Asbestos

Asbestos - Asbestos is a group of naturally occurring, fibrous silicate minerals that have been banned in Germany since 1993 due to their carcinogenic effects and may still be present in significant quantities in buildings constructed or renovated before that year.

Where is asbestos found in buildings?

Asbestos was used in the construction industry for decades due to its excellent heat resistance, strength, and insulating properties. In buildings constructed or renovated before 1993, the material can be found in a wide variety of building components. The most common applications include Eternit facade panels and roofing made of asbestos cement, window putty and sealants, tile adhesives and fillers, floor coverings (especially vinyl-asbestos sheets, so-called Floor-Flex sheets), plasters containing asbestos, and night storage heaters of older designs.

A distinction is made between strongly bound and weakly bound asbestos. Strongly bound asbestos, as found in asbestos-cement products, releases hardly any fibers into the indoor air when intact and poses a lower risk if the surface is undamaged. Weakly bound asbestos, on the other hand, such as in sprayed asbestos fireproof coatings or old lightweight panels, can release respirable fibers even with minor vibration or aging. When inhaled, these microscopically fine fibers penetrate deep into the lung tissue, where-after a latency period of 15 to 40 years-they can cause serious diseases such as asbestosis, lung cancer, or the particularly aggressive mesothelioma (a tumor of the pleura).

Since the complete ban on the manufacture and use of asbestos in 1993, asbestos may no longer be used in construction in Germany. However, existing building components containing asbestos may remain in the building under certain conditions, provided they do not pose a hazard. However, as soon as structural changes are planned-whether renovation, remodeling, or demolition-extensive inspection, protection, and disposal requirements apply.

Inspection Requirements and Disposal

Before any renovation or demolition of a building constructed before 1993, an asbestos inspection must be conducted. The Technical Rule for Hazardous Substances TRGS 519 governs the handling of materials containing asbestos and stipulates that demolition, renovation, and maintenance work on asbestos-containing components may only be carried out by certified specialized companies with appropriate proof of expertise.

The client is required to notify the competent supervisory authority of the planned work before it begins. In Bavaria, this is the Trade Supervisory Office. The notification must be submitted at least seven days before work begins. Materials containing asbestos are disposed of as hazardous waste at landfills authorized for this purpose. The costs for professional removal and disposal typically range from 30 to 100 euros per square meter for asbestos-cement panels, depending on the material and quantity, and can be many times higher for weakly bound asbestos. All work steps must be documented in full, and the client receives a disposal certificate upon completion.

Overview: Building Materials Containing Asbestos and Their Risks

Material	Form of Binding	Typical Locations	Risk of Release	Estimated Remediation Costs
Asbestos-cement sheets (Eternit)	Strongly bound	Facade, roof, sewer pipes	Low (if intact)	€30-70/m²
Floor-Flex panels (vinyl)	Strongly bonded	Flooring in older buildings	Low (if intact)	€20-50/m²
Sprayed asbestos (fire protection)	Weakly bonded	Steel beams, basements	Very high	€100-400/m²
Asbestos-containing joint compounds	Weakly bound	Walls, ceilings	Medium to high	€50-150/m²
Night storage heaters (insulation)	Firmly bound	Living spaces in older buildings	Low (if intact)	€500-2,000 per heater
Asbestos-cement sewer pipes	Strongly bound	Underground sewage	Low (if intact)	€80-200 per running meter
Window putty containing asbestos	Strongly bound	Old wooden windows	Low to medium	€50-100 per window

Practical tip for property owners in Nuremberg and Franconia

Nuremberg and the surrounding cities of Fürth, Erlangen, and Schwabach have a large stock of residential and commercial buildings from the 1950s to the 1980s, in which asbestos was used particularly frequently. In particular, the typical post-war apartment buildings in neighborhoods such as Langwasser, Schweinau, Gibitzenhof, or Muggenhof often feature Eternit facades, window sills containing asbestos, or contaminated flooring.

Our network of experts recommends that property owners commission a professional hazardous substance inspection before purchasing or renovating an existing property from this era. Accredited testing laboratories in the region can reliably analyze material samples within a few days. The cost of such an inspection is a few hundred euros and can protect against significant follow-up costs and health risks.

Frequently Asked Questions

How can you identify asbestos in a building?

Asbestos cannot be reliably identified with the naked eye. However, gray, corrugated roof panels (Eternit), certain floor coverings with a typical marbled pattern (Floor-Flex), older window putty, and facade cladding made of fiber cement panels in buildings constructed before 1993 are cause for suspicion. Reliable identification is only possible through laboratory analysis of a material sample, which should be taken by an expert to prevent the release of fibers.

Does asbestos have to be removed immediately?

No, firmly bonded asbestos in intact condition does not necessarily have to be removed. As long as the asbestos-containing components are undamaged and are not being worked on, they generally do not pose an acute health hazard. However, removal becomes necessary as soon as the components are damaged, renovation or remodeling is planned, or weakly bound asbestos is present. In any case, regular condition checks by a specialist are recommended.

What are the costs of asbestos removal?

The costs depend heavily on the type and extent of the contamination. The removal of asbestos-cement roof or facade panels typically costs between 30 and 100 euros per square meter, including disposal. In the case of loosely bound asbestos, such as sprayed asbestos on steel beams, costs can rise to several hundred euros per square meter due to the extensive safety measures required (containment zone, negative pressure, airlock). Added to this are costs for the preliminary inspection and official notification.

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