Asbestos Refurbishment Survey

Before work liable to disturb asbestos, the project needs adequate information about the affected materials and areas. Where existing records are insufficient, an intrusive refurbishment survey is the appropriate route. Its scope and limitations must be understood before work begins.

Asbestos can be present in older building materials and concealed spaces. Age and appearance alone do not confirm what is present. The asbestos information must cover the building fabric that the planned refurbishment will disturb.

Incomplete asbestos information can leave a project unable to plan work safely. Obtain information that covers the affected areas and resolve relevant limitations before intrusive work starts.

These are examples of material groups that may need investigation. They are not a ranking of findings from our projects. The actual material, survey scope and access determine what the report can establish.

AIB may be present in fire protection, ceiling, partition or service applications, including concealed locations. Appearance alone does not identify it. Most AIB removal is licensable; the task and condition determine the work category.

Asbestos cement may be found in roof sheets, cladding, soffits or rainwater products. Disturbance can release fibres. The survey should record findings relevant to the affected areas; the condition and planned task determine the management or work route.

Some older textured coatings may contain asbestos. Pattern, colour and apparent age cannot confirm it. Where the planned work will disturb a suspect coating, establish the material through reliable records or appropriate sampling and analysis.

Some older floor tiles, backing layers and adhesives may contain asbestos. Appearance cannot identify them or establish which layer presents the greater risk. Survey and sampling scope should cover the layers that the planned works will disturb.

Asbestos thermal insulation may be present on pipes or plant, sometimes in concealed spaces. Do not disturb suspect lagging to identify it. Work on confirmed asbestos thermal insulation requires an HSE-licensed contractor.

These works can need more intrusive asbestos information. The survey scope should match the areas and materials the planned task will disturb, using existing reliable information where it is adequate.

Kitchen or bathroom refit

Before a refit disturbs suspect floor layers, lagging or ceiling materials, obtain asbestos information adequate for those areas. Agree a refurbishment-survey scope where further intrusive information is needed.

Loft conversion or roof works

Before roof, loft or extension work disturbs existing fabric, check whether the asbestos information covers the affected locations and concealed materials. Agree further intrusive survey work where needed.

Extension or structural alteration

Before alterations disturb existing walls, floors or ceilings, ensure the asbestos information covers the affected areas. This applies to contractor work in domestic as well as commercial properties.

Commercial fit-out or office refurbishment

For commercial refurbishment, review the existing asbestos information against the planned work. Agree the intrusive survey scope needed to investigate affected areas before work begins.

Rewiring or plumbing works

Electrical and plumbing work can disturb concealed suspect materials. Employers and contractors need adequate asbestos information for the actual task before that work starts.

Planning application for pre-2000 building

Check any project-specific planning or tender requirement with the relevant authority or adviser. A survey report does not guarantee planning approval or remove planning conditions.

The refurbishment-survey scope is matched to the planned works. Surveyor competence, laboratory arrangements and report timing are confirmed for the individual instruction.

The survey provider must be competent for the intrusive survey scope. The provider and relevant competence evidence are confirmed before instruction.

Where sampling is required, the laboratory and relevant accredited scope are confirmed for the instruction. No specific laboratory partnership is represented here.

The report records the agreed scope, findings, sample results and limitations, with plans, photographs and location information as agreed. Deliverables and timing are confirmed for the instruction; third-party acceptance is not guaranteed.

Before refurbishment that could disturb asbestos, the project needs information adequate for the affected areas. A refurbishment survey is more intrusive than a management survey and is scoped to the planned works; it is not a guarantee that inaccessible material has been inspected.

Before a refit disturbs suspect floor layers, lagging or ceiling materials, obtain asbestos information adequate for those areas. Agree a refurbishment-survey scope where further intrusive information is needed.

Before roof, loft or extension work disturbs existing fabric, check whether the asbestos information covers the affected locations and concealed materials. Agree further intrusive survey work where needed.

For commercial refurbishment, review the existing asbestos information against the planned work. Agree the intrusive survey scope needed to investigate affected areas before work begins.

Electrical and plumbing work can disturb concealed suspect materials. Employers and contractors need adequate asbestos information for the actual task before that work starts.

Check any project-specific planning or tender requirement with the relevant authority or adviser. A survey report does not guarantee planning approval or remove planning conditions.

A competent surveyor can agree an instruction covering more than one work phase where scope, access and limitations are clear. Confirm whether that scope is adequate for both refurbishment and demolition.

• Intrusive inspection of the affected areas within the agreed scope, with limitations recorded
• Access to concealed voids, ceiling spaces, and floor cavities
• Recording suspect materials and representative sampling where identification is required
• Laboratory analysis arranged where sampling is required
• Detailed ACM register with location, condition, and extent data
• Full written survey report with annotated floor plans and photographs
• Findings and limitations for the project team to plan the appropriate asbestos-work sequence
• Survey scope and competence confirmed for the individual job
• Written report for the agreed survey scope
• Report scope and any third-party requirements agreed before instruction

The survey type should match the reason the information is needed. Confirm the scope and access arrangements with a competent surveyor.

We discuss the scope of refurbishment works, the areas to be surveyed, and any existing asbestos information for the property. The survey is scoped to cover all areas where contractors will work.

The survey area must be vacated before intrusive inspection begins. We coordinate with you to minimise disruption to the rest of the building.

The survey inspects the concealed and accessible locations needed to meet the agreed work scope. Suspect materials are recorded and representative samples are taken where laboratory confirmation is required.

Where samples are taken, they are sent to the laboratory provider agreed for the job. Provider details and turnaround are confirmed for that instruction.

The report records scope, findings, sample results, locations and limitations. Plans, photographs and any other deliverables are confirmed for the instruction. The project team uses the report to plan the appropriate work route.

If unexpected suspect material is discovered during work, stop further disturbance and reassess the information and work category before continuing.

Obtain the necessary asbestos information early enough for the project team to plan the work and any required asbestos contractor or analyst involvement.

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