Summary of HSE guidance, not legal advice. Each point links to the HSE page it comes from.
Most asbestos harm happens when someone disturbs material they didn't know was there: an electrician lifting a ceiling tile, a plumber drilling behind a boiler, a cleaner working on old floor tiles. HSE says asbestos is responsible for over 5,000 deaths a year in Great Britain, and that symptoms can take 15 to 60 years to appear (HSE FAQ). A management survey is how you find out what is in your building, so that nobody who works there is caught out.
What is a management survey?
HSE says the main aim of a management survey is to let the dutyholder produce an asbestos register and an asbestos management plan, so asbestos-containing materials (ACMs) can be managed during normal occupation and use of the premises (HSE: arrange an asbestos survey). HSE says a survey should:
- give accurate information on the location, amount and condition of ACMs
- assess any damage or deterioration and whether remedial action is needed
- provide the information for the asbestos register and management plan
HSE notes that both management and refurbishment surveys are likely to need sampling.
Who needs one?
The duty to manage asbestos covers all non-domestic premises, such as shops, offices and factories, and the common parts of multi-occupancy domestic premises, such as purpose-built flats (HSE). HSE's advice is that if a building was built or refurbished before 2000, you should assume there is asbestos in it, and that in most cases you will need a management survey by a competent asbestos surveyor (HSE: is asbestos present?). Only very simple premises, such as a building whose only asbestos is cement roof sheeting with nothing hidden, may be suitable for your own inspection.
Homeowners don't have the legal duty to manage, but many buyers and owners of pre-2000 homes choose a management survey for peace of mind. Landlords and managing agents should read the duty to manage for landlords.
What areas should it inspect?
HSE says a management survey should include (HSE):
- all rooms, corridors, stairs, basements, cellars, underground rooms and undercrofts
- under floor coverings, above false ceilings (ceiling voids), lofts, inside risers, service ducts and lift shafts
- external areas, including roofs, soffits, gutters and windows
- other areas likely to be disturbed by maintenance, for example behind access hatches
HSE warns that limiting the scope seriously undermines the survey. Any area that isn't inspected, for example because there was no access on the day, has to be presumed to contain asbestos and managed that way until it can be inspected. When you book, make sure the surveyor can get everywhere.
Management survey or refurbishment survey?
| Management survey | Refurbishment or demolition survey | |
|---|---|---|
| When | A building in normal use and routine maintenance | Before refurbishment, installation or demolition work that disturbs the building fabric |
| How intrusive | Inspects the areas above, usually with sampling | Destructive inspection to find asbestos hidden in the building fabric; the area must be vacated and confirmed fit for reoccupation afterwards |
| Result | Asbestos register and management plan | ACMs identified so they can be removed, where required, before work starts |
(HSE) A management survey is not a substitute before building work. Read the refurbishment survey guide or see survey types.
Choosing a surveyor
HSE strongly recommends using accredited asbestos surveying organisations, and says UKAS is currently the sole recognised accreditation body in Great Britain for asbestos inspection bodies carrying out surveys. Samples must be analysed by accredited analysts (HSE). HSE's survey guide, HSG264, sets out how surveys should be done (HSE).
How to check the report
HSE suggests checking (HSE):
- for caveats or disclaimers you didn't agree to
- that diagrams and plans are clear and accurate
- that all rooms and areas were accessed
- that enough samples were taken, usually 1–2 per area or room, and that they aren't dominated by one type of material
After the survey: register and management plan
HSE says your management plan should include who is responsible for managing asbestos (and their deputies), the asbestos register with a site plan showing ACMs and areas not inspected, a schedule for checking the condition of ACMs, how you will share the register with maintenance workers and contractors, how you will stop ACMs being disturbed, and emergency procedures if they are (HSE: asbestos management plan). HSE publishes an example plan and a blank template on the same page. The plan should be reviewed every 12 months, or sooner if necessary (HSE).
If ACMs are in good condition and unlikely to be disturbed, HSE says it is usually safer to leave them in place and manage them. Damaged ACMs must be repaired, protected, sealed or removed (HSE).
How much does it cost?
Based on published UK surveyor pricing, a management survey of a 2–3 bed home typically costs roughly £150–£385. Commercial premises are priced on floor area, access and the number of samples, so we don't publish a figure we can't verify. See indicative survey costs, or request a written quote below.
Questions
What is an asbestos management survey?
HSE describes it as a survey whose main aim is to let the dutyholder produce an asbestos register and an asbestos management plan, so asbestos-containing materials can be managed during normal occupation and use of the premises.
Who needs a management survey?
HSE says the duty to manage asbestos covers all non-domestic premises and the common parts of multi-occupancy domestic premises. If the building was built or refurbished before 2000, HSE says to assume there is asbestos in it, and in most cases you will need a management survey by a competent surveyor.
Is a management survey enough before building work?
No. HSE says any installation or refurbishment work that disturbs the fabric of the building where asbestos could be hidden needs a more intrusive survey first: a refurbishment or demolition survey.
How do I choose an asbestos surveyor?
HSE strongly recommends using accredited asbestos surveying organisations, and says UKAS is currently the sole recognised accreditation body in Great Britain for asbestos inspection bodies carrying out surveys.
How much does a management survey cost?
Based on published UK surveyor pricing, a management survey of a 2–3 bed home typically costs roughly £150–£385. Commercial buildings are quoted on size, access and the number of samples, so get a written quote.
Request a management survey quote Duty to manage guide
Related guides: Survey types · Refurbishment surveys · Survey costs · Where asbestos is found · Licensed vs non-licensed work · Found asbestos?