Summary of HSE guidance, not legal advice. Each point links to the HSE page it comes from.
The worst time to find asbestos is halfway through a renovation: ceilings already down, dust in the air, and a crew stood down while you wait for a survey. 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 refurbishment or demolition survey is how you find hidden asbestos before anyone drills, knocks through or strips the building fabric.
What is a refurbishment or demolition survey?
HSE describes two types of asbestos survey: a management survey, and a refurbishment or demolition survey (HSE: arrange an asbestos survey). Both are also set out in HSE's survey guide, HSG264 (HSE).
There is a legal requirement for all asbestos-containing materials (ACMs) to be removed, as far as reasonably practicable, before major refurbishment or demolition. A refurbishment or demolition survey must locate and identify ACMs, including those hidden within the building fabric, before any structural work begins at the premises or on equipment (HSE).
HSE says this type of survey aims to ensure:
- ACMs are removed, where required, before the work starts
- nobody will be harmed by work on ACMs in the premises or equipment
- such work will be done safely by an appropriate contractor
It involves destructive inspection and potential asbestos disturbance, so the area must be vacated during the survey. The surveyor must confirm it as fit for reoccupation afterwards (HSE). HSE notes that both management and refurbishment surveys are likely to need sampling.
When do you need one?
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 (HSE). That covers work such as:
- refurbishment or renovation that opens up walls, floors, ceilings or voids
- installation work that disturbs the building fabric
- demolition of all or part of a building
If a building was built or refurbished before 2000, HSE's advice is to assume there is asbestos in it (HSE: is asbestos present?). Homeowners don't have the legal duty to manage asbestos inside a private home, but the contractors you employ have duties to find out about asbestos before they start (HSE). Landlords and managing agents should also read the duty to manage for landlords.
Refurbishment survey or management 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 accessible areas, usually with sampling; largely non-destructive | 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. See also survey types.
Who should do it?
HSE says a refurbishment or demolition survey must be carried out by a competent surveyor (HSE). Competent surveyors have survey knowledge and know the risks in surveying, have training and experience and recognise their limitations, use an effective quality management system, should be able to demonstrate independence, impartiality and integrity, and do their work in accordance with Asbestos: The survey guide (HSE; HSG264).
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).
What the report should tell you
HSE says an asbestos survey aims to (HSE):
- provide accurate information on the location, amount and condition of ACMs
- assess the level of any damage or deterioration and whether remedial action is required
- identify hidden ACMs to be removed before refurbishment work or demolition
HSE suggests checking the report (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
Any area that isn't inspected has to be presumed to contain asbestos until it can be inspected (HSE).
How much does it cost?
Based on published UK surveyor pricing, a residential refurbishment or demolition survey typically costs roughly £300–£500+. 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 refurbishment or demolition survey?
HSE says this type of survey must locate and identify asbestos-containing materials, including those hidden within the building fabric, before any structural work begins. There is a legal requirement for ACMs to be removed, as far as reasonably practicable, before major refurbishment or demolition.
When do I need a refurbishment survey?
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. It is needed before refurbishment, renovation, installation or demolition work that disturbs the building fabric.
Is a management survey enough before building work?
No. HSE says a management survey is not a substitute before building work. You need a refurbishment or demolition survey of the area being worked on.
How do I choose an asbestos surveyor for a refurbishment survey?
HSE says a refurbishment or demolition survey must be carried out by a competent 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 refurbishment survey cost?
Based on published UK surveyor pricing, a residential refurbishment or demolition survey typically costs roughly £300–£500+. Commercial buildings are quoted on size, access and the number of samples, so get a written quote.
Request a refurbishment survey quote Management survey guide
Related guides: Survey types · Management surveys · Survey costs · Duty to manage for landlords · Where asbestos is found · Found asbestos?