Refurbishment can expose materials that have remained hidden for decades. In London properties built or refurbished before 2000, asbestos-containing materials may be present in areas that ordinary maintenance does not reach.
Why the survey type matters before refurbishment
A management survey is designed primarily to support the ongoing management of asbestos during normal occupation and routine maintenance. It is not automatically sufficient for intrusive refurbishment work. Where building fabric will be disturbed, see our London refurbishment asbestos survey service and confirm the required scope before work begins.
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HSE guidance explains that refurbishment and demolition surveys are more intrusive because their purpose is to identify asbestos-containing materials in the area where structural or refurbishment work will take place. Access may be required behind panels, ceilings, walls, floors and other parts of the building fabric.
When should asbestos be considered?
Before work begins, consider the age of the property, the scope of the proposed work and whether the work could disturb concealed building materials. HSE states that asbestos can be found in industrial and residential buildings built or refurbished before 2000.
Typical locations can include textured coatings, asbestos insulating board, ceiling tiles, pipe insulation, floor materials, soffits, cement products and panels. The presence of a particular material cannot be confirmed simply by appearance.
Define the refurbishment area clearly
The survey scope should match the planned work. Give the surveyor accurate information about which rooms, floors, walls, ceilings, services and structural elements will be affected. Drawings, specifications and previous asbestos information can help define the required inspection.
Do not rely on a previous management survey alone
A previous survey remains useful information, but areas recorded as inaccessible or outside its scope may require further investigation before intrusive work. HSE’s HSG264 survey guidance specifically addresses access to previously uninspected areas during refurbishment and demolition surveys.
Use the findings to plan the work
The survey is not an end in itself. Its findings should inform the project plan so that identified or presumed asbestos-containing materials are appropriately managed before they are disturbed. The people carrying out the work need relevant asbestos information.
Planning refurbishment work in London?
If your proposed works may disturb the fabric of an older property, establish the asbestos information required before contractors start. The appropriate survey scope depends on the building and the exact work planned.
Further guidance: See the Health and Safety Executive’s HSG264: Asbestos — The Survey Guide and HSE guidance on where asbestos may be found.
This article provides general information and is not a substitute for project-specific professional or legal advice.
Featured image: Bruno Martins / Unsplash.
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