Asbestos Ceilings & Ceiling Tile Removal Cost Guide for 2024
What’s included in the cost and what you would expect to pay for the removal of asbestos ceiling tiles and ceilings.
In this article you will find everything you need to know about the cost and what you would expect to pay for the removal of asbestos ceilings and ceiling tiles.
There are many types of asbestos ceilings and ceiling tiles, however we are going to concentrate on the removal of asbestos board (insulating board) ceilings and tiles. Sometimes ceilings are lined with whole sheet asbestos board and sometimes the asbestos board is in the form of tiles. It does not matter if the ceiling is lined with whole sheet asbestos board or is tiled with asbestos board the cost of removal is the same.
Below you will find a price list which will help you to work out the costs you are likely to encounter. The cost of removing asbestos ceilings will vary depending on where the ceiling is located and its height. To help you further we will detail the various locations and heights with the differences in costs. These are areas such as stairwells, open storage / warehousing and general office room type locations. Each one of these locations has specific requirements that can make the price of asbestos board removal differ greatly.
This is a guide and is designed to give you an idea of cost. Once you have looked at the guide and feel that the asbestos ceiling removal will be within your budget you will need to speak to a member of the team to give you a fixed quotation. This quotation will be based on all the details specific to your project.
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0844 800 0801 or request your quote online.
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Each of the following costs for removal of asbestos ceilings and ceiling tiles is determined by many factors. Below you will find detailed information which will help you understand what cost is relevant to you and why.
Before you view the pricing, structure here is some basic information which will help you in understanding the costs surrounding the removal of asbestos ceilings and ceiling tiles. Additionally, you can find detailed information on the actual techniques which would be used for ceilings lined with board sheets or tiles here
When was asbestos insulating board used for ceilings and ceiling tiles?
Asbestos insulation board ceilings and tiles have contained all types of asbestos fibre. The asbestos ceiling boards and tiles most commonly found contain Amosite (Brown) asbestos. These have been used in construction since as early as the 1930’s right up until 1985 when Brown asbestos was banned in the UK. However insulating board ceilings containing Chrysotile (White) asbestos were used within construction up until the next asbestos prohibition regulations in 1992.
If you have a building or structure which was built before the year 1985 then there is a probability that it will contain or did contain asbestos insulation board ceilings and tiles containing Amosite (Brown) asbestos. If your building was constructed or refurbished between 1985 to 1992 then it may well contain asbestos insulating board ceilings and tiles containing Chrysotile (White) asbestos.
Do I need an asbestos survey?
Yes. Prior to the safe removal and disposal of asbestos ceilings and ceiling tiles you must identify the asbestos which is present. A survey will also identify its extent and exact locations. This allows the asbestos removal contractor to prepare the required risk assessments to ensure safe removal of the asbestos materials.
Does the type of asbestos in the ceiling board or tile matter?
No. Regardless of the actual asbestos present and the type of asbestos boarding or tiles the removal technique is the same. The risk from asbestos ceiling boards and tiles is based on their density and the potential for them to release asbestos fibre into the air when being damaged or removed. The location and extent make no difference to their potential to release asbestos fibre. However, the asbestos ceiling location and extent may have an effect on how the removal process is undertaken.
Are there things that affect price when removing asbestos ceilings and ceiling tiles?
Yes. As well as the actual removal and disposal of asbestos ceilings there is all the setting up to consider. All these things have an impact on the cost of the removal and disposal. In our pricing section we have assumed that all the following will need to be included within the cost. However, these may differ from site to site. The following are a selection of the main things to consider which may influence the price you pay.
Decontamination Facilities
As the risk from asbestos is high when removing asbestos board ceilings and tiles it is a legal requirement that appropriate decontamination facilities are readily available for the duration of the project. These decontamination facilities will be in the form of a decontamination unit (DCU) which will be supplied by the asbestos removal contractor.
Electric and Water
To enable the asbestos ceiling and ceiling tile removal to take place the contractor will need an adequate supply of electric and water for the duration of the project. Some sites require external power and water supplies through generators and water bowsers.
Welfare
In addition to the DCU the contractor will require sufficient on-site welfare facilities for the duration of the project. Although these can be found at many sites it is sometimes easier and safer for the asbestos removal contractor to provide their own.
Enclosure
In nearly all cases of asbestos insulation board ceiling and ceiling tile removal it will be a legal requirement to ensure the working area is placed within a controlled and enclosed area. This is an airtight enclosure which the asbestos removal contractor builds utilising some of the buildings structure along with heavy duty polythene, tape, and timber. The enclosure is required to have a set of bag locks for entry and exit and a set of waste bag locks for asbestos ceilings and ceiling tile waste to be removed and appropriately disposed of.
The enclosed area must be constructed to a high quality and have suitable air extraction equipment installed.
Does the location of asbestos ceilings and ceiling tiles affect cost?
Yes. The location of asbestos ceilings will affect cost. Where asbestos ceilings and tiles are in hard to reach or difficult to access areas there will be extra costs to gain safe access for the asbestos removal operations to be undertaken effectively and safely.
The following are the usual areas where asbestos ceilings are found. There are far too many places to list all areas. As such the pricing guide only includes for these locations. If your asbestos ceilings and ceiling tiles are in other areas, then speak to a member of the team and they will be happy to help.
Asbestos Ceilings & Tiles in Stairwells
The height of a ceiling when undertaking the removal of asbestos ceilings and tiles directly affects the cost of the removal. This is particularly true with asbestos ceilings and tiles located in stairwells. To enable safe access for the asbestos removal to be carried out requires specialist access equipment.
With a staircase in most instances the use of a mobile scaffold tower specifically designed for stairwells is sufficient. If the stairwell is more complicated or is of a height beyond that of a normal stairwell then there will be the need for fixed scaffolding.
This is an additional cost which cannot be included within this article. For the purposes of this article the presumption on costs has been made that stairwell locations can be accessed via temporary mobile scaffolding. Fixed scaffolding is such a site-specific cost that it cannot be included within the price guide and will require you to speak to a member of the team.
Asbestos Ceilings & Tiles in Open Warehousing / Storage
These types of areas are usually large open areas. With these types of area, the asbestos ceilings and tiles tend to be at a greater height than that of normal rooms such as offices etc. Although it is possible to have good safe access from mobile scaffold towers to high ceilings it is standard that where a ceiling is above 4 metres that powered access or fixed scaffolding would be required.
For the purposes of the cost guide for these areas we have presumed that some form of powered access will be required and as such have included ceilings easily accessible with powered access up to a height of 6 metres. With ceilings above this height the pricing would need to be very project specific and cannot be included in the cost guide. If you have asbestos ceilings of this nature, please speak to a member of the team for advice.
Asbestos Ceilings & Tiles in General Office & Other Rooms
These are the most common areas to find asbestos ceilings and ceiling tiles. These are areas such as offices, shops, and hospitals. In these areas it is usual that the ceiling height is below 4 metres and easily accessible with mobile scaffold towers.
If you have rooms of this nature with ceiling heights above this threshold then please speak to a member of the team for a more site-specific pricing structure.
Do I need asbestos air monitoring and testing during the removal of insulation?
The only legal requirement for testing when removing asbestos insulating board ceilings or ceiling tiles is the statutory 4 stage clearance test. This is a test which must be undertaken by an independent UKAS accredited consultant on completion of the asbestos ceiling removal works. This confirms that the works have been completed to a good standard and that the area is safe.
Additional air testing is sometimes considered and recommended dependent on the site and individual circumstances. This additional air monitoring can be used to provide data on the effectiveness of control measures being used for the asbestos ceiling removal.
Asbestos Ceilings & Tiles in General Office & Other Rooms
Cost of removal of asbestos insulating board tiles or panels to ceilings. These costs are based on the following assumptions:
- The removal contractor is responsible for all set up costs.
- Ceiling height does not exceed 4 metres.
- There is good access to the area being worked on
- There is no requirement for fixed scaffolding or powered access
- Statutory 4 stage clearance testing and air monitoring is included
| Ceilings (Tiles or Panels): Asbestos Insulating Board Removal: | Cost Per Metre Squared: |
|---|---|
| Total Area – 1 to 20 Square metres | £160 per m2 |
| Total Area – 21 to 50 Square metres | £130 per m2 |
| Total Area – 51 to 100 Square metres | £110 per m2 |
| Total Area – 101 to 500 Square metres | £85 per m2 |
| Total Area – 501 to 1000 Square metres | £70 per m2 |
Asbestos Ceilings & Tiles in Stairwells
Cost of removal of asbestos insulating board tiles or panels to ceilings. These costs are based on the following assumptions:
- The removal contractor is responsible for all set up costs.
- Ceiling height does not exceed 4 metres.
- There is good access to the area being worked on
- There is no requirement for fixed scaffolding or powered access
- Statutory 4 stage clearance testing and air monitoring is included
| Ceilings (Tiles or Panels): Asbestos Insulating Board Removal: | Cost Per Metre Squared: |
|---|---|
| Total Area – 1 to 20 Square metres | £190 per m2 |
| Total Area – 21 to 50 Square metres | £175 per m2 |
| Total Area – 51 to 100 Square metres | £150 per m2 |
Asbestos Ceilings & Tiles in Open Warehousing / Storage
Cost of removal of asbestos insulating board tiles or panels to ceilings. These costs are based on the following assumptions:
- The removal contractor is responsible for all set up costs.
- Ceiling height does not exceed 6 metres.
- There is good access to the area being worked on
- Powered access to be supplied by the contractor
- There is no requirement for fixed scaffolding
- Statutory 4 stage clearance testing and air monitoring is included
| Ceilings (Tiles or Panels): Asbestos Insulating Board Removal: | Cost Per Metre Squared: |
|---|---|
| Total Area – 1 to 20 Square metres | £220 per m2 |
| Total Area – 21 to 50 Square metres | £200 per m2 |
| Total Area – 51 to 100 Square metres | £190 per m2 |
| Total Area – 101 to 500 Square metres | £150 per m2 |
| Total Area – 501 to 1000 Square metres | £120 per m2 |
The key points of asbestos insulating board ceilings or ceiling tile removal
Here are all the basics you need to remember and consider when looking for costs if you have a project that will require asbestos insulating board removal.
You must have:
- A fully HSE licensed and insured asbestos removal contractor.
- Good and safe access to the working area.
- A fully enclosed working area.
- A full decontamination unit and welfare facilities
- Asbestos removal techniques in line with current legislation.
- Full and appropriate disposal of asbestos waste.
- A full 4 stage clearance procedure by a UKAS accredited consultant.
Additional Resources About Asbestos Costs
For more information about asbestos removal, the types of removals, and costs see our growing resource of removal related information.
- Asbestos Removal Cost Guide
- Asbestos Artex Removal (Textured Coating) Cost Guide
- Asbestos Bitumen Glue Adhesive Removal Cost
- Asbestos Boiler & Flue Removal Cost Guide
- Asbestos Ceilings & Ceiling Tile Removal Cost Guide
- Asbestos Cement Roof Sheeting & Wall Cladding Removal Cost Guide
- Asbestos Cement Water Tank Removal Cost Guide
- Asbestos Floor Tile Removal Cost Guide
- Asbestos Garage Roof Removal Cost Guide
- Asbestos Insulating Board Removal Cost Guide
- Asbestos Pipe Insulation & Lagging Removal Cost Guide
- Asbestos Roof Tile Removal Cost Guide
- Asbestos Soffits & Fascia’s Removal Cost Guide
- How much does an asbestos survey cost?
If you're looking for general asbestos removal information, then take a look at our asbestos removal service page.
Disclaimer: Any prices outlined within these cost guides may vary from time to time dependant upon market fluctuations or project complexities. Always seek a specific price and quotation for your particular requirements. These costs are for guidance purposes only.
For a fast & free asbestos quote call
0844 800 0801 or request your quote online.
Providing a Nationwide Service From Our Strategically Placed Offices Throughout the UK
Written by Jess Scott
Jess Scott has been an all-round asbestos consultant since 1996. That’s nearly 3 decades of asbestos knowledge. He spends his time sharing that knowledge with the team at Oracle and with their clients. Jess's goal is, and always has been, to use my expertise in helping people to comply with the law. This legal compliance ultimately helps to protect everyone from the harmful effects of asbestos. Jess has acted as an asbestos expert witness in legal cases and is involved in many asbestos educational activities throughout the UK.