If you own or manage a building built before 1980, you’ve probably heard the word “asbestos” and felt a bit worried. Maybe you’re planning renovations, buying a property, or just wondering whether you need to do something about potential asbestos in your building. The good news is that asbestos isn’t automatically dangerous; it’s only a problem when it’s disturbed and releases fibres into the air.
An asbestos survey is essentially a professional health check for your building. It identifies where asbestos might be hiding, assesses whether it’s likely to cause problems, and tells you what you need to do about it. Let’s break down what these surveys actually involve and when you legally need to have one done.
What Exactly Is an Asbestos Survey?
An asbestos survey is a thorough examination of your building carried out by qualified professionals. They’re looking for materials that contain asbestos, things like pipe insulation, ceiling tiles, floor tiles, roof sheets, and dozens of other building materials that were commonly used until the 1980s.
The surveyors will take samples of suspected materials and send them to a laboratory for analysis. They’ll also assess the condition of any asbestos they find and evaluate how likely it is to release dangerous fibres. The end result is a detailed report that tells you exactly what’s in your building and what you need to do about it.
Think of it like an MOT for your building’s asbestos situation. Just as your car might pass its MOT but still have some issues to monitor, your building might contain asbestos that’s perfectly safe as long as it’s left alone and properly managed.
The Two Main Types of Asbestos Survey
There are two main types of surveys, and which one you need depends on what you’re planning to do with your building.
Management Survey (Type 2)
This is the standard survey that most building owners need. It’s designed to help you manage asbestos safely during normal use of the building. The surveyors will examine all the areas they can easily access without causing damage to the building.
A management survey identifies the location, type, and condition of any asbestos materials that could be disturbed during normal activities like maintenance work, installing new equipment, or general building use. It’s not intrusive; they won’t start ripping up floorboards or knocking holes in walls.
The purpose is to give you enough information to create an asbestos management plan. This is essentially a document that records where the asbestos is, what condition it’s in, and how you’ll monitor and protect it over time.
Refurbishment and Demolition Survey (Type 3)
This is a much more comprehensive survey needed before any major building work. If you’re planning renovations, extensions, or demolition work, this is what you need.
Unlike a management survey, this one is fully intrusive. The surveyors will access all areas that might be affected by the planned work, including lifting floorboards, checking inside walls, examining roof spaces, and anywhere else that might contain asbestos.
The goal is to identify all asbestos materials in the areas where work will take place, so they can be safely removed before construction begins. This survey assumes the building will be unoccupied during the work, so the surveyors can be more disruptive in their investigation.
When You Legally Need an Asbestos Survey
The legal requirements depend on what type of building you own and what you’re planning to do with it.
Commercial and Industrial Buildings
If you own, lease, or manage any non-domestic building built before 1980, you have a legal duty under the Control of Asbestos Regulations 2012 to manage asbestos safely. This means you need to know where it is, what condition it’s in, and have a plan for managing it.
This applies to offices, shops, factories, schools, hospitals, leisure centres, basically any building where people work or which the public can access. You need a management survey to fulfil this legal obligation.
Residential Properties
The rules are different for homes. If you own your own house, you’re not legally required to have an asbestos survey for normal living. However, if you’re a landlord renting out property built before 1980, you have a duty of care to your tenants, and an asbestos survey is considered good practice.
Before Building Work
Regardless of the type of building, if you’re planning any construction, renovation, or demolition work on a property built before 1980, you need a refurbishment and demolition survey before work begins. This is a legal requirement under CDM (Construction Design and Management) regulations.
Even relatively minor work like removing a wall, installing new electrical systems, or replacing windows can disturb asbestos materials. The survey ensures all asbestos is identified and safely removed before workers arrive on site.
Buildings Most Likely to Contain Asbestos
Asbestos was widely used in construction materials from the 1950s through to the mid-1980s. If your building was constructed during this period, there’s a good chance it contains some asbestos materials.
High-Risk Buildings
- Industrial buildings and factories
- Schools built in the 1960s and 1970s
- Hospitals and healthcare facilities
- Office blocks from the 1970s
- Agricultural buildings
- Social housing estates
Common Locations for Asbestos
- Pipe insulation and boiler insulation
- Ceiling tiles and ceiling coatings
- Floor tiles and backing material
- Roof sheets and guttering
- Wall panels and partitions
- Fire doors and fire protection materials
- Electrical panels and fuse boards
The tricky thing about asbestos is that it was mixed into hundreds of different building materials. It might be in obvious places like pipe insulation, but it could also be hidden in less obvious materials like decorative coatings, sealants, or even some types of paint.
What Happens During a Survey
Understanding what actually happens during a survey can help you prepare and know what to expect.
Pre-Survey Preparation: The surveyor will want to see any existing building plans, previous survey reports, or maintenance records that might give clues about potential asbestos locations. They’ll also discuss access requirements and any areas that might be difficult to examine.
The Survey Process. For a management survey, the team will systematically examine all accessible areas of the building. They’ll use torches, mirrors, and other tools to look in hard-to-reach spaces without causing damage. When they find suspected asbestos materials, they’ll take small samples for laboratory analysis.
For a refurbishment survey, the process is more disruptive. They might need to lift floor coverings, access ceiling voids, or examine areas that would normally require some building fabric to be disturbed.
Sampling and Analysis Any suspected materials are photographed, their location recorded, and small samples taken. These samples go to a specialist laboratory where they’re analysed under microscopes to confirm whether they contain asbestos and what type.
The Report You’ll receive a detailed report showing the location of all asbestos materials found, their condition, and risk assessment. The report will include photographs, floor plans marking asbestos locations, and recommendations for management or removal.
Understanding Survey Results
Survey reports can look quite technical, but the key information is usually presented clearly.
Material Assessment: Each asbestos material found will be assessed for its condition and potential to release fibres. Materials in good condition that are unlikely to be disturbed pose very little risk. Damaged materials or those in areas where they might be disturbed require more active management.
Risk Ratings Most reports use a traffic light system or numerical scoring to indicate risk levels. Low-risk materials might just need periodic monitoring, whilst high-risk materials might need immediate attention or removal.
Management Recommendations: The report will specify what you need to do about each asbestos material found. This might range from “leave alone and monitor” to “remove before any building work”, depending on the location, condition, and intended use of the area.
Read: DIY Asbestos Removal: What You Can and Can’t Do Legally
What You Don’t Need to Panic About
Finding asbestos in your building isn’t automatically a crisis. Asbestos materials in good condition that aren’t going to be disturbed can often be safely left in place and managed through regular monitoring.
Many buildings have contained asbestos materials for decades without causing health problems because the materials haven’t been damaged or disturbed. The key is knowing where it is and ensuring it stays undisturbed.
Even if you do need asbestos removal, it’s a routine job for qualified contractors. While it adds cost and complexity to building projects, it’s manageable with proper planning and professional help.
Choosing a Survey Company
Not all asbestos survey companies are equal, so it’s worth choosing carefully.
Look for companies that are accredited by UKAS (United Kingdom Accreditation Service) for asbestos surveying. Check that their surveyors hold relevant qualifications like the BOHS P402 certificate for building surveys and sampling.
Ask about their experience with your type of building. Commercial property surveys require different expertise than residential surveys, and industrial buildings present their own challenges.
Make sure they use UKAS-accredited laboratories for sample analysis. The survey is only as good as the lab work that confirms whether materials actually contain asbestos.
Get quotes from several companies, but don’t just choose the cheapest. A thorough survey from an experienced company can save you money in the long run by providing accurate information and sensible recommendations.
Planning Ahead
If you’re managing a building long-term, consider having a management survey done even if you’re not immediately planning building work. Knowing where asbestos is located helps you plan maintenance work safely and avoid accidentally disturbing materials.
For building projects, factor survey costs into your budget early. A refurbishment survey typically costs more than a management survey because it’s more intrusive, and if asbestos removal is needed, this can add significant cost and time to your project.
Keep your survey reports updated. If you do any building work that might have affected asbestos locations, or if the condition of known materials changes, you might need follow-up surveys.
Read: What Happens During a Professional Asbestos Removal Job?
The Bottom Line
An asbestos survey is essentially an insurance policy for your building and the people who use it. It tells you what you’re dealing with and helps you manage any risks safely and legally.
Most buildings built before 1980 will contain some asbestos materials, but this doesn’t mean they’re dangerous. With proper identification and management, asbestos can be dealt with safely and effectively.
The key is getting the right type of survey at the right time from qualified professionals. Whether you need a management survey for ongoing building use or a refurbishment survey for building work, the investment in professional assessment is almost always worthwhile for the peace of mind and legal compliance it provides.
Don’t let asbestos concerns paralyse your building plans or property management. Get the facts through a proper survey, then you can make informed decisions about how to proceed safely.
Ready to book your survey? Contact TLC Environmental today for a no-obligation quote. We’ll discuss your specific requirements and recommend the right type of survey for your situation. Don’t let asbestos uncertainty hold up your plans. Get the professional assessment you need to move forward safely.