Do I need to replace my asbestos roof?

Asbestos roofing is far more common in the UK than many people realise. Made by mixing cement with asbestos fibres, asbestos cement was popular in the UK from the 1930s onwards, chosen as a construction material for its durable strength, fire resistance, and affordability. The asbestos dangers and their associated serious health risks were already known, but at the time, the pros outweighed the cons. Eventually, though, bans were imposed to end the creation and use of asbestos cement, including the UK’s own ban in 1999.

But is all asbestos roofing dangerous? If the roof is in good condition or professionally sealed and coated, then it poses very little risk and doesn’t yet need to be replaced. However, due to the age of most of the UK’s asbestos cement sheet roofs today, deterioration is highly likely, causing environmental pollution and a danger to public health.

If the asbestos roof of your factory or unit has started to deteriorate, it’s your responsibility to ensure the problem is resolved. You may be wondering if you need to get the entire roof replaced, but there are two far more affordable alternative solutions: resheeting and over-cladding.

In this article, we’re going to talk about whether you need to replace your asbestos roof, and how resheeting and over-cladding are safe, fully compliant roof replacement alternatives, should you need to take action.

How to identify an asbestos cement roof

Though many building owners already know whether their unit’s roof is made of asbestos, that isn’t the case for everybody. It’s a deceptive material, looking identical to a standard cement roof, but it could be asbestos if it was built or renovated before 1999, looks like corrugated cement sheeting, and appears brittle.

Unfortunately, because cement fibre roofing and asbestos cement roofing look the same, it’s impossible to visually identify asbestos. Therefore, the only way to know if your roof is made of asbestos cement is to get it tested by a certified professional.

Signs that an asbestos roof needs replacing

It is quite clear when asbestos cement roof sheets begin to break down. The following signs are indications that the material is deteriorating and must be removed or sealed as soon as possible:

• Cracks and holes – Splits and breaks in the material are strong evidence of a structural breakdown.
• Dust and debris – The space below the roof may be littered with roof material debris if it’s beginning to fall apart.
• Fraying and flaking – Look at the surface and edges of the roof sheets or tiles; is it beginning to fray, flake, or turn to powder? This is a sign of deterioration.
• Sagging and sinking – A roofline that sinks, dips, or sags indicates not just deterioration, but potential danger of collapse.
• Discolouration – Old asbestos roof sheets may change colour or become stained because of water damage or mould.
• Moss and lichen – These vegetation trap moisture, and lichen secretes a mild acid, both of which are damaging to asbestos in the long term. If you see moss or lichen, it’s likely the material is deteriorating.
• Leaks and water damage – If the area beneath the roof is becoming wet from leaks or the structure is suffering water damage, it means the asbestos sheeting is no longer doing its job and is therefore damaged.

If your asbestos roof is still within its recommended lifespan of 25 to 40 years and is showing very minimal evidence of damage, it may be best to have the sheets professionally coated and encapsulated instead of replaced. However, replacing deteriorating, and therefore potentially dangerous, asbestos cement is a must, and opting for a resheeting or over-cladding service is the perfect solution.

What is asbestos roof resheeting?

Asbestos roof resheeting involves removing the old asbestos sheets and replacing them with new roofing sheets made of a safe, modern material. These new sheets are then fixed to the existing portal frame and roof purlin system, avoiding the work and cost of replacing the entire roof. Resheeting is available if the existing roof structure is of good quality.

Resheeting is the best solution if your deteriorating asbestos roofing sheets need to be replaced, but the current roof structure is still sound.

What is asbestos roof over-cladding?

Also known as oversheeting, roof over-cladding involves cleaning and treating the existing asbestos roofing sheets before covering them with new roofing sheets. This effectively seals the dangerous fibres that deteriorating asbestos roofing may release, without needing to pay for the sheets to be removed.

Oversheeting is a more affordable solution than resheeting, but has the disadvantage of only providing a ‘temporary’ solution, as the asbestos will still eventually deteriorate and need to be removed. We will almost always recommend resheeting; although it is more of an investment, your asbestos problem will be permanently solved, saving you future asbestos removal costs.

How to choose between resheeting and over-cladding (and why we recommend resheeting almost every time)

Getting your roof stripped and resheeted or installing modern roofing sheets over asbestos sheets are faster and more affordable alternatives to a full roof replacement. Let’s look at the two options so that you can decide which solution is best for you.

The benefits of over-cladding:

1. Cost-effective – Installing modern roofing materials over sealed asbestos sheets is the most cost-effective solution to a full roof replacement, and more affordable than resheeting.
2. Safe encapsulation – The new sheets will encapsulate the old asbestos roof within the roofing space, effectively preventing dangerous fibres from being released into the environment.
3. Improved energy efficiency – A new, modern roof on top of an asbestos roof provides an extra layer of insulation, which greatly improves the property’s thermal performance. This, in turn, lowers heating and cooling bills.
4. Minimal operational disruption – As there is nothing to remove, oversheeting tends to be a faster job than resheeting, and much faster than a roof replacement. It’s a good solution for those who simply cannot make space for any operational downtime.

The benefits of resheeting:

1. Permanent hazard removal – Above all else, replacing old asbestos sheets means permanently solving the risk of danger posed to your workers and the nearby public. In turn, this means you’ll no longer be subject to the possibility of legal trouble regarding leaving dangerous asbestos unmanaged.
2. Reduced maintenance costs – Modern roof sheeting materials are significantly more durable and have a longer life-span that asbestos cement, resulting in less maintenance over time and the associated costs.
3. Reduced risk of repairs – Because of the more durable modern materials, damage and collapse are far less likely.
4. Better insurance premiums – With the risks of an asbestos roof comes higher insurance premiums. By resheeting with a higher-quality roof material, you’ll likely find yourself paying less for property insurance.
5. Improved energy efficiency – The modern composite roofing sheets typically chosen to replace asbestos sheets include a core of insulation, to suit building regulations. If a composite isn’t used, then the new roofing system is often built up on-site, with a layer of insulation added in this process. This greatly improves a building’s energy efficiency, reducing future energy bills.
6. Increased property value – Similar to better insurance premiums, a building’s value will increase if it has a newer, insulated, more durable roof.
7. New natural lighting options – Modern materials are easier to cut into cleanly, giving you the opportunity to install rooflights and encourage more natural light to spill into the space. This can also contribute to energy savings, with less industrial lighting needed, as well as the well-being of your workers.

By comparing these lists of benefits, you should hopefully be able to make a decision on what’s needed. If money and time are your biggest challenges, over-cladding is an excellent choice. If you’re looking for something far more permanent that won’t require further attention in the coming years, we advise resheeting. If you’re still unsure, the team here is more than happy to help you settle on a solution that works for your business and property.

Industrial asbestos roof sheet replacement and overcladding by Cladspray

Are you ready to learn more about asbestos resheeting and oversheeting? Get in touch today to discuss your options. With decades of combined experience, our team has the knowledge and skill set to tailor a solution unique to you and your property, ensuring the best results possible when conducting our asbestos removal and replacement services.

The safety of our team and yours is paramount, which is why we work to strict safety standards when on site. This is especially key when dealing with harmful asbestos fibres. We’ll work with you to create a plan that ensures the safety of everyone involved, while keeping the process and timeline as efficient as possible.

Contact us today by calling 01603 405318, emailing enquiries@cladspraysolutions.co.uk, or using our simple online enquiry form.