The short answer
HSE recognises two types of asbestos survey: a management survey and a refurbishment and demolition survey. Both are described in HSE’s survey guide, HSG264.
- If you run or own a building and need to manage asbestos during normal use, you need a management survey.
- If you are about to renovate, refit, rewire, extend or demolish, you need a refurbishment and demolition survey of the areas affected.
- If you are buying, a pre-purchase survey helps you understand what you’re taking on.
- If you already have a survey and register, a re-inspection checks the condition of what was found.
Management survey
HSG264 says a management survey is to “locate, as far as reasonably practicable, the presence and extent of any suspect ACMs” that could be damaged or disturbed during normal occupation, including routine maintenance. It is what a dutyholder needs to build an asbestos register and management plan. See HSE’s guidance on arranging a survey.
It is not a purely visual walk-round. HSG264 says it “will often involve minor intrusive work and some disturbance”, such as lifting ceiling tiles or opening service hatches with simple tools. Samples are taken from suspect materials, or materials are presumed to contain asbestos. The building usually stays in use.
More: management surveys.
Refurbishment and demolition survey
HSG264 says this survey is “needed before any refurbishment or demolition work is carried out”. It covers the areas where work will happen and “will be fully intrusive and involve destructive inspection”. The surveyor may lift floorboards, open walls and ceilings, and look behind panels, because the builders will be doing exactly that.
Because it is destructive, the area must be vacated during the survey, and the surveyor must confirm the area is fit to reoccupy afterwards. Plan for that, especially in a home or a working business.
The Control of Asbestos Regulations 2012 (regulation 7) also say that before demolition or major refurbishment, asbestos should be removed first so far as reasonably practicable. More: refurbishment and demolition surveys.
Pre-purchase survey
This isn’t a third HSE survey type. It is a survey a buyer arranges before exchange to find out what asbestos a property may contain and what it might cost to deal with. It is usually scoped like a management survey, because the property belongs to someone else and destructive work needs the owner’s consent. If you plan major works straight after buying, ask whether targeted intrusive checks are possible in the areas you’ll change.
A standard homebuyer survey does not do this job. The RICS description of its Level 2 survey says the surveyor “does not carry out an asbestos inspection”. See buying a house with asbestos and pre-purchase asbestos surveys.
Re-inspection
Once asbestos has been found or presumed, the dutyholder has to keep the register up to date and review the management plan. HSE says the plan should be reviewed “every 12 months or sooner if necessary” (see HSE’s duty to manage pages). A re-inspection is the practical way to do that: a surveyor revisits each known or presumed material, checks its condition and updates the register. It is not a new survey, and it won’t find materials that were never recorded.
The survey types side by side
| Survey | Use it when | How intrusive | Occupants |
|---|---|---|---|
| Management | Managing asbestos in a building in normal use | Minor intrusion, simple tools | Building usually stays in use |
| Refurbishment and demolition | Before refurbishment, refits, rewiring, extensions or demolition | Fully intrusive and destructive in the work areas | Areas must be vacated |
| Pre-purchase | Before buying a property | Usually management level, limited by the owner’s consent | Arranged with the seller |
| Re-inspection | When a register already exists | Visual check of known materials | Building stays in use |
What the survey report should tell you
Whatever the type, a good report should be easy to act on. Expect it to include:
- the scope: which areas were inspected, which were not, and why
- each suspect material, its location, extent and condition, with photos
- laboratory results for samples, and which items were presumed rather than sampled
- recommendations, such as leave and monitor, repair, or remove before work
- plans or drawings marking where materials are
Areas the surveyor couldn’t reach should be listed and presumed to contain asbestos until checked. If your builder will open up an area marked “no access”, arrange for it to be checked first. See asbestos register and management plan.
Who needs which?
- Business owners, employers and managing agents of non-domestic premises have a duty to manage asbestos. A management survey is the usual starting point. See also surveys for commercial property.
- Freeholders and managing agents of flats have the same duty for the common parts, such as hallways, stairs and plant rooms.
- Homeowners don’t have a duty to manage. HSE says it “does not apply to domestic premises such as owner-occupied homes” (HSE). But before building work, a refurbishment survey protects you and your builders, who must assess whether asbestos is present before they start (regulation 5).
- Landlords should read asbestos for landlords.
- Buyers should consider a pre-purchase survey for a pre-2000 property.
Choosing a surveyor
HSE “strongly recommends” using surveyors accredited to ISO/IEC 17020, though this is not a legal requirement for surveys. Laboratories analysing samples should be accredited to ISO/IEC 17025. In Great Britain, HSE recognises UKAS accreditation for this. See HSE’s page on analysts and surveyors.
Ask what the survey covers, which areas are excluded, and how inaccessible areas will be treated. HSE says areas that can’t be accessed should be presumed to contain asbestos. A clear scope now saves surprises later. To arrange one, see asbestos surveys or ask us for a quote.
Quick answers
Is a Type 2 survey the same as a management survey?
Older guidance used Type 1, 2 and 3. HSG264 replaced them with two types: management, and refurbishment and demolition. A Type 2 survey roughly matches today’s management survey.
Can I stay in the building during a refurbishment survey?
Not in the areas being surveyed. HSE says the area must be vacated, and the surveyor must confirm it is fit to reoccupy.
Do I need a survey to sell or let a house?
There’s no general legal requirement for a private house, but a survey can help buyers, tenants and anyone planning work.
Will a management survey cover my renovation?
Usually not. Building work that disturbs the fabric needs 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.