The short answer
Offices, shops, warehouses and industrial units are non-domestic premises, so the duty to manage asbestos under regulation 4 applies. Someone must find out whether asbestos is present, keep a register and manage it. A management survey is the usual starting point. Before a fit-out or other building work, you’ll also need a refurbishment and demolition survey of the areas affected.
Who the duty holder is
The duty falls on whoever is responsible for maintenance and repair under a contract or tenancy, or on whoever has control of the premises where there is no such agreement. For commercial property, that might be:
- an owner-occupier;
- a landlord who keeps repairing obligations;
- a tenant on a full repairing lease;
- a managing agent acting for a landlord.
Landlords and tenants: it depends on the lease
HSE says the extent of the duty will depend on the agreement. In a multi-let building the landlord usually holds the duty for common parts such as stairs, plant rooms and roof spaces. Tenants hold it for the parts they’re responsible for maintaining. A tenant on a full repairing lease of a whole unit may hold most of it.
Everyone with a share of the duty must co-operate. In practice, the landlord often holds the survey for the building and shares it with tenants. If you’re taking on a lease, ask for the asbestos register before you sign, and check the lease wording with your adviser.
What the management survey gives you
A management survey locates, as far as reasonably practicable, asbestos that could be disturbed in normal use and routine maintenance. It involves minor intrusion and sampling, and the results feed your register and management plan. Typical finds in older commercial buildings include:
- cement roof and wall cladding on warehouses and industrial units;
- insulating board in ceiling tiles, partitions, service risers and around steel columns;
- pipe and boiler insulation in plant rooms;
- floor tiles and adhesives under later floor coverings;
- textured coatings and fire doors with asbestos-containing panels.
Before a fit-out or strip-out
A new tenant’s fit-out, a shopfront change or a strip-out for re-letting usually disturbs ceilings, partitions and floors. A management survey isn’t designed for that. A refurbishment and demolition survey is intrusive and covers the areas where work will happen. HSE says the area must be vacated during it, so plan around trading hours or schedule it before staff move in.
Under CDM 2015, businesses commissioning construction work are commercial clients and must provide pre-construction information to designers and contractors. An asbestos survey is a key part of that.
Sharing information with contractors
Electricians, shopfitters, IT installers and roofers are the people most likely to disturb asbestos. Show them the register for the area before they start, and keep a sign-off record. HSE’s inspectors said in 2026 that weak procedures for work that could disturb asbestos are among the most common failings.
Keeping records current
Update the register when materials are removed, repaired or found, and review the plan at least every 12 months. Pass the records on when the building is sold or the lease ends. If you need a survey, re-inspection or removal, ask us for a quote. See also what surveys cost.
Quick answers
Is a commercial landlord or tenant responsible for asbestos?
Whoever the lease makes responsible for maintenance and repair. Duties can be shared, so check the lease.
Do I need a new survey before a fit-out?
Usually yes. A refurbishment and demolition survey of the areas being worked on is needed before the work.
Does a post-2000 unit need a survey?
HSE says buildings constructed after 2000 are unlikely to contain asbestos. If you can show that, a survey is not normally needed.
This guide is general information, not legal advice. For the law itself, see the Control of Asbestos Regulations 2012 and HSE’s asbestos pages. Not sure what you’re dealing with? Ask us.