What is an asbestos survey?

An asbestos survey is a planned inspection that finds materials which contain, or may contain, asbestos. The surveyor records where each one is, how much there is, what condition it is in and how likely it is to be disturbed. Samples go to a laboratory for analysis, and anything that cannot be reached is presumed to contain asbestos until someone can check it.

Asbestos was used in British buildings for decades, in everything from ceiling coatings to roof sheets. Any building built or refurbished before 2000 may contain some.

Which type of survey do I need?

HSE guidance HSG264, Asbestos: The survey guide, describes two types.

A management survey is for a building in normal use. It looks at the places people use and maintain, such as rooms, corridors, stairs, ceiling voids, lofts and service ducts, and produces the information you need to manage asbestos safely where it is.
A refurbishment and demolition survey is needed before major building work or demolition. It aims to find every asbestos material in the part of the building being worked on, including those hidden inside walls, floors and ceilings. It is intrusive, so the area has to be empty while it is done and confirmed fit to use again afterwards.

If you are planning an extension, a new kitchen, a rewire or a loft conversion, the second type is usually the relevant one, limited to the rooms affected.

Does a private home need a survey?

There is no legal duty to manage asbestos inside a private home. Building work is different. Before starting, a builder, electrician or plumber has to find out whether the work could disturb asbestos, so many homeowners commission a refurbishment survey to have the answer ready. Buyers of older houses sometimes ask for one too.

Landlords letting a house to a single household are in a similar position. There is no duty to manage inside the home, but a survey record is useful when repairs, refits or a change of tenant are on the way, and it can be shared with every tradesperson who works there.

Who has to manage asbestos in other buildings?

Regulation 4 of the Control of Asbestos Regulations 2012 places a duty to manage asbestos on whoever is responsible for maintaining or repairing non-domestic premises, such as offices, shops, warehouses, schools and churches. It also covers the common parts of blocks of flats, such as stairwells, lobbies, lift shafts, roof spaces and shared garages.

The dutyholder needs to find out whether asbestos is present, keep a record of where it is, assess the risk, plan how to manage it and pass that information to anyone who may disturb it. HSE explains who has the duty to manage asbestos and how to arrange a survey.

What happens during the visit?

The surveyor works through the building room by room, lifting hatches, looking above ceiling tiles and checking cupboards, boxing and plant rooms. Small samples are taken from materials that look suspect, and each spot is sealed afterwards. On a refurbishment survey, expect holes to be opened in walls, floors and ceilings in the areas due for work.

What should the report contain?

a description of what was surveyed and anything that could not be reached
the location, extent and condition of each material found or presumed
laboratory results for each sample
photographs and plans, so materials can be found again
a risk assessment or recommendations for each item

Read the list of areas not accessed carefully. Anything left out still has to be treated as if it contains asbestos.

How do I choose a surveyor?

HSE strongly recommends using a surveying organisation accredited for asbestos surveys, and UKAS is the accreditation body for this in Great Britain. Useful questions are:

Is your organisation accredited by UKAS for asbestos inspection, to ISO/IEC 17020?
What asbestos surveying qualifications does the person visiting hold?
Will samples be analysed by a laboratory accredited by UKAS to ISO/IEC 17025?
Are you independent of any company that might be asked to remove what you find?
Have you surveyed buildings like mine?

You can check an accreditation claim on the UKAS website.

What should my enquiry say?

the postcode and the type of building
roughly when it was built, and any extensions or refurbishments since
whether it is a home, a let property, a block of flats or a business
what work, if any, you are planning
any earlier survey or asbestos register

What happens once it is sent?

Sending an enquiry is free and commits you to nothing. Where a specialist covers your postcode, they agree the scope and terms with you directly.

Who you will hear from

We pass your enquiry to one local asbestos specialist, if one covers your postcode. It is never sent to a list of companies. If nobody covers your postcode, we will tell you and will not pass your details on.