Refurbishment & Demolition Asbestos Surveys: 12 Frequently Asked Questions

A Refurbishment & Demolition (R&D) Asbestos Survey is an intrusive inspection carried out before refurbishment, structural alterations or demolition work begins. Its purpose is to identify asbestos-containing materials (ACMs) that could be disturbed during the planned works.

Unlike a Management Survey, which assesses asbestos during normal occupation, an R&D Survey may involve opening walls, ceilings and floors to inspect hidden areas. The findings help contractors plan work safely, protect occupants and workers, and comply with the Control of Asbestos Regulations 2012 before construction starts.

An R&D Survey should be completed before any work begins that could disturb the building’s structure or fabric. This includes projects such as office refurbishments, school renovations, kitchen and bathroom replacements, roof repairs, shop fit-outs, plant room upgrades and full building demolitions.

If the property was built before 2000, there’s a possibility that asbestos-containing materials may still be present. Identifying them before work starts helps prevent accidental exposure, protects everyone on site and avoids costly delays if asbestos is discovered during construction.

Although both surveys identify asbestos-containing materials, they are carried out for different reasons.

A Management Survey is designed for buildings that remain occupied. It identifies asbestos that could be disturbed during normal day-to-day activities and supports an ongoing asbestos management plan.

A Refurbishment & Demolition Survey is much more intrusive. It involves opening up parts of the building to inspect hidden areas that will be affected by refurbishment or demolition works. Because of its invasive nature, it is usually carried out in vacant areas before construction begins.

Choosing the correct survey ensures legal compliance while reducing health and safety risks.

In many cases, the areas being surveyed will need to be vacant because the inspection involves opening walls, lifting flooring, removing ceiling tiles and accessing concealed spaces. These activities may disturb asbestos-containing materials if they are present.

However, depending on the size of the building and the scope of the refurbishment, it may be possible to carry out the survey in phases while unaffected areas remain occupied and operational.

Planning access in advance helps ensure the survey is completed safely and efficiently.

The survey focuses on every part of the building that could be affected by the planned works. This may include wall cavities, ceiling voids, floor voids, roof spaces, plant rooms, service risers, basements, electrical cupboards and other concealed areas that are not normally inspected during a Management Survey.

Surveyors use refurbishment drawings and project information to determine which areas require investigation. If access to certain locations isn’t possible, these limitations will be clearly recorded in the final report so they can be addressed before work begins.

Asbestos samples are collected using controlled techniques by trained surveyors and are carefully labelled, recorded and sent for laboratory analysis. Samples may be taken from materials such as textured coatings, insulation, floor tiles, cement products and ceiling materials, depending on the survey scope.

At ACS, samples are analysed by a UKAS-accredited laboratory, helping ensure the analysis is carried out to recognised quality standards.

ACS is also UKAS ISO/IEC 17020 accredited for asbestos surveying, providing independent recognition of the competence and quality of our surveying and inspection processes.

HSG264: Asbestos – The Survey Guide is the Health and Safety Executive’s (HSE) recognised guidance for carrying out asbestos surveys. It sets out industry best practice on survey planning, inspection techniques, sampling, reporting and quality standards.

Professional asbestos surveyors follow HSG264 to ensure surveys are thorough, consistent and reliable. Although it is guidance rather than legislation, it is widely accepted as the benchmark for asbestos surveying across the UK.

Choosing a company that works in accordance with HSG264 gives you greater confidence that potential asbestos risks have been properly assessed before refurbishment or demolition work begins.

The duration of an R&D Survey depends on the size and complexity of the building, as well as the extent of the planned refurbishment works. A small commercial unit or residential property may take only a few hours, while larger schools, offices, hospitals or industrial buildings can require several days to complete.

Providing building plans and details of the proposed works before the survey can help surveyors understand the project scope and identify the areas that need to be inspected.

The time required to complete and issue a survey report depends on several factors, including the size and complexity of the property, the number of samples requiring laboratory analysis, the survey scope and site location.

Once the inspection and analysis are complete, ACS provides a detailed report outlining the survey findings, including identified asbestos-containing materials, sample results, photographs, plans and relevant recommendations.

If you have a project deadline, it’s best to discuss this when arranging your survey so the required timescale can be considered at the planning stage.

Finding asbestos does not necessarily mean that your project has to stop. The survey identifies where asbestos-containing materials (ACMs) are present and assesses whether they are likely to be disturbed by the planned works.

For major refurbishment or full demolition, Regulation 7 of the Control of Asbestos Regulations 2012 places a specific duty on the dutyholder to have asbestos-containing materials removed, so far as reasonably practicable, before work begins.

Depending on the material, its condition and the planned works, the appropriate action may include removal, encapsulation or leaving the material in place with suitable controls. Higher-risk ACMs that are likely to be disturbed will generally require specialist asbestos removal before other work proceeds.

Not all asbestos work carries the same legal requirements. The correct category depends on the type of asbestos-containing material, its condition and how the work will be carried out.

Higher-risk materials, such as pipe insulation, sprayed coatings and some asbestos insulating board (AIB), generally count as licensable work. This requires a licensed asbestos contractor and notification to the relevant enforcing authority before work begins.

Lower-risk materials, including many asbestos cement products and certain vinyl floor tiles, do not usually require a licence. However, some non-licensed work must still be notified. This is known as Notifiable Non-Licensed Work (NNLW). Other non-licensed work may be exempt from notification if it meets specific conditions.

Because the correct category depends on the material, its condition and the proposed work, an accurate asbestos survey is an essential first step in determining the appropriate controls and requirements.

The responsibility for arranging an R&D Survey usually rests with the person or organisation commissioning the refurbishment or demolition work. This may include commercial property owners, landlords, facilities managers, schools, housing associations, local authorities, developers or principal contractors.

Booking the survey during the planning stage helps identify asbestos risks early, allowing sufficient time for any necessary removal work before construction begins. Early planning can reduce project delays, support compliance with UK legislation and create a safer working environment for everyone involved.