London asbestos risk management
Asbestos risk assessment in London
An asbestos risk assessment helps dutyholders decide how identified or presumed asbestos-containing materials should be managed. The assessment should consider both the material itself and how likely it is to be disturbed in the way the premises are used.
What does an asbestos risk assessment consider?
For management-survey findings, HSE guidance separates the assessment into two related parts. The surveyor normally carries out a material assessment, while the dutyholder uses wider knowledge of the premises to decide the priority for action.
Material assessment
The material assessment looks at factors that affect the potential for fibre release if an asbestos-containing material is disturbed. These include:
- Product type
- Extent of damage or deterioration
- Surface treatment
- Asbestos type, where known
The result helps rank materials by their potential to release fibres. A high material score does not automatically mean that immediate removal is the correct response.
Priority assessment
The dutyholder’s wider priority assessment considers how the material interacts with the way the premises are actually used. Relevant factors can include location, occupancy, maintenance activity, accessibility and the likelihood of disturbance.
Risk assessment is part of asbestos management
Where the duty to manage applies, the aim is not simply to identify asbestos and stop. The findings should feed into an asbestos register and management plan so that materials can be monitored and appropriate controls put in place.
Depending on the condition and circumstances, an asbestos-containing material may be suitable for management in place, protection, repair, encapsulation or removal. The correct action depends on the risk and the work planned.
When is a new assessment needed?
Asbestos management is an ongoing process rather than a one-off document. Review the assessment and management arrangements when circumstances change, for example:
- A material is damaged or deteriorates
- The use of a room or building changes
- Maintenance activity changes
- Refurbishment is planned
- Previously inaccessible areas become accessible
- Additional asbestos information becomes available
Monitoring frequency should be appropriate to the material condition and risk rather than based on a universal annual rule.
Risk assessment before refurbishment
A management risk assessment does not replace the need to investigate areas that will be disturbed during intrusive refurbishment or demolition. If a project will open walls, ceilings, floors, services or voids, the affected areas may require a suitably intrusive survey before work begins.
Information that helps with risk assessment
- Current asbestos survey and register
- Material locations and condition records
- Building use and occupancy
- Maintenance schedules and contractor activity
- Access to plant rooms, risers, roof spaces and service areas
- Planned refurbishment or repair work
- Records of encapsulation, repair or removal
The person managing the premises usually has information about normal activities and likely disturbance that a surveyor cannot determine from material condition alone.
Frequently asked questions
Is a material assessment the same as the full risk assessment?
No. The material assessment focuses on the material’s potential to release fibres if disturbed. The wider priority assessment also considers how the premises are used and how likely disturbance is.
Does a high score mean asbestos must be removed immediately?
Not automatically. The appropriate action depends on the full risk assessment, the material condition, location, likelihood of disturbance and planned work.
Can asbestos in good condition be managed in place?
Often, yes. Where appropriate, materials can be managed and monitored rather than removed, provided they remain in suitable condition and are protected from disturbance.
Who should make management decisions?
The dutyholder is responsible for managing the risk where the legal duty applies. Competent surveyors and other specialists can provide information and advice, but the management plan should reflect the actual premises and activities.
Related asbestos management guidance
Need help assessing asbestos risk in a London property?
Send the address, building use and any existing survey or register. If maintenance or refurbishment is planned, include details of the affected areas so the appropriate next step can be discussed.
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