Finding asbestos in a property doesn’t automatically mean everything containing it needs to be ripped out.
In fact, depending on the type of asbestos-containing material (ACM), its condition and what you’re planning to do with the building, leaving asbestos safely in place and protecting it can sometimes be an appropriate solution.
This is commonly referred to as asbestos encapsulation.
Naturally, that leads to plenty of questions:
Can you plaster over asbestos?
Can you paint an asbestos ceiling?
Can you overboard asbestos-containing Artex?
Is covering asbestos actually safe?
And perhaps the biggest question:
Is it better to encapsulate asbestos or remove it completely?
There isn’t one answer that applies to every property. Here’s what you need to know before deciding what to do.
What Is Asbestos Encapsulation?
Asbestos encapsulation involves treating or enclosing an asbestos-containing material so that it remains securely in place and is less likely to release fibres.
Rather than physically removing the ACM, it is protected using an appropriate system.
Depending on the material and circumstances, this could involve:
- Specialist coatings
- Sealants
- Protective coverings
- Boarding systems
- Other controlled encapsulation methods
The objective is to protect the asbestos-containing material from damage and reduce the likelihood of it being disturbed.
Does All Asbestos Need to Be Removed?
No.
This is one of the biggest misconceptions surrounding asbestos.
Asbestos-containing materials that are in good condition and unlikely to be disturbed can often remain safely in place when they’re appropriately managed.
Removal may become necessary when:
- The material is badly damaged
- It is deteriorating
- Major refurbishment is planned
- Demolition is taking place
- Future maintenance will repeatedly disturb it
- Encapsulation isn’t practical
- The risk of accidental disturbance is too high
The correct approach depends on the individual circumstances rather than simply whether asbestos is present.
Can You Plaster Over Asbestos?
This is one of the most common questions asked by homeowners, particularly where old textured coatings are involved.
In some circumstances, a textured coating containing asbestos may be capable of being covered rather than removed.
However, you shouldn’t simply start plastering over a suspect ceiling without knowing what you’re dealing with.
Preparing a ceiling for plastering can involve:
- Scraping
- Sanding
- Drilling
- Fixing
- Removing loose material
If the existing coating contains asbestos, those activities could disturb it.
Before plastering work begins, the material should therefore be properly assessed so an appropriate method can be chosen.
Can You Overboard an Asbestos Ceiling?
Overboarding involves installing new plasterboard beneath an existing ceiling rather than removing the original material.
It can sometimes provide a way of leaving asbestos-containing materials safely in situ while creating a new finished surface.
However, there’s an important catch.
The installation itself must not create uncontrolled disturbance.
Fixing plasterboard normally involves drilling or mechanically fixing into the existing ceiling structure. If asbestos-containing materials are present, the installation method needs careful consideration.
Overboarding isn’t simply a case of hiding the asbestos and forgetting about it.
The asbestos remains within the property and should continue to be appropriately recorded and managed.
Can You Paint Over Asbestos?
Certain asbestos-containing materials can sometimes be sealed using appropriate coatings.
For example, encapsulation coatings may be used to protect suitable surfaces and help prevent deterioration.
But simply grabbing a tin of household emulsion isn’t necessarily asbestos encapsulation.
The suitability of any coating depends on:
- The material involved
- Its condition
- The surface
- The intended use of the area
- Future maintenance requirements
Badly damaged or deteriorating material may require a different approach.
What About Artex and Textured Coatings?
Older textured coatings are one of the most common reasons homeowners ask about covering asbestos.
If a textured coating containing asbestos is:
- Sound
- Securely bonded
- In good condition
- Unlikely to be disturbed
leaving it in place may sometimes be preferable to removing it unnecessarily.
Depending on the circumstances, options could include encapsulation or overboarding.
However, if the coating is:
- Crumbling
- Flaking
- Water damaged
- Being removed during refurbishment
a different solution may be required.
This is why assessment comes before action.
When Is Encapsulation a Good Option?
Encapsulation may be worth considering when an asbestos-containing material is in good condition and can remain undisturbed.
Potential advantages include:
Less Disturbance
Removing asbestos inevitably involves disturbing the material. Encapsulation can sometimes avoid unnecessary removal.
Reduced Disruption
For occupied buildings, encapsulation may sometimes involve less disruption than complete removal.
Project Efficiency
Where appropriate, it can allow refurbishment programmes to progress without removing every asbestos-containing material within the property.
Long-Term Management
Suitable materials can remain safely managed as part of an asbestos management programme.
But encapsulation is only effective if the material remains protected afterwards.
When Is Removal the Better Option?
There are also plenty of situations where removing asbestos may be the more appropriate long-term solution.
These include circumstances where:
- Materials are badly damaged
- Significant refurbishment is planned
- The ACM will be repeatedly accessed
- Demolition is planned
- Future trades could easily disturb it
- Long-term management isn’t practical
Removal eliminates the need to continue managing that particular material once the works have been properly completed.
For property owners undertaking major refurbishment, that can sometimes make more sense than building new finishes around old ACMs.
Encapsulation vs Removal: Which Is Cheaper?
Cost is understandably a major consideration.
Encapsulation can sometimes cost less than complete removal, particularly where removal would involve significant disruption.
However, cheapest today doesn’t necessarily mean cheapest long term.
If an encapsulated material later needs to be disturbed because of:
- Electrical works
- Plumbing repairs
- Structural alterations
- Another refurbishment
additional asbestos controls may still be required.
When comparing options, it’s therefore worth considering the building’s future plans rather than focusing solely on the immediate cost.
Don’t Forget: The Asbestos Is Still There
This is perhaps the most important point.
Encapsulation does not make asbestos disappear.
If asbestos is covered by:
- Plasterboard
- Coatings
- New flooring
- Decorative finishes
the underlying asbestos-containing material remains in the building.
For relevant non-domestic premises, asbestos information should continue to be appropriately recorded and communicated so that future contractors don’t accidentally drill, cut or remove the concealed material.
Otherwise, today’s solution can become tomorrow’s unexpected asbestos discovery.
What Happens During Future Renovations?
Imagine an asbestos-containing ceiling is overboarded today.
Five years later, somebody decides to install:
- New lighting
- Air conditioning
- Electrical cables
- Speakers
- Fire detection systems
A contractor sees a modern plasterboard ceiling and assumes there’s nothing behind it.
Without accurate asbestos information, they could unknowingly drill through into the original asbestos-containing material.
That’s exactly why good asbestos management and record keeping matter.
Can Asbestos Floor Tiles Be Covered?
Another common example is old asbestos-containing floor tiles.
Depending on their condition and future plans for the room, it may sometimes be possible to install a new flooring system over them rather than removing them.
However, consideration should also be given to:
- The condition of the tiles
- Any asbestos-containing adhesive beneath them
- Floor preparation requirements
- Future refurbishment plans
Grinding or mechanically preparing floors containing asbestos materials could create an entirely different risk.
Again: assess first, then decide.
What About Commercial Buildings?
Encapsulation can be particularly relevant in commercial properties where large quantities of asbestos-containing materials remain safely managed.
Examples include:
- Offices
- Schools
- Hospitals
- Residential blocks
- Warehouses
- Industrial buildings
- Public sector properties
In these environments, decisions often need to balance:
- Safety
- Operational disruption
- Future maintenance
- Building lifespan
- Refurbishment plans
- Cost
A long-term asbestos management strategy can help determine whether materials should remain in situ or be removed.
Never Just Hide Suspected Asbestos
There’s an important difference between:
Professionally encapsulating a known asbestos-containing material
and
covering something up because you don’t want to deal with it.
If a material is suspected of containing asbestos, simply hiding it behind plasterboard, flooring or another finish without appropriate assessment can create future risks.
Someone will eventually need to work on that building again.
And if they don’t know asbestos is there, they may unknowingly disturb it.
Assessment Comes Before the Decision
Before deciding whether to cover or remove asbestos, consider:
- What material is present?
- What condition is it in?
- Is it likely to deteriorate?
- Will future works disturb it?
- How frequently will the area require maintenance?
- Is the building being refurbished?
- Would removal provide a better long-term solution?
There isn’t a universal answer.
The best asbestos solution is the one that’s appropriate for the building, material and future use of the area.
Frequently Asked Questions
Can you plaster over asbestos Artex?
In some circumstances, asbestos-containing textured coatings may be capable of being encapsulated or covered. However, the material should be assessed before work begins because preparation and fixing methods could disturb it.
Can you paint over asbestos?
Some asbestos-containing materials can be encapsulated using appropriate specialist coatings. Ordinary decorating shouldn’t automatically be considered suitable asbestos encapsulation.
Can you plasterboard over asbestos?
Overboarding may be an option in certain circumstances, but the installation method needs to avoid uncontrolled disturbance of the asbestos-containing material.
Is it safer to remove asbestos or cover it?
That depends on the material, its condition, location and future building plans. In some situations management or encapsulation is appropriate; in others removal provides the better long-term solution.
Does encapsulated asbestos still need managing?
Yes. The asbestos remains within the building and should continue to be appropriately recorded and managed where applicable.
Can asbestos floor tiles be covered with new flooring?
Potentially, if they’re in suitable condition and the proposed installation won’t disturb them. The tiles and any associated adhesive should be assessed before floor preparation begins.
Is encapsulating asbestos cheaper than removing it?
It can be, but future maintenance and refurbishment costs should also be considered. The lowest immediate cost isn’t necessarily the best long-term option.
Not Sure Whether to Cover or Remove Asbestos? Speak to MD Environmental
Finding asbestos doesn’t automatically mean it needs to be removed.
But equally, covering it isn’t always the right answer.
At MD Environmental, we can assess your property, understand your future plans and help determine the safest and most practical solution.
Our services include:
- Asbestos Surveys & Sampling
- Licensed Asbestos Removal
- Asbestos Encapsulation
- Refurbishment & Demolition Surveys
- Asbestos Management Support
- Domestic, Commercial & Industrial Asbestos Solutions
Whether you’re considering plastering over an old textured ceiling, overboarding asbestos-containing materials or planning a complete refurbishment, get the right advice before work begins.
Call: 0330 043 8778
Email: hello@md-env.com
Contact MD Environmental today for expert advice and a no-obligation quote.
