If you’ve discovered your garage has an asbestos roof, you’re probably feeling a bit overwhelmed right now.
How dangerous is it? How much will it cost to sort out? And what exactly are you supposed to do about it?
These are perfectly reasonable concerns. Many garages and outbuildings across the UK built before 2000 have roofs made from asbestos cement. That distinctive corrugated grey sheeting you’re looking at could well be asbestos — and yes, it needs careful handling.
This guide will walk you through everything: the process, the costs involved, and crucially, a hassle-free alternative if the whole project seems too daunting or expensive.
First, What is Asbestos and Why is it a Concern?
Let’s start with the basics.
Asbestos was the wonder material of the 20th century. Fire-resistant, durable, and cheap to produce, it found its way into countless British buildings. Asbestos cement, in particular, became the go-to material for garage and shed roofs.
Here’s the thing though: the danger doesn’t come from the roof just sitting there.
The real risk emerges when the material is disturbed. Breaking, drilling, or even aggressive cleaning can release harmful fibres into the air. Once inhaled, these microscopic fibres can lodge in your lungs, potentially causing serious conditions including mesothelioma and asbestosis — sometimes decades after exposure.
The key fact to remember: The UK completely banned the use of asbestos in new construction in 1999. But any building constructed or refurbished before this date could contain it.
Which means millions of British garages still have these roofs.
How to Spot a Potential Asbestos Roof
Before you panic, it’s worth knowing what to look for. While only a professional test can confirm the presence of asbestos, there are a few visual clues.
- Age of the Property: If your home and its outbuildings were built before the year 2000, there’s a chance asbestos was used.
- Appearance: Most asbestos garage roofs are made of corrugated panels. They are often a dull grey colour.
- Texture: Look for signs of fibrous material. If a corner is broken or damaged, you might see thin, densely packed fibres. Do not touch or break it further to check.
- Seams: The panels are often joined with metal bolts and have plastic or rubber washers underneath the bolt heads.
Again, these are just indicators. You can’t be 100% certain without a professional survey. But be aware that if you know or suspect that you have asbestos, you must legally declare it openly when selling the property. This will spook many buyers, but it will ensure you remain of the right side of the law.
The Costs Involved: A Step-by-Step Breakdown
Now for the part you’re probably dreading — the costs.
I’ll be transparent here. These are average figures based on typical UK prices, and they can vary significantly depending on your location, the specific contractors you use, and the complexity of your particular job.
But they’ll give you a realistic picture of what you’re facing.
Step 1: Asbestos Survey & Testing
First things first — you need to confirm it’s actually asbestos.
Don’t assume. Don’t guess. Get it properly tested.
A professional surveyor will visit your property, take a sample safely (this is crucial — don’t attempt this yourself), and have it tested in a UKAS-accredited laboratory.
Estimated Cost: £250 – £500
Some companies offer cheaper “sample collection” services where you post them a piece, but I strongly advise against this. Disturbing asbestos yourself to get a sample defeats the entire purpose of safe handling.
Step 2: Professional Asbestos Removal & Disposal
This is where things get serious — both in terms of safety and cost.
This is absolutely not a DIY job.
Under the Control of Asbestos Regulations 2012, asbestos removal must be handled by a licensed contractor. This isn’t bureaucracy for bureaucracy’s sake — it’s about protecting you, your family, and your neighbours from potentially lethal exposure.
The removal process involves:
- Sealing off the area
- Workers in full protective equipment
- Careful dismantling of the roof sheets
- Double-wrapping the asbestos in special plastic
- Legal disposal at a licensed facility
- Providing you with a waste consignment note
The cost depends on the size, condition, and accessibility of your roof.
Estimated Removal Costs:
- Single Garage (approx. 15-18 sq m): £600 – £1,500
- Double Garage (approx. 28-32 sq m): £1,200 – £2,500+
If your roof is particularly fragile or difficult to access, these costs can climb higher.
Step 3: Installing a New Replacement Roof
Once the asbestos is gone, you’ll need a new roof.
Your options and costs vary considerably:
Corrugated Metal/Steel Sheets
The most popular replacement. Durable, relatively affordable, and they look similar to what was there before.
Single garage cost: £900 – £1,800
EPDM Rubber Roofing
A modern flat roof solution. Excellent lifespan (20-30 years) and completely waterproof.
Single garage cost: £1,000 – £2,000
Fibreglass (GRP) Roofing
The premium option. Seamless, incredibly durable, and can last 30+ years.
Single garage cost: £1,200 – £2,500
Total Estimated Cost to Replace an Asbestos Garage Roof
Let’s add it all up for a typical single garage:
- Survey: £250 – £500
- Removal: £600 – £1,500
- New Roof: £900 – £2,500
Total: £1,750 – £4,500+
For a double garage, you could easily be looking at £3,500 – £7,000 or more.
That’s a significant, unplanned expense for most households. And we haven’t even mentioned the time you’ll spend finding contractors, getting quotes, managing the project, and dealing with the disruption.
The Alternative: Avoid the Cost and Hassle Entirely
If those figures above feel overwhelming, you’re not alone.
The cost, time, and stress of dealing with an asbestos issue can be a heavy burden. Between finding qualified surveyors, licensed removal firms, and reliable roofers, you’re looking at weeks of project management and thousands of pounds.
But what if you could solve the problem by simply walking away, cash in hand?
Here’s something most people don’t consider: instead of spending thousands on repairs, you can sell the property ‘as is’. The asbestos roof and all.
This is where a professional cash house buyer can make all the difference.
On the housing market, normal buyers are scared to buy properties that have any presence of asbestos. But cash house buying companies don’t care about it.
At Property Rescue, we specialise in buying properties in any condition, across England and Wales. An asbestos roof isn’t a barrier for us — it’s just another problem we’re equipped to handle.
We buy problem properties day in and day out and an asbestos property is nothing new.
The Benefits of Selling to Property Rescue
Let me explain exactly how this solves each of the problems we’ve just discussed.
Zero Repair Costs
You pay nothing for the asbestos removal or the new roof.
Not a penny.
We factor the condition into our fair cash offer and handle all the work after the sale. That £4,500 bill we just calculated? It becomes our responsibility, not yours.
A Guaranteed, Fast Sale
Here’s something crucial to understand: the presence of asbestos can scare off traditional buyers.
Even if someone loves your property, their mortgage lender might refuse finance once they spot “asbestos” on the survey. This leads to sales falling through at the last minute — after you’ve already made plans and possibly committed to another purchase.
Our offers are guaranteed. No mortgage required for us to buy means no freaking out after the survey, no last-minute renegotiations, and no collapsed chains.
We can even exchange contracts in as little as 48 hours when needed.
No Fees
When you sell traditionally, the costs mount up:
- Estate agent fees (typically 1-3% of sale price)
- Legal fees (£800-£1,500)
- EPC certificates, photography, viewings…
With us? You won’t pay for estate agents, listings, or even your legal fees. We cover all costs.
The cash offer we make is what you get. Every penny of it.
Complete Certainty & Peace of Mind
Avoid the complex process entirely.
No finding qualified surveyors. No vetting licensed asbestos removal firms. No comparing quotes from roofers. No managing contractors or dealing with delays.
We offer a simple, straightforward process from start to finish.
How Our Simple Process Works
Curious about how it actually works? It’s refreshingly simple.
1. Get a Free Cash Offer
Fill in our short online form with your property details. It takes about 60 seconds, it’s completely free, and there’s absolutely no obligation.
2. Receive Your Offer
We’ll assess your property — including issues like the asbestos roof — and provide you with a formal cash offer, often within hours of the survey.
This isn’t a vague estimate. It’s a genuine, formal offer that we’ll contractually stand behind.
3. Choose Your Timeline & Complete
If you accept, we work to your schedule.
Need to complete quickly? We can do that. Want more time to make arrangements? That’s fine too.
We handle all the paperwork, and you receive the cash directly in your bank. It really is that simple.
Making the Right Decision for You
Let’s be clear about your two paths here.
Path One: Spend £1,750 – £4,500+ on asbestos removal and roof replacement. Manage multiple contractors. Deal with the disruption. Hope nothing goes wrong or costs more than quoted.
Path Two: Get a guaranteed cash offer for your property as it stands. Complete the sale on your timeline. Walk away with money in the bank and zero hassle.
Neither option is inherently right or wrong. It depends entirely on your circumstances.
If you’re emotionally attached to the property and have the funds readily available, fixing the roof might make sense.
But if you’re facing financial pressure, considering downsizing anyway, or simply want to avoid the massive headache, selling could be the smarter move.
Conclusion: You Have Options
An asbestos roof doesn’t have to be a financial headache.
You have options.
Whether you choose to tackle the replacement project or take the simpler route of selling, the important thing is making an informed decision that works for your situation.
If you’re even slightly curious about what your property could be worth in its current condition — asbestos roof and all — why not find out?
Ready to see how much you could get for your home, as is?
Get your free, no-obligation cash offer now from Property Rescue.
Remember: there’s no pressure, no obligation, and no judgment. Just honest advice and a genuine cash offer if you want one.
Your asbestos garage roof might feel like a problem right now.
But it doesn’t have to be.
