The short answer
Before refurbishment or demolition of a building built before 2000, the work area should have a refurbishment and demolition survey. It is more thorough than a management survey because it looks inside the fabric of the building where the work will happen. HSE’s survey guidance says it is needed before any refurbishment or demolition work is carried out.
Why a management survey isn’t enough
A management survey finds asbestos that could be disturbed in normal use. It involves only minor intrusion. Building work goes much further: stripping out ceilings, removing partitions, lifting floors, chasing walls. Asbestos hidden behind panels or under other floor coverings may not show up until it’s too late.
A refurbishment and demolition survey is fully intrusive and involves destructive inspection, as described in HSE’s guide HSG264. It covers only the areas where work is planned, so be clear about the scope.
What the law says
Under regulation 5 of the Control of Asbestos Regulations 2012 an employer must not carry out demolition, maintenance or other work that could expose workers until it has found out whether asbestos is present. Regulation 7 says asbestos must be removed before major refurbishment or demolition, so far as reasonably practicable.
The Construction (Design and Management) Regulations 2015 add a duty on the client. Regulation 4(4) says a client must provide pre-construction information, as soon as is practicable, to every designer and contractor appointed or being considered. HSE’s guidance on the regulations, L153, gives an asbestos survey as an example of information a client may hold.
Homeowners and CDM
Homeowners having work done are domestic clients. HSE explains that domestic client duties normally pass to the contractor, or the principal contractor where there is more than one. In practice your builder will still need to know about asbestos before starting, and many will ask for a survey. Having one ready avoids delays and surprise costs once work has begun.
Businesses and landlords commissioning work are commercial clients and keep the client duties themselves.
Timing: plan it early
- Before you get quotes. Builders can price accurately if they know what’s there and what must be removed first.
- Allow for lab results. Samples go to an accredited laboratory for analysis, so build that time into your plan.
- Allow for removal. Licensed work must be notified to the enforcing authority at least 14 days before it starts, unless the authority agrees a shorter time.
- Before demolition. Asbestos should come out before the building does.
Why the rooms must be empty
Because the survey breaks into materials, HSE says the area must be vacated while it is done. Nobody should stay in a room during intrusive sampling. Afterwards the surveyor should confirm the area is fit to reoccupy. In a home, that may mean clearing a room or moving out of part of the house for the day. In a workplace, plan around the people who use the space.
What happens if asbestos is found
The report tells you what was found, where and how much. Some materials, such as asbestos cement or textured coatings, can usually be removed by a trained non-licensed team. Others, such as lagging, sprayed coatings and most insulating board, must be removed by a contractor holding an HSE licence. Our guide to licensed and non-licensed work explains the difference.
We carry out refurbishment and demolition surveys, testing and removal. Ask us for a quote.
Quick answers
Do I need a survey to replace a kitchen?
If the house was built before 2000 and the work disturbs walls, ceilings or floors, a survey of the work area is sensible. Your contractor must find out about asbestos before starting.
Can I stay at home during the survey?
You can stay in the property, but not in the rooms being surveyed. HSE says the area must be vacated.
Is my old management survey good enough?
Usually not for building work. It wasn’t intrusive enough. You need a refurbishment and demolition survey of the areas affected.
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.