Asbestos Surveys in Essex

In the course of our work to keep buildings safe, we talk to many building managers, landlords and property managers. Asbestos is a common concern for those responsible for older buildings. An asbestos survey can help address that concern. This page explains how and why.

The Risks of Asbestos in Buildings

If you own, manage or are responsible for a commercial building, you need to know whether asbestos is present and whether it could put employees, contractors, visitors or other building users at risk.

Asbestos was widely used in British buildings for many years and can still be found in offices, factories, warehouses, shops, schools, hospitals and other properties. If a building was constructed or refurbished before 2000, asbestos-containing materials may still be present.

Asbestos that is in good condition and is unlikely to be disturbed may often be safely managed in place. The danger occurs when asbestos-containing materials are damaged, deteriorate or are disturbed, releasing microscopic fibres into the air. Breathing in these fibres can cause serious diseases including mesothelioma, asbestos-related lung cancer and asbestosis.

For those responsible for non-domestic premises, managing the risk from asbestos is also a legal responsibility under the Control of Asbestos Regulations 2012.

Does My Building Need an Asbestos Survey?

If you are responsible for the maintenance or repair of non-domestic premises built or refurbished before 2000, you need reliable information about whether asbestos-containing materials are present and what condition they are in.

An asbestos survey is one of the principal ways of obtaining this information. It can help you identify known or suspected asbestos-containing materials, assess their condition and decide how they should be managed.

An asbestos survey may be particularly important if:

Which Type of Asbestos Survey Do You Need?

There are two main types of asbestos survey: a Management Survey and a Refurbishment or Demolition Survey. The type you require depends upon how the building is being used and whether intrusive building work is planned.

Management Asbestos Surveys

A Management Survey is generally used for buildings that are occupied and in normal use. Its purpose is to locate, as far as reasonably practicable, asbestos-containing materials that could be disturbed during normal occupation, routine maintenance or minor works.

The survey will assess the condition of suspected asbestos-containing materials and their potential to release fibres if they are disturbed. Samples may be taken and sent for laboratory analysis to confirm whether asbestos is present.

The resulting information can then be used to prepare or update the building's asbestos register and help develop an asbestos management plan.

Refurbishment and Demolition Asbestos Surveys

A Refurbishment or Demolition Survey is required where work will disturb the fabric of a building. It is considerably more intrusive than a Management Survey because the surveyor needs to investigate the parts of the building that will be affected by the proposed work.

This may involve opening walls, ceilings, service ducts, voids, flooring and other concealed areas so that asbestos-containing materials can be identified before contractors begin work.

The scope of the asbestos survey should therefore be matched carefully to the proposed refurbishment or demolition work. Giving the surveyor detailed plans and specifications for the project can help them identify the areas that need to be investigated.

A Management Survey should not be regarded as a substitute for a Refurbishment or Demolition Survey when intrusive work is planned.

What Does an Asbestos Survey Include?

The precise scope will depend on the building and the type of survey, but an asbestos survey may include:

Experienced surveyors will also understand where asbestos is commonly concealed. Depending upon the type and scope of survey, this may include ceiling voids, risers, service ducts, pipework, plant rooms, lift shafts, wall cavities and areas behind panels or access hatches.

Asbestos Surveys, Registers and Management Plans

An asbestos survey, asbestos register and asbestos management plan perform different functions.

The asbestos survey investigates the building and identifies known or suspected asbestos-containing materials within the scope of the survey.

The asbestos register records the location, type and condition of known or presumed asbestos-containing materials. It should be kept up to date and made available to people who may carry out work that could disturb asbestos.

The asbestos management plan explains how identified asbestos risks will be managed. This may include regular inspections, restrictions on work, labelling, encapsulation, repair or removal. It should also make clear who is responsible for managing the asbestos.

What Happens After an Asbestos Survey?

Finding asbestos does not automatically mean that it has to be removed.

The asbestos survey report should provide information about the location and condition of any asbestos-containing materials found. This information can then be used to decide how they should be managed.

Depending upon their condition and the likelihood of disturbance, the appropriate action may be to:

The important point is that everyone who could disturb asbestos during maintenance, installation or construction work knows where it is and what precautions are required.

I Already Have an Asbestos Survey – Do I Need Another One?

Having an asbestos survey does not mean that no further action will ever be required.

Existing information should be reviewed to make sure that it remains accurate and suitable for the way the building is being used. The condition of asbestos-containing materials can change, alterations may have taken place, previously inaccessible areas may become accessible and the scope of planned work may go beyond the scope of the original survey.

You may therefore need a new or additional survey if significant building work is planned, if the existing information is incomplete or if there is uncertainty about asbestos in the areas that will be disturbed.

The asbestos register and management plan should also be kept up to date as circumstances change.

Choosing an Asbestos Surveyor

An asbestos survey can influence important decisions about health and safety, building maintenance and major construction projects, so it is important to use a competent and experienced surveying organisation.

For asbestos surveys in Essex, Hertfordshire and the surrounding area, we recommend Global Environmental.

Global Environmental is an independent asbestos consultancy whose surveying activities are accredited by UKAS to ISO/IEC 17020:2012. Its lead asbestos surveyors hold the BOHS P402 qualification, Surveying and Sampling Strategies for Asbestos in Buildings.

The company has extensive experience of surveying a wide variety of properties, including offices, schools, hospitals, residential buildings and industrial premises.

Global also understands that asbestos surveying often has to take place in occupied buildings. Its team works with building managers and occupants to minimise disruption and, where appropriate, surveys can be arranged outside normal working hours.

Why Choose a UKAS-Accredited Asbestos Surveyor?

UKAS accreditation provides independent assurance that an asbestos surveying organisation has been assessed for competence, impartiality and the consistent operation of its inspection activities.

Using a UKAS-accredited surveying organisation therefore provides additional confidence in the quality of the inspection, sampling, assessment and reporting.

This is particularly important where survey results will be relied upon by property owners, facilities managers, contractors, architects and project managers when planning future work.

What Happens if Asbestos Is in Poor Condition?

If an asbestos survey identifies material that is damaged, deteriorating or likely to be disturbed, action may be needed to control the risk.

This does not always mean immediate removal. Depending upon the circumstances, asbestos may be repaired, sealed, encapsulated, protected or removed. The correct course of action will depend upon factors including the type and condition of the material, its location and the likelihood of it being disturbed.

Where asbestos removal is required, Global Environmental can also provide independent asbestos removal project management. Its team can prepare specifications, help select suitable contractors, supervise the work and ensure that the relevant documentation is updated afterwards.

The Risks of Hidden Asbestos

Hidden asbestos can be particularly troublesome during refurbishment and demolition projects.

Asbestos-containing materials may have been concealed during previous alterations. They can be found behind wall linings, above ceilings, inside service risers, around old pipework, beneath flooring, behind cladding and within other inaccessible parts of a building.

If unexpected asbestos is discovered after a construction project has begun, work may have to stop while the material is investigated and made safe. This can cause significant delays and additional expense.

A properly planned Refurbishment or Demolition Survey can greatly reduce this risk by investigating the parts of the building that will be affected before work starts. However, because asbestos can sometimes be concealed deep within the structure of older buildings, no survey can completely eliminate the possibility of unexpected discoveries.

Global Environmental has further information about the hidden costs of asbestos in building projects.

Asbestos Surveys in Essex and Hertfordshire

There are large numbers of commercial, industrial and public buildings across Essex and Hertfordshire that were constructed or refurbished during the decades when asbestos-containing materials were commonly used.

Businesses and property managers in areas including Chelmsford, Harlow, Brentwood, Basildon, Colchester, Epping, Bishop's Stortford, Hertford and the surrounding areas may therefore need asbestos surveys when managing existing premises or planning building work.

Global Environmental is based in Sawbridgeworth, close to the Essex and Hertfordshire border, and provides asbestos surveys throughout Essex, Hertfordshire, London and the wider South East.

Frequently Asked Questions About Asbestos Surveys

What is an asbestos survey?

An asbestos survey is an inspection designed to identify asbestos-containing materials within a building or specified part of a building. Depending upon the type of survey, samples may be taken for laboratory analysis and the condition of identified materials may also be assessed.

Do all old buildings contain asbestos?

No. However, asbestos was widely used in UK construction, so buildings constructed or refurbished before 2000 should be treated as potentially containing asbestos unless reliable information demonstrates otherwise.

What is the difference between a Management Survey and a Refurbishment Survey?

A Management Survey is intended to identify asbestos that could be disturbed during normal occupation and routine maintenance. A Refurbishment or Demolition Survey is more intrusive and investigates areas that will be disturbed by planned construction or demolition work.

Does asbestos have to be removed if it is found?

Not necessarily. Asbestos that is in good condition and unlikely to be disturbed can often be safely managed in place. The appropriate action depends upon the type, location and condition of the material and the likelihood of future disturbance.

Can I carry out refurbishment work using an existing Management Survey?

Not necessarily. If the proposed work will disturb the building fabric, a more intrusive Refurbishment or Demolition Survey may be required for the areas affected.

What happens if asbestos is discovered during building work?

If material suspected of containing asbestos is unexpectedly uncovered, work in the affected area should stop until the material has been assessed and appropriate precautions have been put in place.

Who should carry out an asbestos survey?

An asbestos survey should be carried out by a competent surveyor with appropriate training, experience and quality procedures. Using a UKAS-accredited asbestos surveying organisation provides independent assurance of the organisation's competence.

Can an asbestos survey find all asbestos in a building?

The extent of the investigation depends upon the type and agreed scope of the survey. Management Surveys are generally less intrusive and may not identify asbestos concealed within inaccessible parts of the building. Refurbishment and Demolition Surveys are much more intrusive, but even detailed investigations can sometimes encounter physical limitations.

Arrange an Asbestos Survey

If you are responsible for a building in Essex, Hertfordshire or the South East and need to establish whether asbestos is present, an appropriate survey is an important first step.

For professional advice and UKAS-accredited asbestos surveying, visit Global Environmental's asbestos surveys page.

Is this old building an asbestos risk?
Is this building an asbestos risk? An asbestos survey will make it clear.