If you have had asbestos removed, this is building work that should also appear in Section 4 (Alterations). Consistency across sections prevents the buyer's solicitor from raising discrepancy enquiries.

How asbestos disclosure affects the sale process

Disclosing asbestos honestly and proactively does not make your property unsellable. On the contrary, it tends to smooth the sale process. Here is how asbestos typically comes up during a transaction:

Conveyancing enquiries

If you disclose asbestos on the TA6 and attach supporting documentation (test results or a survey report), the buyer's solicitor will usually accept this without raising further enquiries. If you state “Not known” without context in a pre-2000 property, expect additional questions that add days or weeks to the process.

The buyer's survey

A RICS surveyor carrying out a Level 2 or Level 3 home survey will note the presence of textured coatings and may recommend asbestos testing. If you have already provided test results on the TA6, the surveyor can reference these rather than raising an open-ended caveat that unsettles the buyer.

Mortgage valuation

Mortgage lenders rely on RICS valuers to assess the condition of the property. Undisturbed, non-friable asbestos in good condition — such as intact Artex or cement sheeting — does not normally affect lending. Friable or damaged asbestos may prompt the lender to require remediation before approving the mortgage, but this is uncommon when the material has been properly identified and is in stable condition.

Price renegotiation

If asbestos is disclosed upfront, the buyer factors it into their offer from the start. If it is discovered later — through a survey or by the buyer's solicitor raising enquiries — it can trigger a renegotiation or, in the worst case, cause the buyer to withdraw. Proactive disclosure removes this risk.

Asbestos and the HSE: what the law actually says

The primary legislation governing asbestos in the UK is the Control of Asbestos Regulations 2012 (CAR 2012). Under Regulation 4, there is a formal “duty to manage” asbestos in non-domestic premises. This duty does not technically extend to private residential properties, but the principles of responsible asbestos management are still relevant to sellers.

The HSE's position is clear: asbestos-containing materials that are in good condition and unlikely to be disturbed should be left in place and managed. Removal is only recommended when the material is damaged, deteriorating, or will be disturbed by planned building work. This applies equally to Artex ceilings, insulation, cement products, and any other ACMs in the home.

For sellers, the practical implication is that you do not need to remove asbestos before selling. What you do need to do is disclose its presence, describe its condition, and share any documentation you have. This aligns with both HSE guidance and your disclosure obligations under the TA6.

Sources

• Health and Safety Executive (HSE) — Asbestos in the home: guidance for homeowners, tenants, and tradespeople — hse.gov.uk
• Control of Asbestos Regulations 2012, Regulation 4 (Duty to manage asbestos in non-domestic premises) — legislation.gov.uk
• Misrepresentation Act 1967, Sections 2(1) and 2(2) — legislation.gov.uk
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
• Law Society of England and Wales — Property Information Form (TA6), 4th edition, 2020
• United Kingdom Accreditation Service (UKAS) — Accreditation of asbestos testing laboratories: ukas.com
• RICS — Home Survey Standard and surveyor guidance on reporting asbestos-containing materials: rics.org
• GOV.UK — Asbestos: your duties, including advice on testing, managing, and removing ACMs: gov.uk

Frequently asked questions