Understanding the Control of Asbestos Regulations 2012: A Guide for Hotel and Bed & Breakfast Owners

Adam Fox • 30 June 2023

It is essential to be aware of asbestos containing materials and their potential presence in your establishment.

Introduction to the Control of Asbestos Regulations 2012


As a hotel or bed & breakfast owner, it is crucial to understand the Control of Asbestos Regulations 2012 and the impact they have on your business. These regulations were put in place to protect individuals from the dangers of asbestos exposure. Asbestos, a hazardous substance, was widely used in the construction industry until it was banned in the UK in 1999 due to its link to serious health conditions such as lung cancer and mesothelioma.

Understanding the risks of asbestos in Hotels and Bed & Breakfasts in the UK


Asbestos can be found in various parts of a hotel or bed & breakfast, posing a significant risk to both guests and employees. Common areas where asbestos is often present include asbestos insulating board, asbestos cement, asbestos ceilings, asbestos flooring, and asbestos roofing. It is essential to be aware of these materials and their potential presence in your establishment.


The dangers of asbestos in Hotels and Bed & Breakfasts


Exposure to asbestos can have severe health consequences for individuals. When asbestos-containing materials are disturbed or damaged, microscopic fibres are released into the air. These fibres, when inhaled, can become lodged in the lungs, leading to long-term health issues. Hotel and bed & breakfast owners must prioritise the safety of their guests and employees by identifying and managing asbestos risks.


Ensuring the safety of customers and employees - the importance of an Asbestos Management Plan


To effectively manage asbestos risks, it is crucial to develop an Asbestos Management Plan tailored to your specific establishment. This plan should outline procedures for identifying, monitoring, and managing asbestos-containing materials. Regular inspections and risk assessments should be conducted to ensure the safety of both customers and employees. By implementing an Asbestos Management Plan, you demonstrate your commitment to providing a safe environment.


Steps for keeping your customers, yourself, and your employees safe from asbestos exposure


Implementing safety measures is paramount when it comes to protecting individuals from asbestos exposure. Firstly, ensure that all staff members receive adequate training on asbestos awareness, including the identification of asbestos-containing materials. Secondly, establish clear procedures for reporting any suspected asbestos materials, and promptly address any concerns raised. Lastly, it is crucial to provide personal protective equipment (PPE) to employees who may come into contact with asbestos during their work.


Maintaining legal compliance with the Control of Asbestos Regulations 2012


Compliance with the Control of Asbestos Regulations 2012 is not optional, but a legal requirement for hotels and bed & breakfasts in the UK. Failing to comply with these regulations can result in severe consequences, including legal action and potential prosecution. Therefore, it is essential to stay up to date with the latest legislation and ensure that your establishment adheres to all necessary requirements.


Developing an Asbestos Management Plan and conducting an Asbestos Management Survey


To meet legal obligations and effectively manage asbestos risks, it is crucial to develop an Asbestos Management Plan. This plan should outline how you will identify, assess, and manage any asbestos-containing materials within your establishment. Additionally, conducting an Asbestos Management Survey will provide you with a comprehensive understanding of the asbestos present in your hotel or bed & breakfast, allowing you to take appropriate action.


Managing asbestos during refurbishment and maintenance work


When undertaking refurbishment or maintenance work in your hotel or bed & breakfast, it is vital to consider the presence of asbestos. Prior to any work commencing, a thorough survey should be conducted to identify any potential asbestos-containing materials. If asbestos is found, the necessary precautions and procedures must be followed to ensure the safe removal or management of the material.


Importance of maintaining legal compliance and the consequences of failing to do so


Failure to comply with the Control of Asbestos Regulations 2012 can have severe consequences for your business. Not only does it put the health and safety of your guests and employees at risk, but it can also result in financial loss and potential prosecution. By prioritising asbestos management and maintaining legal compliance, you protect both your reputation and the well-being of those within your establishment.


The potential impact of failure to manage asbestos in your Hotel or Bed & Breakfast - lost revenue and potential prosecution


Neglecting to manage asbestos risks can have detrimental effects on your hotel or bed & breakfast. In addition to potential harm to individuals, failure to manage asbestos can lead to significant disruptions, including closures for remediation work. This can result in lost time, revenue, and damage to your business's reputation. Moreover, non-compliance with asbestos regulations can lead to legal action, fines, and potential prosecution.


Conclusion: The importance of prioritising asbestos management for your Hotel or Bed & Breakfast


In conclusion, understanding and complying with the Control of Asbestos Regulations 2012 is of utmost importance for hotel and bed & breakfast owners. By prioritising asbestos management, you ensure the safety of your customers and employees while also protecting your business from potential legal consequences.


Take a proactive step today by contacting Consulo Compliance for your FREE asbestos compliance audit and safeguard your establishment for the future.

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by Adam Fox 9 April 2025
Asbestos and the Circular Economy: Why It's Time to Stop Burying the Problem Twenty-five years after asbestos was banned in the UK, we’re still digging a hole—literally and metaphorically. Every day, across the country, asbestos waste is double-bagged, labelled, loaded into skips, and driven to landfill, where it will sit indefinitely, taking up valuable space, creating ongoing liability, and adding to our already bloated environmental burden. And yet, 2025 presents a different path. A smarter one. One that replaces disposal with repurposing, and turns a dangerous waste product into a useful, circular resource. The technology exists. So the question we should be asking isn’t “Can we recycle asbestos?” It’s “Why the hell aren’t we doing it already?” Landfill is Failing Us—But We’re Still Relying On It Let’s start with the basics. There are still over 1.5 million buildings in the UK that contain asbestos, most of them now approaching the end of their useful life. As these structures age or undergo refurbishment, the volume of asbestos waste is only going to increase. Right now, we handle that waste the same way we did decades ago: • Identify it • Remove it (usually under fully controlled conditions) • Seal it in heavy-duty plastic • Drive it to landfill • Bury it • Forget about it Except we don’t forget, do we? Because landfill space is running out. Disposal costs are going up. And the environmental cost? We’re only just starting to count it. There’s a Better Way—and It Already Works Here’s what most duty holders don’t realise: We no longer have to bury asbestos. Thanks to recent advances in thermal treatment technology, we now have a method that can safely denature asbestos, breaking down its fibrous structure and rendering it harmless. Companies like Thermal Recycling in the UK are already proving this is not science fiction. They’re using high temperatures to transform asbestos cement products—like corrugated roofing sheets—into an inert ceramic material that’s completely safe. But here's the best bit: That material isn’t just neutral. It’s useful. It can be crushed and graded into aggregate, which can be used in road construction, paving, and concrete mixes. Instead of creating a waste burden for the next generation, we’re creating a valuable, low-carbon building material. Why Aggregate Matters in the Carbon Equation The production of virgin aggregates—through mining and quarrying—is energy-intensive and environmentally damaging. It contributes significantly to CO₂ emissions and destroys natural landscapes. So by replacing some of that demand with recycled aggregate from denatured asbestos, we: • Cut carbon emissions • Reduce dependence on extraction • Shrink the environmental footprint of infrastructure projects • Extend the life of quarries and reduce waste tonnage That’s not just a win for waste management. That’s a win for the entire construction supply chain. And yet most people in the industry don’t even know it’s possible. Why Are We Still Burying What Could Be Reused? As someone who’s worked in asbestos compliance for over 20 years—and now helps business leaders manage risk more intelligently—I’ve seen the same patterns play out time and time again: • “We’ll just do what we’ve always done.” • “This project’s tight on budget—landfill’s cheaper, right?” • “We’re just following the usual route—it’s less risky.” Let’s be honest. That mindset is outdated, short-sighted, and lazy. Cost may always be a factor, but the belief that landfill is “cheaper” needs to be challenged. Once you factor in: • Long-term environmental costs • Reputational risk • Rising disposal fees • And the public pressure for sustainable practices Thermal recycling is already starting to make sense. Especially when the output is something usable, not something buried. Licensed Contractors: You Don’t Get a Free Pass Either This isn’t just about clients or duty holders. Licensed Asbestos Removal Contractors (LARC’s) have a moral obligation here too. And I say that not from a place of opinion—but from first-hand experience, day in and day out for over two decades. Too often, LARCs put profits over progress. They default to landfill because it’s faster, easier to price up, and keeps their margins clean. They know the alternatives exist—but they don’t explore them, let alone offer them to their clients. When you hold a licence from the HSE, you’re not just a business—you’re a guardian of public health. That comes with responsibility. Choosing the most sustainable, forward-thinking disposal route should be part of that. Especially when the technology is available, proven, and legal. It’s time for the industry to stop hiding behind what’s convenient and start leading from the front. A Moral Obligation for Everyone Involved Whether you’re a: • Local authority managing public buildings • Developer under pressure to go green • Commercial landlord looking to reduce liability • Or a licensed contractor with influence over disposal routes —you have a responsibility to look beyond the cheapest or fastest option. If there’s a proven, safe, and more sustainable way to manage asbestos, you have a duty to understand it before choosing to ignore it. Because let’s be honest: “We didn’t know” isn’t going to wash when the public starts asking why we’re still filling landfill sites with a problem we already have the technology to eliminate. So What Can You Do Differently? No one’s asking you to overhaul your entire waste strategy overnight. But you can—and should—start asking better questions: • “Is landfill our only option here?” • “Could this waste stream be recycled instead of buried?” • “What suppliers, contractors, or experts do we know who can help us explore this?” You don’t have to be a global pioneer. But if you’re in a position of responsibility, you should at least be aware that the old way isn’t the only way anymore. Final Thought: The Future Is Circular—Whether You Join In or Not Asbestos will be with us for decades to come. That’s a fact. But how we handle it—and whether we choose to keep repeating the past or do something smarter—is up to us. Thermal recycling and other denaturing technologies offer a rare opportunity to do something that actually moves the industry forward. Not just ticking the compliance box. Not just burying the problem. But solving it—and turning it into something useful in the process. If you’re involved in asbestos management in even the slightest way, ask yourself this: Are you part of the problem, or part of the solution?
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