Floor bitumen · window mastic · door sealants

Asbestos Bitumen & Mastic Removal UK

Professional removal of asbestos-containing bitumen adhesive from floors and asbestos-containing mastic, sealant and putty from windows, doors and building components. Floor bitumen removal is typically £38–£65/m² + VAT, while accessible window and door mastic starts at £25 per linear metre + VAT where the frame has already been removed or the mastic is accessible in front of the retained frame.

Request a Removal Quote Bitumen & Mastic Costs 0330 433 9680
£38–£65/m² Asbestos bitumen to floors + VAT
£25/lm Accessible window & door mastic + VAT
2,500+ projects Removal projects completed last year
UKAS 32982 Defined inspection & testing activities
UK-wide England · Scotland · Wales
Firmly bonded asbestos products

Where asbestos bitumen and mastics are found

Chrysotile asbestos was historically incorporated into a range of bituminous adhesives, mastics, sealants and waterproofing products. Unlike friable insulation, asbestos fibres in these products are normally held within a dense bitumen or sealant matrix.

HSE survey guidance records asbestos-containing bitumen products including:

  • floor-tile mastics and adhesives;
  • wall-covering adhesives;
  • roofing felts and shingles;
  • bitumen damp-proof courses;
  • gutter linings;
  • flashings;
  • bituminous coatings;
  • mastics;
  • sealants;
  • window and door sealing compounds.

Because the asbestos is generally strongly bound within the matrix, fibre release during normal use is low. The main risk arises when the product is disturbed during removal, refurbishment or mechanical abrasion.

ASM pricing

Asbestos bitumen and mastic removal costs

Flooring

Asbestos bitumen adhesive

£38–£65/m² + VAT

For controlled removal of asbestos-containing bitumen adhesive from suitable floor substrates.

Final pricing depends on adhesion, substrate, area, number of layers and the finish required after asbestos removal.

Request a Floor Quote
Windows & doors

Asbestos-containing mastic

£25/lm + VAT · accessible mastic

Applies where the frame has already been removed or the asbestos-containing mastic is accessible in front of the existing window or door frame.

Frame removal, concealed mastic, specialist access and associated building works are priced separately.

Request a Mastic Quote

The £25/linear metre price assumes the mastic is accessible

The rate applies where the old window or door frame has already been removed, or where the mastic bead can be accessed in front of the retained frame.

If ASM must remove the frame, dismantle surrounding construction or access asbestos concealed behind the frame, those additional works are assessed separately.

Asbestos-containing bitumen adhesive beneath floor tiles
Asbestos-containing bitumen adhesive used beneath floor tiles. Image source: Health and Safety Executive.
£38–£65/m² + VAT

Asbestos bitumen adhesive removal from floors

Black or dark-brown bituminous adhesive was widely used beneath older thermoplastic, vinyl and other floor coverings.

HSE records manually removing suitable asbestos floor tiles and mastic as a lower-risk non-licensed asbestos activity.

The removal scope may include:

  • exposed bitumen following tile removal;
  • adhesive remaining across concrete;
  • adhesive on screed;
  • localised residues;
  • several flooring layers;
  • bitumen requiring removal before new flooring.

Our standard pricing range is £38–£65/m² + VAT, depending on the actual substrate and finish required.

Floor pricing factors

What determines whether bitumen is £38 or £65+/m²?

Floor area Larger open areas are generally more efficient than several small rooms containing the same total square metres.
Adhesive thickness Thin residual staining is different from a heavy continuous bitumen layer.
Adhesion Some old mastics release relatively readily while others are strongly adhered to the substrate.
Concrete Smooth dense concrete can present a different cleaning requirement from porous or damaged surfaces.
Screed Weak or damaged screed can affect how far the adhesive can be removed without damaging the substrate.
Tiles still present Where floor tiles also require removal, the tile and adhesive scopes should be defined separately.
Paper backing Asbestos-paper-backed flooring changes the work category and must not be confused with straightforward tile and mastic removal.
Multiple layers Historic floors can contain tiles, adhesive, another floor finish and further bitumen beneath.
Required finish The level of residual material acceptable before the new flooring system is installed should be agreed beforehand.

For floor tiles themselves see Asbestos Floor Tile Removal UK .

£25 per linear metre + VAT

Asbestos mastic around windows and doors

Asbestos-containing mastics, putties and sealing compounds can be encountered around older windows, door frames, glazing systems and building joints.

£25/lm rate applies where

  • Frame has already been removed
  • Or mastic is exposed in front of retained frame
  • Mastic is directly accessible
  • No specialist access is required
  • Material is in typical bonded condition
  • Removal can use controlled hand methods

Additional pricing where

  • ASM must remove the frame
  • Mastic is behind retained frame
  • Frame is structurally difficult to dismantle
  • High-level access is required
  • Scaffold or MEWP is required
  • Several mastic layers are present
  • Making good is required
HSE work classification

Is asbestos bitumen or mastic licensed work?

Suitable work on firmly bound bitumen, mastics and sealants is normally at the lower-risk end of asbestos work, provided the material and method remain within the applicable non-licensed criteria.

Activity Typical HSE position ASM route
Manual removal of floor mastic HSE identifies manual removal of suitable floor tiles and mastic as lower-risk non-licensed work. Controlled non-licensed removal where assessment supports it.
Window / door mastic removal HSE Asbestos Essentials A37 covers non-licensed removal of mastic, sealant, beading, filler, putty and fixing materials. Controlled hand removal with appropriate asbestos controls.
Bituminous roofing / DPC products Firmly bonded bitumen products can commonly fall within non-licensed work. Product and task assessed before agreeing the removal method.
Significant deterioration / break-up Work classification must be reassessed if the proposed task creates significant deterioration. NNLW requirements applied where the assessment shows they are required.
Mechanical grinding of asbestos flooring material HSE identifies higher-risk grinding of flooring materials as work requiring an HSE-licensed contractor. Not treated as routine £38–£65/m² manual bitumen removal.

The £38–£65/m² rate does not mean uncontrolled grinding

HSE specifically distinguishes lower-risk manual floor-tile and mastic removal from higher-risk grinding of asbestos flooring materials.

If the project specification requires aggressive mechanical removal, the work must be reassessed and priced against the appropriate higher-risk control requirements.

Before ASM confirms the quote

What we check for bitumen and mastic projects

Good asbestos information, measurements and photographs can often allow straightforward projects to be quoted quickly.

Confirmed ACM Survey or sample information confirms the adhesive, mastic or sealant contains asbestos.
Area / length Flooring is measured in square metres and accessible frame mastic in linear metres.
Substrate Concrete, screed, timber, masonry, metal or frame material can affect removal.
Adhesion Strongly bonded residues can require more controlled labour than easily released material.
Frame status For windows and doors, confirm whether the frame remains, has already been removed or is being removed by others.
Mastic position Confirm whether the mastic is exposed in front of the frame or concealed behind it.
Access Ground-floor windows are different from multi-storey elevations requiring access equipment.
Floor finish Clarify what condition the floor must be left in for the replacement flooring contractor.
Other ACM layers Floor tiles, asbestos paper backing or other ACMs may be present alongside the bitumen.
HSE-aligned removal principles

How asbestos mastic and bitumen are removed

The actual RAMS follow the material, substrate and risk assessment. HSE publishes dedicated task guidance for both floor mastic and mastic, sealant, beading, filler and putty.

1
Identify

Confirm which adhesive, mastic or sealant contains asbestos and define the required removal area.

2
Prepare

Restrict access, protect surrounding surfaces and arrange suitable asbestos PPE/RPE, cleaning and waste controls.

3
Controlled hand removal

Use suitable controlled hand methods and material-softening techniques where appropriate, keeping unnecessary abrasion and dust generation to a minimum.

4
Clean & hand over

Remove residues to the agreed finish, package asbestos waste and clean the work area before completion.

Remove the component instead of scraping where that is safer

HSE A37 specifically asks whether the affected component can be removed rather than unnecessarily scraping the asbestos-containing mastic from it.

This is particularly relevant to window and door replacement programmes, where coordinating frame removal can make the asbestos mastic substantially easier to access and control.

Commercial window & door programmes

£25/lm works particularly well for planned frame replacement

The linear-metre rate provides a straightforward way to budget asbestos mastic on housing, commercial and refurbishment programmes where a schedule of windows or doors is already known.

Useful information for pricing

  • Number of windows / doors
  • Approximate frame dimensions
  • Total mastic linear metres
  • Survey / laboratory result
  • Photographs
  • Frame-removal responsibility
  • Access requirements
  • Programme / phases

Why batch programmes work well

  • Repeatable scope
  • Shared RAMS
  • Efficient labour planning
  • Consistent waste arrangements
  • Clear linear-metre measurement
  • Coordination with window contractor
  • Predictable phased pricing
  • Reduced disruption
Complete flooring scope

Tiles, bitumen and asbestos-paper backing should be identified separately

One floor can contain several asbestos products requiring different prices and potentially different work categories.

Tiles only Larger areas from £20/m² + VAT; smaller rooms around £35/m² + VAT.
Tiles + bitumen Existing ASM guide: approximately £45–£65/m² + VAT depending on the overall flooring scope.
Bitumen-only removal £38–£65/m² + VAT where the bitumen remains after the floor covering has been removed.
Paper-backed flooring Separately identified because removal of asbestos-paper-backed floor coverings is NNLW.
Multiple flooring layers Historic refurbishment can leave several separate coverings and adhesive layers.
Mechanical finish requirement If the follow-on flooring specification requires aggressive mechanical preparation, this must be assessed separately.

See Asbestos Floor Tile Removal Cost UK .

ASM & F&I Group

Coordinate asbestos removal with the refurbishment

Bitumen and mastic removal commonly sits between demolition or strip-out and installation of replacement flooring, windows or doors.

ASM undertakes suitable non-licensed and NNLW works internally. Where a project requires licensed asbestos controls, the licensed route is available within F&I Group through Flowing Construction Services under licence 202505985.

ASM & F&I Group Services

Wider project support can include

  • Asbestos surveys
  • Bulk sampling
  • Floor-tile removal
  • Bitumen adhesive removal
  • Window / door mastic removal
  • NNLW where required
  • Licensed removal where required
  • Scaffolding / access
  • Roofing
  • Construction interfaces
Confirming suspect mastics

UKAS-accredited asbestos sampling and analysis

Asbestos-containing mastics and bitumen products can be visually difficult to distinguish from non-asbestos versions.

Where reliable existing asbestos information is unavailable, appropriate sampling and laboratory analysis can confirm whether the adhesive, putty, mastic or sealing compound contains asbestos before refurbishment begins.

ASM holds UKAS accreditation number 32982 for defined asbestos inspection and testing activities within its accredited schedules.

See Asbestos Sampling & Testing .

Related ASM pages

Bitumen, flooring, mastic and asbestos-removal guidance

Bitumen & Mastic Cost £38–£65/m² flooring and £25/lm accessible frame mastic. Material Removal Hub Removal routes for all common asbestos materials. Asbestos Removal UK Main national removal service. Removal Cost UK Compare asbestos-removal pricing. Floor Tile Removal Tiles, bitumen and related flooring ACMs. Floor Tile Costs Tile-only and tile-plus-bitumen pricing. Paper & Felt Removal Flooring backing and bituminous composite products. Paper & Felt Costs Product-specific asbestos pricing. Asbestos Sampling Test suspect mastics and adhesives. Asbestos Surveys Locate mastics before refurbishment. Air Monitoring Analytical support for higher-risk projects. ASM & F&I Group Wider refurbishment and construction support.
Frequently asked questions

Asbestos bitumen and mastic removal FAQs

How much does asbestos bitumen floor removal cost?
ASM typically charges £38–£65/m² + VAT for controlled removal of asbestos-containing bitumen adhesive from suitable floor substrates. Final pricing depends on area, adhesion, substrate, thickness and the finish required afterwards.
How much does asbestos window mastic removal cost?
Accessible asbestos-containing mastic around windows and doors is typically £25 per linear metre + VAT where the frame has already been removed or the mastic is accessible in front of the existing frame.
Does the £25 per metre include removing the window frame?
No. The £25/lm rate assumes the frame has already been removed or the mastic is accessible in front of the retained frame. Frame removal and associated building work are priced separately unless specifically included in the quotation.
What if the asbestos mastic is behind the window frame?
If the frame must be removed or partially dismantled to gain access, ASM will assess the additional work and include it separately within the project quotation.
Is asbestos floor mastic licensed work?
HSE identifies manual removal of suitable asbestos-containing floor tiles and mastic as lower-risk non-licensed work. The risk assessment and proposed removal method must still support that classification.
Is asbestos window mastic non-licensed work?
HSE's Asbestos Essentials guidance includes controlled removal of asbestos-containing mastic, sealant, beading, filler, putty and fixing materials as a non-licensed asbestos task where the assessment supports the method.
Can asbestos bitumen be mechanically ground off the floor?
Mechanical grinding should not be treated as routine lower-risk bitumen removal. HSE identifies higher-risk grinding of asbestos flooring materials as work requiring an HSE-licensed contractor.
Why does floor bitumen cost £38–£65/m²?
The price varies with floor area, bitumen thickness, adhesion, substrate condition, number of rooms, other flooring layers and the finish required for the replacement floor.
Can bitumen contain asbestos even if the tiles do not?
Yes. The floor covering and adhesive are separate products. Asbestos-containing mastic was historically used beneath a variety of floor finishes, so both layers should be assessed independently.
Can old black floor adhesive contain asbestos?
Yes. Some historic black or dark-brown bituminous floor adhesives contain chrysotile asbestos. Appearance alone cannot confirm asbestos, so reliable survey information or laboratory analysis should be used.
Does all of the black adhesive have to be removed?
That depends on the refurbishment specification and the condition of the substrate. The required completion standard should be agreed before pricing because it can materially affect the labour required.
Can ASM remove tiles and bitumen together?
Yes. ASM can quote the full flooring scope including asbestos floor tiles and asbestos-containing bitumen adhesive. Paper-backed flooring is identified separately because it can change the work category.
Can you remove mastic during a window replacement programme?
Yes. The £25/lm pricing structure is particularly suited to planned window or door replacement programmes where frame dimensions, asbestos information and removal sequencing are known in advance.
What should I send ASM for a quotation?
For flooring, send the asbestos report, photographs and floor area. For windows or doors, send the asbestos result, photographs, number and approximate dimensions of frames, total linear metres where known, access information and confirmation of who is removing the frames.
Current HSE guidance

Guidance relevant to asbestos bitumen and mastic

HSE Asbestos Essentials A23 Removing asbestos-containing floor tiles and mastic. HSE Asbestos Essentials A37 Mastic, sealant, beading, filler, putty and fixing removal. HSE — Floor Coverings Bitumen adhesive, flooring and work classification. HSE — Non-Licensed Work Mastics, bitumen, flooring and firmly bonded ACMs.
Clear material-specific pricing

Get your asbestos bitumen or mastic project priced

Floor bitumen removal is typically £38–£65/m² + VAT. Accessible asbestos mastic around windows and doors is £25 per linear metre + VAT where the frame has already been removed or the mastic is accessible in front of the existing frame. Send ASM the asbestos information, measurements and photographs and we will confirm the exact project scope, work classification and quotation.

Request a Removal Quote View Cost Guidance 0330 433 9680