An asbestos survey is more than a quick visual check. A properly planned survey starts with the purpose of the inspection, the parts of the property that need to be covered and the level of access required. The surveyor then works systematically through the agreed areas, records suspect materials, takes samples where appropriate and produces a report that can be used for management or planned building work.
HSE’s HSG264 survey guide explains that the purpose of an asbestos survey is to provide accurate information about the location, amount and condition of asbestos-containing materials (ACMs), support risk management and, where relevant, identify ACMs that need to be dealt with before refurbishment or demolition.
Step 1: Confirm the purpose of the survey
The first step is deciding what the survey is for. A property being occupied and maintained normally may need an asbestos management survey. A property being refurbished may need a refurbishment asbestos survey, while demolition work requires a suitably scoped demolition asbestos survey because hidden materials may be disturbed.
Before the appointment, the survey provider should understand the property type, age, intended use, planned works and any areas that may be difficult to access. This helps define the correct survey scope.
Step 2: Review existing information
Any existing asbestos surveys, registers, floor plans, refurbishment records or removal certificates should be reviewed where available. Previous information can help the surveyor identify known ACMs, earlier exclusions and areas that may require closer investigation.
Existing information does not automatically replace a new survey. Its usefulness depends on whether it is current, whether the building has changed and whether the original survey type is appropriate for the present purpose. See our guide on how long an asbestos survey remains useful.
Step 3: Agree access and survey limitations
The surveyor needs access to the areas included in the scope. That can include rooms, corridors, service cupboards, risers, plant areas, lofts, basements and other accessible parts of the building. Locked or inaccessible areas should be identified before the visit where possible.
If an area cannot be inspected, the limitation should be clearly recorded in the report. For management purposes, materials in inaccessible areas may need to be presumed to contain asbestos unless there is strong evidence that they do not.
Step 4: Carry out a systematic inspection
On site, the surveyor normally follows a systematic route through the agreed areas. The aim is to inspect building materials consistently rather than relying on a casual walk-through.
- Ceilings and textured coatings
- Walls, partitions and panels
- Floors and floor finishes
- Service risers and ducts
- Pipework and insulation
- Plant rooms and heating equipment
- Soffits, roof elements and external panels
- Cupboards, boxing and concealed service areas
- Other materials that may contain asbestos
The exact inspection depends on the survey type. A management survey is generally less intrusive. A refurbishment or demolition survey may require opening up areas of the building fabric to inspect hidden materials.
Step 5: Record suspect materials
Where a material is suspected of containing asbestos, the surveyor records relevant information such as its location, product type, extent and condition. For management surveys, the condition of the material is particularly important because deterioration can affect the risk assessment and management action.
Visual appearance alone cannot reliably confirm whether a material contains asbestos. Similar-looking non-asbestos products are common, which is why sampling and laboratory analysis may be required.
Step 6: Take samples where appropriate
If sampling is required, the surveyor takes a small representative sample of the suspect material using controlled methods. The sampling point should then be sealed and the immediate area left clean.
Samples are sent to a laboratory for analysis. HSE guidance explains that the survey report should distinguish clearly between materials confirmed by analysis, materials presumed to contain asbestos and areas that were not inspected.
If your concern relates only to one specific material rather than a wider property survey, see our asbestos testing and sample analysis guidance.
Step 7: Assess condition and risk information
For a management survey, the report should include information that helps assess the condition of identified or presumed ACMs. This can include the type of material, surface treatment, extent of damage and other factors relevant to how easily fibres could be released if the material is disturbed.
The survey information can then feed into an asbestos register, risk assessment and management plan. Our asbestos register vs management plan guide explains how these documents fit together.
Step 8: Produce the survey report
A useful asbestos survey report should make it clear what was inspected, what was found, what was sampled, what could not be inspected and what actions may be needed next.
| Report element | Why it matters |
|---|---|
| Survey type and scope | Shows what the survey was intended to cover |
| Property and area details | Identifies the locations inspected |
| ACM or presumed ACM records | Shows where asbestos is known or assumed |
| Sample results | Records laboratory findings |
| Material condition | Supports management decisions |
| Photographs and plans | Help locate findings accurately |
| Limitations and inaccessible areas | Shows where uncertainty remains |
| Recommended actions | Helps plan management, repair or further investigation |
For more detail, see our guide to understanding an asbestos survey report.
How long does an asbestos survey take?
There is no single fixed duration. The time needed depends on the property size, complexity, survey type, access, number of suspect materials and whether intrusive inspection is required.
A small property with straightforward access may be surveyed relatively quickly, while a large commercial building, block of flats or intrusive refurbishment survey can take significantly longer. Survey scope and access should be agreed before booking rather than relying on a generic time estimate.
Can you stay in the property during the survey?
Often yes for a management survey, subject to access and sampling controls. Refurbishment and demolition surveys are more intrusive and the affected survey area should normally be unoccupied and isolated.
Our guide on staying in a property during an asbestos survey explains the practical differences.
What happens after the report is issued?
The next step depends on the findings and the purpose of the survey. Known or presumed ACMs may be managed in place, monitored, repaired, protected or removed depending on their condition and likelihood of disturbance.
If refurbishment or demolition is planned, identified ACMs that will be disturbed must be addressed before the relevant work proceeds. HSE continues to emphasise that asbestos information should be actively used to plan and control work, not simply filed away after the survey. See our guide on what to do after asbestos is found.
Before the survey: practical checklist
- Confirm why the survey is required.
- Provide any existing asbestos reports or building plans.
- Explain any planned refurbishment or demolition work.
- Arrange access to all agreed areas.
- Identify locked rooms, risers, lofts or plant spaces in advance.
- Tell the surveyor whether the property will be occupied.
- Clarify whether reinstatement will be needed after intrusive inspection.
- Make sure the final report clearly records exclusions and inaccessible areas.
Authoritative guidance
HSE’s HSG264: Asbestos – The survey guide covers survey planning, inspection, sampling, reporting and how dutyholders should use survey information. HSE also provides current asbestos guidance for dutyholders, employers and people carrying out building work.
This article provides general information. The survey type and scope should always be matched to the property and the reason the asbestos information is required.
Need an asbestos survey in London?
Tell us about the property, the areas involved and what you need the survey for. We can confirm the appropriate scope, access requirements and quotation before booking.