01243 213273 | 020 7859 4520 | 01865 598069

Asbestos Surveys

We carry out Asbestos Management Surveys and Refurbishment/ Demolition Surveys

RJS asbestos surveys are fully insured and conducted by BOHS P402 certified asbestos surveyors

Regulation 4 of the Control of Asbestos Regulations states that landlords or duty holders have the responsibility to manage asbestos containing materials (ACMs).

An asbestos management survey provides information on any asbestos identified, its condition and how it should be managed, i.e. labelled, encapsulated or removed and this forms part of your Asbestos Register.

Management surveys cover you for normal occupancy and maintenance but if you are planning to have building work carried out in your premises you must have a more invasive inspection, called a Refurbishment Survey.

Where part or all of a building is to be demolished you must have a Demolition Survey.

Asbestos Survey Notes

Management Surveys

A Management survey is the most basic survey allowed in order to comply with your legal duty to manage asbestos.

It involves only minor intrusive work and some disturbance, which means that some areas may be excluded from the scope of the survey, as noted below. As a rule of thumb all materials that can potentially be disturbed during normal occupancy and maintenance will be inspected and sampled, if necessary. The surveyor will systematically inspect every element of every accessible functional space, interior and exterior. You will be asked to identify specific areas that should be included or excluded from the survey during our initial booking procedure. This might included outhouses or garages, for example.

The survey report will detail all areas that were accessed and any elements noted within, as well as all areas which were not accessed. Any area not detailed in the report should be considered as not accessed and presumed to contain asbestos until further inspection proves otherwise. The number of legal cases brought against contractors and duty holders since the Control of Asbestos Regulations were introduced should serve as a warning to err on the side of caution where there is potential to expose your tenants or workers to asbestos.

Excluded from the scope of this type of survey are areas that require specialist access equipment or where access may cause damage to décor. Areas that may pose undue risk to surveyors will not be accessed. These areas will be identified in the report. Also excluded is electrical equipment that requires opening (e.g. switch boxes), plant (e.g. boilers, heaters, air handling units and ducted systems) and hazardous installations (e.g. chemical containers), where these have not been made safe and/or isolated.

Any suspected ‘Asbestos Containing Materials’ (ACMs) will be sampled according to HSG248 Asbestos: The analysts’ guide for sampling, analysis and clearance procedures and analysed at a UKAS accredited laboratory using polarised light microscopy.

Where it is not possible to take a sample, due to inaccessibility or risk of damage or injury, the surveyor will use his experience to presume the presence of asbestos. This will be noted in the report and you are advised to have these materials sampled if, at a later date, works will be conducted that could result in disturbance or damage.

The Health & Safety Executive produces an approved code of conduct, HSG264 Asbestos: The Survey Guide, which gives information and guidance not only for surveyors but also for those with a Duty to Manage under Regulation 4 of CAR 2012. Specific guidance for clients/duty holders is shown within green boxes and blue boxes are used for surveyors’ guidance.

Refurbishment Surveys / Demolition Surveys

A more invasive survey will be required in properties that are due for major refurbishment or that are to be demolished. Within this broad category surveys are broken down into either asbestos Refurbishment or asbestos Demolition surveys and this will be noted on the report. Reports for buildings that are due for demolition must be labelled as Demolition Surveys.

<>A refurbishment survey can be carried not only on whole buildings but also specific areas within a building, for example kitchens, where targeted works are to be carried out. In these circumstances we can provide a survey just for the specified area or a Management Survey for the whole building and more intrusive sampling in the area in question. This will need to be agreed beforehand and noted in the scope of the survey.

In order to reduce the risk of exposure to asbestos fibres it is vital that any suspicious materials are inspected and samples analysed prior to any works that will disturb those materials. As the materials will normally be removed following a survey the report is not required to note their condition. An exception to this is if works are not being carried out within two months of the survey, in which case you will still have a duty to manage them. Our reports will note the condition of materials as a matter of course so that you have this information if you need it.

Companies that fail to protect their employees can be subject to massive fines and even custodial sentences, in extreme cases.

In order to inspect as many materials as practicable it will be necessary to access even difficult to reach areas and conduct destructive inspection, where necessary. Our surveyors will attempt to limit disturbance as much as possible but holes will be made, panels removed, carpets and tiles lifted etc. We will need to break into cavities in walls and voids above ceilings and below floorboards. Areas to be surveyed must be unoccupied, ideally with the building being out of service and with furnishings removed.

Any suspected ‘Asbestos Containing Materials’ (ACMs) will be sampled according to HSG248 Asbestos: The analysts’ guide for sampling, analysis and clearance procedures and analysed at a UKAS accredited laboratory using polarised light microscopy.

For more information please contact us on 01243 213273020 7859 4520 or 01865 598069 or request a quote.