Refurbishment & Demolition Asbestos Surveys: 12 Frequently Asked Questions

A Refurbishment & Demolition, or 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 that could be disturbed during the planned works.

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

An R&D Survey should be completed before any work that could disturb the building’s structure or fabric. This includes 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, asbestos-containing materials may still be present. Identifying them before work starts helps prevent accidental exposure and avoids delays if asbestos is discovered during construction.

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 more intrusive. It involves opening parts of the building to inspect concealed 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.

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

Depending on the building size and refurbishment scope, it may be possible to carry out the survey in phases while unaffected areas remain 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.

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

Asbestos samples are collected using controlled techniques by trained surveyors. They 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. 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 recognised guidance for carrying out asbestos surveys. It sets out industry best practice on survey planning, inspection techniques, sampling, reporting and quality standards.

Although it is guidance rather than legislation, it is widely accepted as the benchmark for asbestos surveying across the UK. Choosing a provider that works in accordance with HSG264 gives greater confidence that potential asbestos risks have been properly assessed.

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

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.

Report timescales depend on 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 identified asbestos-containing materials, sample results, photographs, plans and relevant recommendations. If you have a project deadline, discuss this when arranging your survey.

Finding asbestos does not necessarily mean that your project has to stop. The survey identifies where asbestos-containing materials 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.

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, 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. Some non-licensed work must still be notified as Notifiable Non-Licensed Work, or NNLW. An accurate asbestos survey is an essential first step in identifying the correct requirements and controls.

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 and create a safer working environment.