Demolition asbestos survey

What a demolition-scope survey is for

“Demolition asbestos survey” is common shorthand for a refurbishment and demolition survey carried out with a demolition scope in line with HSE guidance (HSG264). For complete demolition, the agreed scope should normally include the whole building or structure. For partial demolition, it should define the exact area and any adjoining fabric, plant or service routes that the works may disturb.

Before demolition work that could expose employees begins, the Control of Asbestos Regulations 2012 require the dutyholder to establish whether asbestos is present and, if so, what type; if information is not available, materials must be presumed to contain asbestos. HSE guidance also states that asbestos-containing materials should be removed, so far as reasonably practicable, before major refurbishment or final demolition. The survey informs that process; it is not a removal method statement and does not certify that removal has been completed.

Define the survey boundary clearly

The client brief should identify the full scope of demolition. For whole-structure demolition, this will usually include all buildings and structures on the site that are to be taken down. For partial demolition, the boundary should be shown on marked drawings and include interfaces where works could disturb adjoining elements.

• Main structure, outbuildings and attached elements within scope
• Voids, risers, ducts, basements and roof spaces
• Fixed plant and building services where they form part of the works
• Underground structures or service routes where demolition affects them

Excluding areas without a clear technical reason can undermine the purpose of the survey. The appointed provider should confirm inclusions and exclusions before attending.

Access, vacancy and condition of the site

A demolition-scope survey is intrusive and is normally carried out in unoccupied areas. For whole-building demolition this typically means the building is taken out of use. Furnishings, stored items and obstructions should be cleared so that all relevant surfaces can be inspected.

The survey may leave the area in a condition unsuitable for normal occupation. Where reoccupation is intended before demolition, it should only take place after the provider has confirmed the surveyed areas are fit for reoccupation. Safe access arrangements are essential, including work at height, confined spaces and any structural instability.

Intrusive and destructive inspection

The inspection is designed to locate asbestos-containing materials (ACMs) so far as reasonably practicable. This typically involves opening up the fabric of the building, for example lifting floor finishes, breaking through partitions, accessing ceiling voids, opening ducts and risers, and penetrating boxing or cladding where necessary. The level of intrusion should be sufficient to reach materials that could be disturbed during demolition.

Because of the nature of this work, finishes are not preserved and making-good is not usually included unless specifically agreed. The aim is to reduce uncertainty before demolition, not to maintain the building in serviceable condition.

Sampling, analysis and identification

Suspect materials are assessed by a competent surveyor. Where appropriate, representative samples are taken and analysed to confirm asbestos content. Where sampling is not possible due to safety or access constraints, materials may be recorded as presumed ACMs. Visual appearance or age alone is not a reliable means of confirmation.

Any laboratory analysis used to confirm composition should be carried out by a laboratory accredited to ISO/IEC 17025 for bulk asbestos analysis. The survey report should clearly link sample results to their locations.

Services isolation and safety planning

Responsibilities for isolating electrical, gas, water and other services should be agreed before the survey. The provider will set out site-specific risk controls, which may include permit systems, temporary supports, or specialist access equipment. Known hazards such as fragile roofs, confined spaces, residual chemicals or fire damage should be identified in advance so the survey can be planned safely.

Exclusions and limitations

Any areas that cannot be accessed should be agreed and recorded with reasons, such as safety constraints or physical inaccessibility. These limitations should be specific rather than generic. Areas not inspected should not be assumed to be free of asbestos; they should be treated as containing asbestos until further investigation is carried out.

Demolition should not proceed into excluded or uninspected areas until the uncertainty has been addressed. A limitation is not permission to disturb unseen materials.

Using the report for demolition planning

The report should provide a clear record of identified or presumed ACMs, including their location, extent and condition, supported by plans and photographs, together with any limitations encountered. This information is used by designers, contractors and those planning the work to sequence removal and prepare risk assessments and plans of work.

The survey report does not replace site-specific risk assessment, nor does it remove the need to manage asbestos if additional materials are discovered during demolition.

Client checks before accepting a report

• The survey type and scope match the demolition brief
• All relevant areas within scope have been accessed, or specific limitations are justified
• Plans and location references are clear and unambiguous
• Sample results are linked to locations and, where applicable, from an accredited laboratory
• Any presumed ACMs are clearly identified
• No unagreed exclusions or generic caveats are included

Surveying organisations are not required by law to hold an HSE asbestos-removal licence. Where a provider states that it is accredited for inspection activities, you can verify the scope of that accreditation with the issuing body. Any subsequent removal work that is licensable should be undertaken by a contractor holding the appropriate current licence.

About this service

AsbestosInspection.co.uk passes your enquiry to suitable providers. The appointed provider undertakes the survey, sampling and reporting under its own procedures and accreditations.

Guidance basis: HSE, Asbestos: The survey guide (HSG264), HSE guidance on arranging surveys and competence, and the Control of Asbestos Regulations 2012.