Asbestos Encapsulation

When Is Encapsulation Appropriate?

Not every asbestos-containing material needs to be removed. Where the material is in reasonable condition and will not be disturbed by building work or normal occupation, encapsulation can provide a safe, compliant solution that seals the material in place and prevents fibre release.

Encapsulation is particularly useful in situations where removal would be disproportionately disruptive or costly — for example, textured coatings on ceilings in occupied properties, or cement panels in areas that will not be refurbished. The decision should always be based on a professional survey and risk assessment.

How Encapsulation Works

Encapsulation involves the application of a specialist sealant to the surface of the asbestos-containing material. This creates a durable, protective layer that binds loose fibres, prevents deterioration, and reduces the risk of fibre release. The process is carried out with appropriate containment measures and PPE.

Common Applications

Across Edinburgh and the Central Belt, encapsulation is frequently used for:

Encapsulation in Edinburgh Properties

Edinburgh tenements present a classic encapsulation scenario. Many Artex ceilings in occupied flats are in stable condition but cannot practically be removed without significant disruption to the property and neighbouring flats. Encapsulation seals the material safely, allowing the flat to remain occupied throughout. We see similar situations in Morningside villas, Leith conversions, and Stockbridge maisonettes where removal would require extensive scaffolding or ceiling replacement.

The decision between encapsulation and removal should always follow a professional asbestos survey. If the material is damaged or will be disturbed by planned building work, removal is usually the better option.

Encapsulation vs Removal