Refurbishment asbestos survey

When and why this survey is used

Where planned refurbishment or structural alteration will disturb the building fabric, the employer undertaking that work must identify asbestos likely to be disturbed, or presume it is present and manage the risk. This duty arises under the Control of Asbestos Regulations 2012 (for example regulation 5), supported by risk assessment and planning duties, and by the provision of pre-construction information under CDM 2015.

HSE guidance (HSG264) defines the appropriate survey type for such works as a refurbishment and demolition survey. For refurbishment projects, that survey is applied to the defined work area so that asbestos-containing materials (ACMs) can be located and identified in advance of the works and addressed within the project plan.

Define the work area before instruction

The quality of the survey depends on a clear definition of the areas to be affected by the works. Provide drawings and a written description of the proposed activities so the scope can be set precisely. The survey will not extend beyond that boundary, and areas outside it must not be assumed to be asbestos‑free.

• Plans showing rooms, voids, service routes and external elements affected
• Details of finishes to be removed or penetrated (floors, walls, ceilings, risers, plant)
• Access constraints, sequencing and any areas to be excluded

Where the scope is uncertain or phased, consider whether a progressive approach is needed, with additional inspection before later stages commence.

Access, vacancy and enabling arrangements

This is an intrusive survey and the work area should normally be vacated to allow safe inspection. Agree in advance how access will be provided and what enabling works are required. This may include removing fixtures or stored items, providing keys and permits, and arranging safe access to height or confined spaces. Services (such as electrical, gas, water and HVAC) may need to be isolated or made safe by competent persons before inspection begins.

Access should extend to all areas affected by the works, including ceiling and floor voids, service risers, plant enclosures and behind fixed finishes. If parts of the area cannot be accessed safely at the time of survey, this must be recorded and treated as a limitation.

What intrusive inspection may involve

The survey requires opening up the structure to reach hidden materials. Depending on the project, this can include lifting floor coverings, removing sections of plasterboard, opening service ducts, exposing structural elements and inspecting within voids. The extent of opening up should be proportionate to the planned works and sufficient to locate ACMs that could be disturbed by those works.

Where opening up could itself disturb known or presumed ACMs, the survey provider should identify the need for appropriate controls and any specialist support. Inspection methods, risk controls and any hold points should be agreed as part of the survey plan.

Exclusions, inaccessible areas and hold points

Refurbishment surveys should minimise uncertainty, but some limitations can remain. Exclusions must be specific, mapped and justified. Generic caveats are not acceptable. Any area not inspected should be clearly identified in the report and must not be treated as free of asbestos.

For projects where access will be created later (for example after strip‑out or scaffold erection), agree hold points so additional inspection can be completed before work proceeds in those locations.

Sampling and positive identification

Materials are not identified as asbestos by appearance alone. Age, colour, texture or location can guide inspection, but confirmation requires representative sampling and analysis by an appropriately accredited laboratory. Where sampling is not undertaken (for example for safety reasons or because a material is homogeneous and already characterised), the material may be reported as presumed or strongly presumed to contain asbestos and must be managed on that basis.

Making good and reinstatement

Intrusive inspection can leave finishes opened up. The extent and standard of reinstatement should be agreed in advance and recorded in the quotation and survey plan. This may range from temporary making safe (for example boarding or sealing openings) to full reinstatement of finishes. Any requirements relating to fire stopping, weatherproofing or security should be specified by the client.

Report content and use in the project

The report should include plans and photographs showing the location and extent of ACMs within the defined work area, the product type and asbestos identification (from laboratory analysis where samples are taken), and a clear statement of limitations and exclusions. It should also set out any recommendations or hold points needed before work proceeds.

The report is a design and planning input. It is used by designers and contractors to plan safe methods, including removal or other controls, and to inform risk assessments and plans of work. It is not a clearance certificate, a removal method statement or a permit to start works on its own.

Legal context and survey selection

A management survey prepared for normal occupation should not be relied on as the sole basis for intrusive refurbishment. Where works will disturb the fabric, a refurbishment and demolition survey of the affected area is normally the appropriate survey under HSG264. For major refurbishment, the Regulations require ACMs to be removed so far as is reasonably practicable before work begins; the extent of removal is tied to the project and work area.

Checks before accepting the report

• The survey type and defined area match the planned works and drawings
• All intended access points (including voids and service routes) were inspected, or clearly listed as limitations
• Plans and photographs allow the team to locate materials on site
• Laboratory analysis results are included for sampled materials; any presumed materials are clearly stated
• Recommendations and any hold points are understood and incorporated into the programme
• The survey organisation’s competence and any claimed accreditations are evidenced; where accreditation is stated, check the current scope covers asbestos surveying, and that analysis is carried out by a laboratory accredited to ISO/IEC 17025 for asbestos identification

About this service

AsbestosInspection.co.uk passes your enquiry to independent providers. Any survey, sampling and reporting is undertaken by the appointed provider under its own procedures and accreditations, and your contract is with that provider.