What Happens During an Asbestos Survey?
- BCA Contracts
- Dec 1, 2025
- 5 min read
If you own or manage a non-domestic property, or a domestic property with common areas, you have a "duty to manage"Â the risks from asbestos under regulation (4) of The Control of Asbestos Regulations 2012. An asbestos survey is the crucial first step in fulfilling this duty. The type of survey and the process vary significantly depending on what you plan to do with your property.
Two Main Types of Asbestos Surveys
Health & Safety Executive (HSE) guidance, 'Asbestos: The Survey Guide' (ref: HSG 264), details two main types of surveys, which superseded the older Type 1, 2, and 3 classifications found within the old MDHS100 (blast from the past).
Asbestos Management Survey
An Asbestos Management Survey is the standard survey required during the normal occupation and use of a building to ensure the continued safe management of any existing Asbestos Containing Materials (ACMs).
Purpose:Â To locate, as far as reasonably practicable, any suspected ACMs that could be damaged or disturbed during normal occupancy, including foreseeable maintenance or installation, and to assess their condition.
Intrusiveness: It often involves minor intrusive work and some disturbance to gain access to areas like under floor coverings, above false ceilings, behind fascia's, and inside risers and service ducts. Simple tools like screwdrivers and chisels are typically used.
Sampling: The survey usually includes sampling and analysis to confirm the presence of asbestos. However, it can also involve presuming a material contains asbestos if a similar material has been sampled and confirmed to be an ACM, or as a default where an area cannot be accessed. Any areas not accessed must be presumed to contain asbestos and managed on that basis.
Occupancy:Â This survey can be carried out within occupied premises.
Asbestos Refurbishment and Demolition Survey (R&D)
This survey is required before any refurbishment or demolition work is carried out.
Purpose: To locate and describe, as far as reasonably practicable, all ACMs in the specific area of refurbishment or the whole building if demolition is planned. This is necessary because regulations require all ACMs to be removed before major refurbishment or demolition where reasonably practicable.
Intrusiveness: The survey is fully intrusive and involves destructive inspection as necessary to access all areas, including those difficult to reach. This may involve using aggressive inspection techniques to break through walls, ceilings, cladding, partitions, and open up floors.
Damage: Expect significant damage to non-asbestos materials and associated mess, as the purpose is to find all ACMs, and there is usually no making good done by the surveyor. Surveyors will drop ceilings, break through walls, and penetrate floors.
Occupancy: It should only be conducted in unoccupied areas to minimise risks to people. Ideally, the building should not be in service, and all furnishings should be removed.
The Asbestos Survey Process
A successful survey is based on thorough planning and collaboration between the client and the surveyor.
Planning and Information Gathering (Desktop Study)
The surveyor needs crucial information from the client (dutyholder) to plan correctly:
Property Details:Â Description and use (e.g., domestic, office), age, type, and construction details.
History:Â Details of any previous extensions, adaptations, or refurbishments, and any past asbestos surveys or removal records.
Scope:Â The required type, extent, and scope of the survey. it may be that only some rooms, areas or buildings require an R&D and the remainder is for management purposes.
Access and Safety:Â Whether the premises are vacant or occupied, any restrictions on access, and details of site-specific hazards (mechanical, electrical, etc.).
Site Visit: A preliminary site meeting and a walk-through inspection are extremely valuable, especially for complex buildings, to check the premises layout and identify potential hazards or access issues.
Carrying Out the Survey
The survey is carried out methodically to ensure no ACMs are missed.
Inspection: The surveyor conducts a systematic inspection of each area. For example, in internal areas, they might work from the basement to the roof and proceed clockwise around each room, inspecting components in order (ceiling, walls, floors, fixtures, and services).
Sampling (if applicable):Â Where samples are taken, the material is usually pre-wetted to control airborne emissions. The sample area should be made safe and sealed after the material is taken, and all samples must be double-bagged and uniquely labelled.
Material Assessment (for Management Surveys):Â The condition and ability of any identified ACMs to release fibres is assessed using a scoring system. This score helps the dutyholder prioritize remedial action as part of the management plan.
Reporting the Results
The final survey report is a critical record of the information collected.
Contents:Â The report will typically include an executive summary, details on the scope of work, general site information, the survey results in a table format (including material assessment scores), and conclusions/recommended actions.
Asbestos Register:Â The results are presented in a format that can be used to easily prepare a simple, updatable document called the asbestos register.
Plans and Photos:Â The report includes marked-up floor plans showing the exact location of ACMs (or presumed ACMs) and may include photographs to provide context and record the condition of the materials.
Remember Your "Duty To Manage"
A survey is not the end of the process; the information gathered is used to create a risk assessment and a detailed management plan to ensure the long-term safety of the building occupants. For more information visit the dedicated HSE Guidance pages: https://www.hse.gov.uk/asbestos/duty/index.htm
Notes From Our Surveyors
Below is a bullet point list of things to consider before instructing a Surveyor or Surveying Company from our in house surveyors within over 20 years of experience.
Refurbishment and Demolition Surveys are for exactly this purpose, refurbishment projects including minor and major demolition. You should not order this type of survey because you think it provides better value for money buy going for "the highest level of survey".
Asbestos Management Surveys do not guarantee that all materials within a building are tested. The Surveyor is permitted to use their judgment and may assume one material is the same as another if visually similar. A good example is Asbestos Textured Coatings. If there are 9 ceilings within a single property it is common for a Surveyor to group areas together, normally up to a maximum of 20 sqm. This is why the purpose of the survey is very important. If you want to know if the textured coating (aka artex) in your home contains asbestos you should tell the Company or Surveyor and ask them to test all the ceilings individually. It will cost extra but it is 100% worth it in the long run. You could also just go for standalone Asbestos Testing, read more here. In commercial premises this would not be an issue because an R&D survey would be requested before redecorating/ refurbishing. Due to DIY projects or self employed contractors asbestos coatings are often accidently disturbed because the scope and purpose of the survey is misunderstood.
Lots of questions. Don't be annoyed if you are asked lots of questions about your property, including about past asbestos matters. The amount of times we have been told "there is no asbestos here mate, wasting your time" while the customer stands on asbestos tiles gets tedious. Also if you know there is asbestos present, especially in poor condition do not leave it for the surveyor to find, tell them in advance so they can prepare and keep themselves and the building occupants safe.
We are here to help you, work with us to find the best options to Manage Asbestos in your premises. We can advise on removal, encapsulation and enclosing of asbestos materials - remember asbestos doesn't need to be removed by default.
For more information about Asbestos Surveys and Asbestos Testing you are welcome to call our experienced team on 01384 505758 or complete our online form.
