Owning a commercial property is about far more than collecting rent and maintaining the building. It also means understanding and managing legal responsibilities, particularly where older buildings may contain asbestos-containing materials.
One of the biggest misconceptions we encounter is that responsibility for asbestos automatically transfers to a tenant.
In reality, responsibility depends on lease arrangements and maintenance obligations, meaning commercial landlords should understand exactly what they are responsible for and ensure appropriate management processes are in place.
After more than 22 years working with commercial property owners and managers, we’ve found that the landlords who experience the fewest problems are those who view asbestos management as part of long-term asset management rather than a compliance exercise.
What Does the Law Say?
The Control of Asbestos Regulations 2012 places duties on those responsible for managing non-domestic premises.
For commercial landlords, this may involve ensuring that:
- Reasonable steps have been taken to identify asbestos-containing materials.
- Relevant asbestos information is maintained.
- Risks are appropriately managed.
- Information is available to anyone who may disturb asbestos during maintenance or refurbishment.
The exact responsibilities will depend on ownership structures and lease agreements, but understanding those responsibilities is essential.
Why Commercial Landlords Face Different Challenges
Unlike owner-occupiers, landlords often manage properties occupied by others.
This creates additional considerations:
- Multiple tenants
- Different maintenance arrangements
- Ongoing lease changes
- Planned refurbishments
- Contractor access
- Portfolio management
Good asbestos management helps reduce uncertainty and supports smoother property operations.
What Good Asbestos Management Looks Like
1. Understanding the building
An appropriate asbestos survey provides reliable information about the building and its materials.
Decisions should be based on evidence rather than assumptions.
2. Maintaining accurate records
An asbestos register should reflect the current condition of the building and be reviewed whenever significant changes occur.
3. Communicating with contractors
Maintenance teams and contractors should receive relevant asbestos information before commencing intrusive work.
This simple step can help prevent unnecessary disruption.
4. Planning ahead
Asbestos should be considered during maintenance planning, tenant alterations and refurbishment projects rather than after work has already begun.
5. Managing portfolios consistently
Where landlords own multiple properties, adopting consistent asbestos management procedures across the portfolio helps reduce risk and improve efficiency.
Common Mistakes We See
Assuming the tenant is always responsible
Lease arrangements vary considerably.
Understanding who is responsible for maintenance obligations is critical.
Relying on outdated asbestos information
Buildings change over time.
Historic surveys may not provide sufficient information for current projects.
Waiting until refurbishment begins
One of the most expensive mistakes is discovering asbestos after contractors are already on site.
Early planning almost always leads to better outcomes.
Viewing asbestos as simply paperwork
The best landlords use asbestos information to support practical decision-making rather than simply satisfy compliance requirements.
What We’ve Learned in 22 Years
Successful commercial landlords tend to share one characteristic:
They value good information.
Reliable asbestos information supports maintenance planning, tenant alterations, capital investment decisions and property transactions.
The cost of obtaining accurate information is often far less than the cost of uncertainty.
The Core Surveys Perspective
At Core Surveys, we believe asbestos management should support better property management.
We regularly work with landlords managing individual commercial buildings as well as extensive property portfolios.
Because we provide asbestos surveys, sample analysis and air monitoring through our own experienced team, clients benefit from coordinated reporting, consistent standards and efficient project delivery.
Our philosophy is simple:
Good information protects people, supports compliance and helps property investments perform as intended.
If This Were Our Portfolio…
If we were managing a commercial property portfolio, we would:
- Maintain up-to-date asbestos information for every building.
- Review survey information before tenant alterations or refurbishment works.
- Ensure contractors receive asbestos information before intrusive work begins.
- Keep asbestos management integrated with wider maintenance planning.
- Use UKAS accredited organisations for surveys and analysis.
- Regularly review management procedures across the portfolio.
Our Recommendations
Based on our experience, we recommend that commercial landlords:
- Understand their responsibilities under lease arrangements.
- Commission appropriate asbestos surveys where required.
- Review asbestos information regularly.
- Plan refurbishment works well in advance.
- Maintain clear communication with contractors and managing agents.
- Treat asbestos management as an ongoing property management function rather than a one-off compliance task.
Frequently Asked Questions
Is a commercial landlord always responsible for asbestos?
Responsibilities depend on ownership, maintenance obligations and lease arrangements. Understanding these responsibilities is an important part of effective property management.
Does finding asbestos mean it must be removed?
Not necessarily. Many asbestos-containing materials can be safely managed if they remain in good condition and are unlikely to be disturbed.
Why should asbestos information be reviewed?
Buildings change over time through maintenance and refurbishment, so asbestos information should remain current and relevant.
Can Core Surveys support landlords with multiple properties?
Yes. Core Surveys regularly supports commercial landlords and property management companies with asbestos surveys, sample analysis and air monitoring across multi-site portfolios.
Why Organisations Choose Core Surveys
- Over 22 years of asbestos industry experience
- UKAS accredited for asbestos surveys, sample analysis and air monitoring
- Surveys, testing and air monitoring delivered under one roof
- In-house laboratory facilities
- Dedicated project coordinators
- Offices in East Sussex and South Wales
- Nationwide capability
- Experience supporting commercial landlords, property managers, NHS organisations, universities, local authorities, national contractors and the Ministry of Defence
Our objective is not simply to identify asbestos—it is to provide the practical information landlords need to manage assets confidently and plan for the future.
Core Principle
The most successful commercial landlords don’t manage asbestos by reacting to problems—they manage it by planning ahead and maintaining accurate information.
Contact Core Surveys
If you’re a commercial landlord or property investor seeking expert advice on asbestos management, speak to the experienced team at Core Surveys. We’ll help you understand your responsibilities, recommend the appropriate surveys and provide practical guidance based on more than 22 years of real-world experience.