If you plan to sell a property (asbestattest verkoop woning) built before 2001, you are now faced with an important legal requirement: the asbestos certificate. This official document provides detailed information about the presence – or absence – of asbestos in a building. For many sellers this may still sound unfamiliar or complicated. That’s why we explain in detail what the certificate involves, why it matters, and how to handle it when selling your property.
What exactly is an asbestos certificate?
The asbestos certificate is an official document issued by OVAM (the Public Waste Agency of Flanders). To obtain it, a certified asbestos expert must visit your property. The expert carries out a visual inspection, checking every part of the building for materials that may contain asbestos. In some cases, samples are taken – for example from roof sheets, floor coverings, or pipe insulation – and tested in a recognized laboratory.
Based on this inspection, the expert prepares a report. OVAM processes this report and issues the official asbestos certificate. The certificate not only states whether asbestos is present but also assesses the safety level of the property. In addition, it provides practical advice: should the asbestos simply be monitored, can it safely remain in place for now, or is removal recommended to avoid health risks?
This document gives both the seller and the buyer a clear and reliable overview, creating more transparency and legal certainty during property transactions.
Why was the certificate made mandatory?
Until 2001, asbestos was widely used in Belgium’s construction sector. It was cheap, strong, fire-resistant, and offered excellent insulation. Unfortunately, it was later discovered that exposure to asbestos fibers can lead to serious health problems, including lung disease and cancer.
Because many buildings constructed before 2001 may still contain asbestos, the government decided to take action. The asbestos certificate serves two main goals: protecting the health of residents and users in the short term, and working towards an asbestos-safe Flanders by 2040 in the long term.
By making the certificate mandatory in property sales, every new owner immediately receives an official and accurate picture of the potential risks within their new home. This avoids unpleasant surprises after purchase and ensures both buyers and sellers can make well-informed decisions.
When do you need an asbestos certificate?
Since 23 November 2022, an asbestos certificate has been mandatory when selling houses or buildings constructed before 2001. It must be available at the time of signing the sales agreement (the provisional contract). Without the certificate, the sale cannot be finalized correctly.
The government is also looking further ahead: by 2032, every owner of a building built before 2001 will be required to hold a valid asbestos certificate – even if no sale is planned. This ensures that Flanders has a complete overview of all buildings that may still contain asbestos.
How does the inspection work?
A certified asbestos expert visits the property and inspects it systematically – from the roof and exterior cladding to the floors, walls, and technical installations. Wherever possible this is done visually, but sometimes small samples need to be taken for lab analysis. Think of vinyl tiles or corrugated roof sheets, where it’s not immediately clear whether asbestos is present.
In most cases, the inspection is non-destructive: the expert does not break open walls or ceilings. However, if you are planning renovations, a destructive survey may later be required. During such a survey, parts of the building are opened to check for hidden asbestos materials. This investigation often complements the standard asbestos certificate.
What does the certificate contain?
The official asbestos certificate includes:
- A detailed list of all asbestos-containing materials found in the property.
- An assessment of their condition and associated risk.
- Clear recommendations on how to manage or remove the asbestos safely.
- Guidance on safe removal procedures, including the need for specialized contractors if necessary.
For buyers, this information is crucial: they immediately know what to expect and can factor this into renovation plans or even negotiations about the purchase price.
How much does an asbestos certificate cost?
The cost of an asbestos certificate is not fixed by law and therefore varies between providers. The size of the property, the complexity of the building, and the number of samples to be taken all influence the final price.
For that reason, it’s wise to request several quotes. But beware: the cheapest option is not always the best. Always choose a certified asbestos expert who is officially registered with OVAM. Only then can you be sure that the inspection is carried out correctly and that the certificate you receive is valid.
Especially useful when renovating
Are you planning to renovate your property? Then the asbestos certificate provides an excellent starting point. It gives you an overview of where asbestos is located, so you won’t be caught off guard during construction works. For contractors, this is essential information: they need to know whether hazardous materials are present and how to deal with them safely.
Often, renovation projects require a more detailed destructive survey to detect hidden asbestos materials. This builds upon the asbestos certificate and ensures maximum safety during the works.
Conclusion
The asbestos certificate is much more than an administrative requirement: it is a vital instrument that improves safety and transparency in the real estate market. For sellers, it means presenting their property in a clear and legally compliant way. For buyers, it provides essential information to make an informed decision.
So, if you’re selling a property built before 2001, don’t wait until the last moment. Apply for your asbestos certificate (asbestattest verkoop woning) early to avoid delays in the sales process and to provide your potential buyer with the clarity they deserve.
In the end, this certificate not only helps ensure a smooth property transaction but also contributes to a healthier and safer living environment for everyone.