If you are planning renovation, refurbishment or demolition work on a building constructed before the year 2000, one of the first steps you must take is arranging an asbestos survey. This is not merely good practice — under the Control of Asbestos Regulations 2012, it is a legal requirement.
⚠️ Legal Duty — Control of Asbestos Regulations 2012
Regulation 5 of the Control of Asbestos Regulations 2012 requires that before any work that could disturb asbestos-containing materials (ACMs) is carried out, the duty holder must ensure a suitable assessment is made of whether asbestos is, or is liable to be, present. Failure to comply can result in unlimited fines and imprisonment.
Why Is Asbestos So Dangerous?
Asbestos is a naturally occurring fibrous mineral that was widely used in UK construction materials from the 1950s until it was fully banned in 1999. When asbestos-containing materials are disturbed — cut, drilled, sanded or demolished — microscopic fibres are released into the air. These fibres, when inhaled, can cause:
- Mesothelioma — a fatal cancer of the lung lining with no known cure
- Asbestosis — a chronic scarring of the lungs
- Lung cancer
- Pleural thickening
Asbestos is the single largest cause of work-related deaths in the UK, with over 5,000 people dying from asbestos-related diseases every year — more than die on UK roads. The symptoms of asbestos-related diseases can take 20–40 years to appear after exposure, which is why the risks are so often underestimated.
Which Buildings May Contain Asbestos?
Any building constructed, refurbished or extended before the year 2000 may contain asbestos-containing materials. Asbestos was used extensively in:
- Ceiling tiles and textured coatings (including Artex)
- Floor tiles and vinyl floor coverings
- Pipe lagging and boiler insulation
- Insulation boards (AIB) — in partition walls, fire doors, ceiling panels
- Roofing materials — corrugated cement sheets, roof tiles
- Guttering and downpipes
- Gaskets and rope seals in boiler rooms
- Sprayed coatings on structural steelwork
Just because a building looks modern does not mean it is free from asbestos. Many buildings from the 1960s through to the 1990s contain asbestos in locations that are not immediately visible.
What Type of Survey Do I Need?
There are two main types of asbestos survey under HSG264 (the HSE's guidance document for asbestos surveys):
| Survey Type | When Required | What It Covers |
|---|---|---|
| Management Survey | For routine management of a building during normal occupation | Locates and assesses ACMs likely to be disturbed during day-to-day activities. Less intrusive. |
| Refurbishment & Demolition Survey | Before ANY refurbishment or demolition work begins | More intrusive — identifies all ACMs throughout the building, including those hidden within the structure. Required before any building works. |
📋 Which One Do You Need for Renovation?
If you are carrying out any building works — even something as simple as drilling a wall, removing tiles or fitting a new bathroom — you need a Refurbishment & Demolition Survey for the areas affected by the work. A management survey alone is not sufficient for refurbishment purposes.
What Happens If Asbestos Is Found?
Finding asbestos does not automatically mean all work must stop. The survey report will classify each material by its type, condition and risk level. In many cases, asbestos in good condition and low-risk locations can be managed in place — with appropriate records and monitoring — rather than removed.
However, if any asbestos-containing materials fall within the scope of your planned renovation works, they must be managed safely. Depending on the material type and condition, this may mean:
- Encapsulation — sealing the material to prevent fibre release
- Enclosure — boxing in the material
- Removal by a licensed contractor — required for higher-risk friable materials such as sprayed coatings, lagging and AIB
How Long Does an Asbestos Survey Take?
A standard refurbishment asbestos survey of a typical residential or small commercial property takes between 2–6 hours. Larger or more complex premises will take longer. After the survey, samples are sent to an independent accredited laboratory for analysis. Our reports are delivered within 48 hours of the survey being completed.
How to Book an Asbestos Survey
Eco Assets Manager carries out professional management and refurbishment asbestos surveys across the UK. Our qualified P402 surveyors will:
- Carry out a thorough inspection of your property
- Take samples for independent accredited laboratory analysis
- Provide a comprehensive written report within 48 hours
- Give clear, actionable recommendations for managing any ACMs found
Contact us today for a free quote. We respond to all enquiries within 2 hours.