Updated on · 7 min read · by the team at Sparkling Services
A house built or renovated before 2001 may contain asbestos, mostly in building materials such as fibre-cement sheets, floor tiles or pipe insulation. Removing furniture is usually not a problem; the danger comes when those materials are broken, drilled or torn out. In Flanders, an asbestos certificate is compulsory when a building is sold. Removing asbestos is a job for specialist firms, not for a clearance company.
Why does asbestos matter in a house clearance?
Asbestos is only dangerous when it releases fibres, that is when the material is damaged, broken, sanded or ripped out; a clearance limited to furniture and belongings does not normally disturb it. The risk arises when the clearance also involves dismantling: a fitted kitchen, floor covering, partition wall, suspended ceiling or garden shed.
Asbestos was widely used in Belgian construction for its insulating and fire-resistant properties, particularly between the 1950s and 1970s. It is now banned but remains in many older homes. Flanders uses buildings constructed before 2001 as its reference point.
During a clearance, the places to watch are mainly:
- cellars and boiler rooms with old insulated heating pipes;
- attics and roof spaces with insulating boards or card;
- garages, sheds and outbuildings roofed with corrugated fibre-cement sheets;
- old vinyl floor tiles and the black adhesive beneath them;
- fibre-cement items left in the garden or cellar (planters, stored sheets).
Where is asbestos found in a house?
There is a distinction between friable asbestos, which is very dangerous because its fibres are easily released, and non-friable or bonded asbestos, where the fibres are held in a binder such as cement. This is the distinction the Brussels authorities use.
Friable asbestos (never touch)
- Sprayed coatings on ceilings, steel beams or pipes.
- Lagging around heating pipes.
- Asbestos card used as thermal insulation, ropes and braids.
- Some partition or roof-lining boards.
Non-friable asbestos (asbestos cement and others)
- Corrugated sheets and slates in fibre cement.
- Pipes and ducts in asbestos cement.
- Some vinyl floor tiles from the 1970s and 1980s, and their black adhesive.
- Some window putties.
The marking "NT" printed on fibre cement guarantees it is asbestos-free. Without that marking, only analysis by an approved laboratory can settle the question. Taking a sample yourself is not recommended; laboratories usually offer to do it on site.
Flanders: the asbestos certificate (asbestattest)
In the Flemish Region, an asbestos certificate has been compulsory since 23 November 2022 when selling a building constructed before 2001; it is issued by OVAM, the Flemish waste agency, after an inventory by a certified asbestos expert. According to the notaries, the obligation also applies to gifting a home, but not to a property passed on through an inheritance.
OVAM's timetable:
- Since 23 November 2022: certificate required when selling a pre-2001 building.
- By 2027: a separate certificate for the common parts of the blocks of flats concerned.
- From 2030: certificate required for new residential leases, with a copy for the tenant.
- By 2032: every owner of a pre-2001 building must have one, whether or not they sell.
The inventory is non-destructive in principle: the expert does not damage walls or floors, although samples and lab analysis may be needed. The certificate describes the asbestos-containing materials, their condition and the risk under normal use, and advises on managing or removing them. Flanders aims to be asbestos-safe by 2040 at the latest.
What this means for a clearance
If an inherited house is to be sold afterwards, the asbestos expert will need access to every room. It is often convenient to clear the property first and have the inventory carried out in empty rooms. If a certificate already exists, give it to the clearance company so they know where not to work.
Brussels: inventories and permits depending on the works
In Brussels there is currently no general asbestos certificate required for every sale as there is in Flanders; the obligations mainly concern demolition, renovation and asbestos removal works. Regional guidance from Homegrade and Brussels Environment sets out the details.
- Asbestos inventory: recommended for buildings whose planning permit pre-dates 30 September 1998 and that contain a lot of asbestos. It is compulsory, drawn up by someone independent of the contractor, for demolition or renovation affecting more than 500 m², and for any asbestos removal that requires authorisation.
- Removal by a private individual: only allowed for non-friable asbestos in good condition that is easy to dismantle, following the prescribed precautions.
- Friable asbestos: a professional must be used.
- Large quantities: a prior declaration or environmental permit from Brussels Environment may be needed; any removal of sprayed asbestos requires prior authorisation.
- Waste: asbestos waste must be packed separately and sent through a specific channel; it is not accepted at regional or municipal container parks.
The Brussels asbestos rules are being revised, so check which rules apply when you plan your project, especially if a sale or works follow the clearance.
Wallonia: a strategy announced, rules still to be checked
In Wallonia, the government announced a tougher asbestos strategy in November 2025, including a compulsory asbestos survey before a sale, a letting or works; the detailed rules and the start date still need to be checked. Before selling or renovating, ask your notary or the regional administration whether an obligation already applies to your property.
In the meantime, the federal worker-protection rules apply to any company that does the work, and the waste intermunicipal bodies set their own conditions for small quantities of asbestos cement from private individuals. Contact the intermunicipal body for your municipality before doing anything.
For a clearance in Wallonia, the logic is the same as elsewhere: remove the furniture and belongings without touching suspect materials, and leave identification and any removal to specialist professionals.
What a clearance company may and may not do
A clearance company may remove furniture, belongings and ordinary waste from a house containing asbestos, provided it does not touch the asbestos-containing materials; asbestos removal is reserved for firms with specific authorisation. This follows from the federal rules on well-being at work.
According to the Federal Public Service Employment, asbestos demolition and removal work uses one of three techniques, chosen according to the condition of the material: simple procedures, the glove-bag method and a hermetically sealed zone. Simple procedures are reserved for firms on an official list; the other two techniques for approved firms. A prior inventory is required, the work must be notified to the labour inspectorate, and workers must complete specific training.
At Sparkling Services, in practice
- We remove furniture, belongings, textiles, appliances and ordinary waste.
- We do not dismantle, break or take away materials suspected of containing asbestos (sheets, tiles, insulation, pipes).
- If we spot a suspect or damaged material, we stop work in that area and let you know.
- We can clear the property before an asbestos expert or removal firm comes in, so they can work in empty rooms.
At the assessment visit (free), point out anything that looks suspect and any existing certificate. The quote then states what is included and what needs to go to a specialist.
Good habits before and during the clearance
The basic rule is simple: if in doubt, do not touch it, and have the material identified. A few habits avoid most of the risk.
- Check the age of the building and look for a certificate or asbestos inventory among the deceased's or seller's papers.
- Do not sweep or vacuum debris or dust from a damaged suspect material.
- Close off the room where a suspect material is damaged and keep out as much as possible.
- Do not dismantle anything fixed (floor, ceiling, wall, pipe) without knowing what it is made of.
- Tell the clearance company before the day, with photos if possible.
- Have a doubtful material analysed by an approved laboratory, or call in an asbestos expert.
Undamaged asbestos-cement sheets left in place present a low risk under normal use. It is improvised handling, sawing or cleaning with a pressure washer that cause problems; these techniques are in fact banned for professionals working on asbestos materials, except under strict conditions inside a sealed zone.
Selling after the clearance: what to plan for
If the house is to be sold after the clearance, asbestos can affect both the timetable and the price, so it is worth thinking about it from the start.
- In Flanders: arrange the asbestos certificate, compulsory for selling a pre-2001 building. An empty house makes the inventory easier.
- In Brussels: no general certificate on sale at present, but a buyer planning major works may ask for an inventory.
- In Wallonia: keep an eye on the announced rules and ask your notary what applies at the time of sale.
In every case, keep the documents you find while sorting: permits, plans, invoices for building or insulation work. They help the expert date the materials. Sparkling Services sets such papers aside during the clearance, along with all personal documents.
The cost of the clearance itself does not depend on the presence of asbestos as long as we do not touch it. It depends on volume, access and sorting, and the value of reusable items is deducted: depending on the contents, the clearance can be free, we can pay you the difference, or you pay a fixed price on quotation.
Frequently asked questions
Can a house clearance company remove asbestos?
No, unless it is itself listed or approved for asbestos removal. Federal rules reserve simple procedures for firms on an official list and the other techniques for approved firms. A clearance company such as Sparkling Services removes furniture and belongings without touching asbestos materials, and points you towards a specialist for the rest.
Do I need an asbestos certificate to clear a house in Flanders?
No, the clearance itself does not require one. In Flanders, the asbestos certificate is compulsory when selling a building constructed before 2001 and, according to the notaries, when gifting it, but not on inheritance. By 2032, every owner of a pre-2001 building will need one, even without a sale.
How can I tell whether a material contains asbestos?
You cannot be sure by looking. One reassuring sign: the marking "NT" on fibre cement guarantees it is asbestos-free. Otherwise, have a sample analysed by an approved laboratory, which can also take the sample for you, or have an inventory carried out by an asbestos expert.
Are fibre-cement items found in a cellar dangerous?
Intact, they present a low risk; broken or crumbling, they can release fibres. Do not break them or put them out with ordinary waste: asbestos must go through a specific channel. In Brussels it is not accepted at container parks. Ask your region or local intermunicipal waste body about the right route.
Can a house containing asbestos be cleared?
Yes, in most cases. Furniture and belongings can be removed as normal as long as nobody touches the asbestos materials. If a material is damaged or friable, the area should be closed off and a professional should assess it before work continues. Mention any doubts at the assessment visit.