In many cases, people can remain in a property while an asbestos survey is carried out, but it depends on the survey type, the areas being inspected and whether sampling or intrusive access is needed. A routine management survey can often be planned around normal occupation, while refurbishment or demolition surveys are much more intrusive and require the survey area to be unoccupied.
HSE’s survey guidance says survey planning should consider whether premises are vacant or occupied, access restrictions and sampling arrangements. It also says sampling areas should, as far as possible, be unoccupied and that refurbishment and demolition surveys should only be carried out in unoccupied areas.
Can you stay during a management asbestos survey?
Often, yes. A management survey is intended to help manage asbestos during normal occupation and routine maintenance. The surveyor will inspect accessible areas and may take small samples of suspect materials where appropriate.
However, this does not mean occupants can remain beside every part of the inspection. If sampling is required, the surveyor may temporarily restrict access to the room or local area while the sample is taken, the sampling point is sealed and the area is cleaned.
| Survey activity | Can occupants usually remain in the property? |
|---|---|
| Visual inspection of accessible areas | Often yes, subject to access and site arrangements |
| Small bulk sample of a suspect material | People should normally be kept out of the sampling area while it is taken |
| Inspection of lofts, risers or service spaces | Usually possible if access can be controlled safely |
| Refurbishment survey involving opening building fabric | The affected survey area should be unoccupied and isolated |
| Demolition survey | Normally carried out in unoccupied areas because it is fully intrusive |
Why sampling areas may need to be empty
Bulk sampling involves taking a small representative piece of a material so it can be analysed. HSE guidance says sampling should not normally be undertaken in occupied areas. Where a building is in constant use, sampling should be planned for periods of minimal occupation and other people should be kept out of the sampling area.
The surveyor should use controls appropriate to the material and leave the sampling point sealed and the area clean. These arrangements are one reason it is helpful to tell the surveyor in advance whether the property will be occupied and whether particular rooms can be made available.
What about a refurbishment or demolition survey?
A refurbishment or demolition survey is different from a management survey. It is designed to locate asbestos that could be disturbed by planned structural work, so it can involve lifting finishes, opening ceilings or walls, removing panels and inspecting concealed parts of the building.
HSE describes these surveys as disruptive and fully intrusive. Its guidance says they should only be conducted in unoccupied areas to minimise risks to employees or members of the public. For a small refurbishment, this may mean only the relevant room or part of a room needs to be isolated rather than the whole building.
If you are planning building work, see our guide to asbestos surveys before renovation and our comparison of management and refurbishment or demolition surveys.
Do you need to leave the whole building?
Not necessarily. The correct arrangement depends on the scope. In an occupied office block or block of flats, for example, a survey may be phased so that only the room, floor or work area being inspected is restricted at a particular time.
For intrusive surveys, effective isolation of the survey area is important. The surveyor should agree access, occupancy and any reinstatement requirements before starting. If the survey involves significant opening-up, the area may also need to be checked before people move back in.
What should you tell the surveyor before the appointment?
- Whether the property will be occupied on the survey date
- Which rooms or areas cannot easily be vacated
- Any tenants, staff, children or vulnerable occupants who may be present
- Access restrictions, locked rooms or controlled areas
- Whether lofts, basements, risers or service cupboards can be accessed
- Any existing asbestos surveys, registers or sampling records
- Whether refurbishment or demolition work is planned
- Any building rules or time restrictions affecting intrusive inspection
Will the survey create asbestos exposure?
A competent survey should be planned and carried out to minimise risk. Survey sampling is controlled work: the aim is to take the smallest representative sample needed, control any dust release, seal the sampling point and leave the area clean.
The level of disruption depends on the survey type. Management surveys are generally less intrusive. Refurbishment and demolition surveys deliberately investigate hidden building fabric and therefore need more extensive controls and access arrangements.
Can tenants remain during a landlord’s asbestos survey?
For a management survey in a residential block, occupation can often continue if the survey is focused on common parts and access is controlled appropriately. If a survey needs to enter individual flats or take samples, the landlord or managing agent should arrange access and explain any temporary restrictions in advance.
For common parts of multi-occupancy residential buildings, asbestos management responsibilities can apply to areas such as corridors, stairwells, service risers and shared plant spaces. Our guide to asbestos in communal areas of flats explains the dutyholder position.
What if asbestos is found during the survey?
Finding asbestos does not automatically mean the property must be vacated. The next step depends on the material’s condition, location and likelihood of disturbance. Asbestos-containing materials in good condition that are unlikely to be disturbed can often be managed in place.
If a survey identifies damaged material or an area that needs urgent controls, the survey report should explain the finding and the recommended action. Read our guide on what to do when an asbestos survey finds asbestos.
Practical checklist before survey day
- Confirm which type of asbestos survey has been booked.
- Ask which areas need to be accessible and whether any need to be vacant.
- Move furniture or stored items if they block agreed inspection areas.
- Arrange keys or access for lofts, plant rooms, risers and locked cupboards.
- Tell occupants where temporary access restrictions may apply.
- Provide previous asbestos reports or building plans where available.
- If intrusive work is planned, confirm exactly which rooms or building elements are in scope.
Authoritative guidance
HSE’s HSG264: Asbestos – The survey guide covers survey planning, occupied premises, sampling controls and the additional precautions required for refurbishment and demolition surveys. HSE also provides general asbestos guidance for property dutyholders and people carrying out building work.
This article provides general information. The occupancy and access arrangements for a particular survey should be agreed with the survey provider based on the property, survey type and areas in scope.
Need an asbestos survey in London?
Tell us about the property, whether it will be occupied and what you need the survey for. We can confirm the appropriate survey scope and access requirements before booking.