Asbestos remains an important property-management issue across London because many homes, commercial premises and public buildings were built or refurbished before asbestos use was prohibited in the UK. For property owners, landlords, employers and dutyholders, the key question is not simply whether a building is old, but whether asbestos-containing materials could be present and whether planned work could disturb them.
What is an asbestos survey?
An asbestos survey is an inspection used to identify materials that may contain asbestos and to provide information for managing the risk. The appropriate survey scope depends on how a building is being used and whether refurbishment or demolition work is planned.
Management surveys
For non-domestic premises, the Control of Asbestos Regulations 2012 place a duty to manage asbestos on people or organisations responsible for maintenance and repair. HSE guidance explains that dutyholders must take reasonable steps to find materials likely to contain asbestos, keep records and assess and manage the risk.
A management survey is commonly used to support normal occupation and routine maintenance. It should help identify materials that could be disturbed during everyday use, maintenance or minor work. The presence of asbestos does not automatically mean that material must be removed. Where material is in good condition and unlikely to be disturbed, appropriate management in place may be suitable.
Refurbishment and demolition surveys
A refurbishment and demolition survey is more intrusive and is designed for areas where building fabric will be disturbed. HSE states that materials which may contain asbestos should be properly identified before refurbishment, maintenance, repair or demolition work begins, using a suitably intrusive survey where required.
This type of survey may involve destructive inspection techniques so that concealed materials within the planned work area can be identified. The surveyed area may therefore need to be vacant while the inspection is carried out.
Why London properties require particular attention
London has a large stock of older residential, commercial and institutional buildings, many of which have undergone several rounds of renovation. Potential asbestos-containing materials may therefore be concealed behind later finishes or located in areas that are not obvious during a simple visual inspection.
Examples can include insulation products, textured coatings, floor tiles, cement products, pipe insulation, service ducts and other building components. Visual appearance alone is not a reliable way to confirm whether a material contains asbestos; representative sampling and laboratory analysis may be required.
Before refurbishment or maintenance work
Before contractors drill, cut, remove ceilings, open service risers or carry out other intrusive work, the person responsible for the property should make sure the asbestos information is suitable for the planned scope. An older survey may not be sufficient if it did not cover the areas that will now be disturbed.
What should a useful survey report contain?
A practical asbestos survey report should clearly identify the areas inspected, any access limitations, suspected or confirmed asbestos-containing materials, their condition and location, and appropriate recommendations. The report should be understandable to the people who will rely on it, including property managers, maintenance teams and contractors.
Planning an asbestos survey in London
If you manage a London property and are unsure which survey is appropriate, start with the reason for the inspection: ongoing management, planned maintenance, refurbishment or demolition. The survey scope should match the intended work rather than using a generic approach.
Asbestos London Survey provides asbestos survey services across London. For occupied buildings, review our asbestos management survey service; for intrusive building work, see our refurbishment survey service. You can also request a property-specific quote and provide details of the building and planned works.
For official guidance, see the Health and Safety Executive’s HSG264 Asbestos: The Survey Guide and HSE asbestos guidance.
This article provides general information and does not replace project-specific professional advice or applicable legal duties.
Featured image: Markus Spiske / Unsplash.