An asbestos survey is a systematic inspection of a building to locate, identify, and assess the condition of asbestos-containing materials (ACMs). It's a legal requirement for most non-domestic buildings and essential for managing asbestos safely.
Have you had an asbestos survey?
Let's point you to the right information.
What is an asbestos survey?
An asbestos survey is a thorough inspection of a building to:
- Locate asbestos — find where asbestos-containing materials are present
- Identify materials — determine which materials contain asbestos (often requires lab analysis)
- Assess condition — evaluate whether ACMs are damaged or likely to release fibres
- Document findings — create a register showing location, type, condition, and risk rating
- Recommend actions — advise on management, repair, encapsulation, or removal
The purpose is to protect anyone who might disturb asbestos during normal building use, maintenance, or refurbishment work.
An asbestos survey is not a one-off certificate. It's the foundation of ongoing asbestos management. The survey creates an asbestos register that must be kept updated and consulted before any work begins.
Types of asbestos surveys
There are two main types of asbestos survey, each serving a different purpose:
Management Survey (Type 2)
This is the standard survey for occupied buildings in normal use.
Purpose:
- Locate asbestos that could be disturbed during normal occupancy, maintenance, and foreseeable repairs
- Create an asbestos register and management plan
- Support the duty to manage asbestos
When needed:
- All non-domestic buildings constructed or refurbished before 2000
- Buildings where the duty to manage applies
- Before occupying or taking over management of a building
- As part of ongoing asbestos management
What happens:
- Surveyor inspects all accessible areas without causing significant damage
- Samples taken of suspected ACMs for laboratory analysis
- Materials that can't be accessed are presumed to contain asbestos (unless strong evidence suggests otherwise)
- Non-destructive inspection only — no lifting floorboards or breaking through walls
A management survey assumes normal occupancy and use. It doesn't involve destructive inspection, so some asbestos may remain hidden behind walls, under floors, or above ceilings.
Refurbishment and Demolition Survey (Type 3)
This is an intrusive survey needed before any refurbishment or demolition work.
Purpose:
- Locate and identify all ACMs in the area where work will take place
- Ensure asbestos is removed or managed before work starts
- Protect workers and occupants during building alterations
When needed:
- Before any refurbishment, renovation, or major maintenance work
- Before demolition of any part of a building
- Before work that involves breaking through walls, floors, or ceilings
- Before removing or altering fixed installations (boilers, pipework, electrical systems)
What happens:
- Surveyor inspects all areas where work will take place, including destructive inspection
- Floorboards lifted, ceiling tiles removed, wall panels opened
- All materials that could be disturbed during work are sampled and tested
- Building or area must be unoccupied during the survey
- Much more thorough and intrusive than a management survey
Management vs Refurbishment/Demolition Survey
Management Survey
- •For buildings in normal use
- •Non-destructive inspection
- •Samples accessible materials
- •Creates asbestos register
- •Supports ongoing management
- •Building can remain occupied
Refurbishment/Demolition
- •Before building work starts
- •Fully intrusive inspection
- •Samples all materials in work area
- •Identifies all ACMs to be removed
- •One-off survey for specific project
- •Area must be unoccupied
Bottom line: You need a management survey for ongoing building management, and a refurbishment/demolition survey before any significant building work. The two survey types serve different purposes and are not interchangeable.
When do you need each type of survey?
You need a management survey if:
- You own, occupy, or manage a non-domestic building constructed before 2000
- You have a duty to manage asbestos (most non-domestic premises)
- You're taking over management of a building without an up-to-date asbestos register
- Your current survey is outdated or incomplete
- You need to demonstrate compliance to insurers, lenders, or during property sales
You need a refurbishment/demolition survey if:
- You're planning any building work (even minor alterations)
- You're installing new services (electrics, plumbing, ventilation)
- You're removing or altering fixed installations
- You're carrying out repairs that involve disturbing building fabric
- You're demolishing all or part of a building
- Your contractor has asked for an R&D survey before starting work
Starting building work without a refurbishment/demolition survey is illegal and extremely dangerous. Even work that seems minor (like drilling holes or removing partition walls) can disturb hidden asbestos.
Who can conduct asbestos surveys?
Asbestos surveys must be carried out by competent surveyors with appropriate training, experience, and equipment.
Look for UKAS accreditation
The gold standard is UKAS (United Kingdom Accreditation Service) accreditation to ISO/IEC 17020 for asbestos surveying.
Why UKAS matters:
- Independent verification of competence
- Demonstrates surveyor meets industry standards
- Regular assessment and surveillance by UKAS
- Assurance that laboratories used are also accredited
- Widely recognised by regulators, insurers, and courts
UKAS inspection bodies must:
- Employ qualified, experienced surveyors
- Follow HSE guidance (HSG264)
- Use UKAS accredited laboratories for sample analysis
- Maintain quality management systems
- Undergo regular external audits
What qualifications should surveyors have?
Look for:
- BOHS P402 (Building Surveys and Bulk Sampling) — minimum qualification for management surveys
- BOHS P403 (Air Monitoring and Clearance Testing) — for complex surveys
- BOHS P404 (Project Management and Control) — for refurbishment/demolition surveys
- Experience in the type of building being surveyed
Always use a UKAS accredited surveyor. While accreditation isn't legally required, it provides assurance that the survey will be thorough, accurate, and legally defensible.
What happens during an asbestos survey?
Before the survey
You'll need to provide:
- Building plans and layout information
- Age and construction details
- Previous asbestos surveys or reports
- Details of any asbestos already known
- Access to all areas (for R&D surveys, areas must be vacant)
The surveyor will:
- Review building information and history
- Plan the survey approach and scope
- Arrange laboratory analysis
- Confirm access arrangements
During the survey
Management survey:
- Surveyor walks through all accessible areas
- Inspects walls, ceilings, floors, services, fixtures
- Takes photographs of all areas and suspected ACMs
- Takes small samples of suspected materials (typically 1-2cm pieces)
- Records location, extent, and condition of each material
- Labels samples for laboratory analysis
- Makes good any minor damage from sampling
- Creates detailed notes and floor plans
Refurbishment/demolition survey:
- Everything above, plus:
- Destructive inspection — lifting floors, removing ceiling tiles, opening wall cavities
- Inspecting hidden voids, ducts, service risers
- Sampling all materials that could be disturbed during work
- More extensive sampling and testing
- Area must be unoccupied and work areas isolated
After the survey
- Samples sent to UKAS accredited laboratory for analysis
- Laboratory identifies asbestos type and content (typically 3-5 working days)
- Surveyor prepares detailed report with findings
- Report includes asbestos register, risk assessments, and recommendations
- You receive the report (usually within 7-14 days of the survey)
What does an asbestos survey report contain?
A comprehensive asbestos survey report includes:
Executive summary
- Survey type and scope
- Key findings and priority actions
- Summary of ACMs identified
- Overall risk rating
Premises information
- Address and description
- Building age and construction type
- Current use and occupancy
- Areas surveyed (and any areas not accessed)
Survey details
- Date of survey
- Surveyor name and qualifications
- Laboratory used for analysis
- Survey methodology and limitations
Asbestos register
- Complete list of all ACMs identified (or presumed)
- Location description and floor plan references
- Material type and asbestos type
- Extent and quantity
- Condition assessment
- Risk priority rating
Risk assessments
- Material assessment (condition and damage)
- Priority assessment (likelihood of disturbance)
- Overall risk rating (low, medium, high, very high)
- Recommended actions for each ACM
Recommendations and action plan
- Immediate actions required
- Management recommendations
- Removal, repair, or encapsulation needed
- Re-inspection schedule
- Guidance on managing ACMs
Supporting information
- Photographs of ACMs and sampling locations
- Floor plans showing ACM locations
- Laboratory analysis certificates
- Sampling records
Office refurbishment halted after asbestos discovered
A company began open-plan office refurbishment without a proper refurbishment survey. Workers removed ceiling tiles and discovered suspected asbestos insulation board (AIB).
- ✗Only had an old management survey, not a refurbishment survey
- ✗Assumed ceiling tiles were safe based on age
- ✗Didn't check above ceiling void before work started
- ✗Workers potentially exposed to asbestos fibres
- ✗Work stopped immediately, area sealed off
Emergency asbestos testing confirmed AIB. Licensed asbestos removal required before work could continue. Project delayed by 6 weeks. Costs exceeded £30,000 for emergency removal, air testing, and lost business time.
Always commission a refurbishment/demolition survey before any building work, even if you have a management survey. The two survey types serve different purposes.
Asbestos register and management plan
The survey creates an asbestos register — a living document that must be:
Kept up to date
- Updated whenever new ACMs are found
- Updated when ACMs are removed, repaired, or encapsulated
- Reviewed regularly (at least annually)
- Checked and updated before any building work
Made available
- Shared with all employees, contractors, and maintenance workers
- Consulted before any work begins
- Accessible to emergency services
- Provided during property sales or lease transfers
Used to manage asbestos
- Basis for asbestos management plan
- Informs decisions about repair, encapsulation, or removal
- Triggers re-inspection schedules
- Supports permit-to-work systems
An asbestos register is not a static document. It must be actively used and regularly updated. Failure to maintain an accurate register is a breach of the Control of Asbestos Regulations.
Re-inspection requirements
ACMs don't stay in good condition forever. Regular re-inspection ensures you know if they're deteriorating.
How often to re-inspect
The frequency depends on the risk rating from your survey:
Asbestos Re-inspection Schedule
Damaged or high-risk materials that could easily release fibres
Materials in good condition but in areas where disturbance is possible
Materials in good condition in areas rarely accessed or disturbed
Full review of register, management plan, and overall strategy
Always consult register before starting any maintenance or building work
When to commission a new survey
You'll need a new or updated survey:
- Before any refurbishment or demolition work (even if you have a management survey)
- If your survey is more than 5 years old
- After significant building alterations
- If ACMs not previously identified are discovered
- If the building use changes significantly
- When taking over management of a building
How much does an asbestos survey cost?
Asbestos Survey Cost Guide
Estimate what you might pay for a professional asbestos survey. Costs vary by survey type, building size, and complexity.
These are estimated ranges based on typical UK prices. Actual costs depend on surveyor, location, number of samples needed, and specific circumstances. Always get quotes from UKAS accredited surveyors.
What affects the cost?
Survey type:
- Management surveys: £250-800 for typical small/medium buildings
- Refurbishment surveys: £300-1,500+ depending on scope and area
- Demolition surveys: £500-3,000+ for whole building intrusive surveys
Building factors:
- Size and number of rooms
- Age (older buildings often have more ACMs)
- Construction type and complexity
- Number of materials to sample
- Accessibility of areas
Additional costs:
- Laboratory analysis (typically £15-25 per sample, included in most quotes)
- Urgent/out-of-hours surveys (premium rates)
- Re-inspection visits (often cheaper as less sampling needed)
Frequently asked questions
A management survey for a small office or shop typically takes 2-4 hours on site. Larger or more complex buildings take longer. Refurbishment/demolition surveys are more time-consuming due to destructive inspection. The full report usually arrives 7-14 days after the survey once lab results are back.
No. Asbestos surveying requires specialist training, experience, and equipment. You cannot visually identify asbestos — laboratory analysis is required. Always use a UKAS accredited surveyor. DIY asbestos inspection is dangerous and won't meet legal requirements.
If your building was constructed after 2000, it's very unlikely to contain asbestos (asbestos was banned in 1999). However, some imported materials used after the ban have been found to contain asbestos. If there's any doubt, or if you're planning demolition or major refurbishment, a survey provides certainty.
These are the old numbering system. Type 2 is now called a management survey (for buildings in normal use). Type 3 is now called a refurbishment and demolition survey (for intrusive inspection before building work). The names changed in 2012 but many people still use the old numbers.
Finding asbestos doesn't automatically mean removal. Most asbestos in good condition can be safely managed in place. The survey report will tell you the condition and risk level of each material, and recommend whether to manage, repair, encapsulate, or remove it. Only damaged or high-risk asbestos needs urgent action.
This depends on the building size and variety of materials. A typical small commercial building might have 10-20 samples taken. Each different material type needs sampling. Surveyors try to minimize sampling while ensuring accurate identification.
Yes, management surveys are designed for occupied buildings. There may be minor disruption as the surveyor accesses areas and takes small samples, but normal business can usually continue. Refurbishment/demolition surveys require the work area to be vacant.
Sellers increasingly commission asbestos surveys as part of due diligence. Buyers often request them. An up-to-date asbestos survey and register adds value by demonstrating compliance and removing uncertainty. Lenders and insurers may also require confirmation that asbestos has been surveyed and is being managed.
Next steps
If you're not sure whether you need an asbestos survey or have a duty to manage asbestos:
Understanding the duty to manage asbestos →
If you need to find a UKAS accredited surveyor:
Need help choosing the right survey for your building? A UKAS accredited asbestos surveyor can assess your situation and provide a quote for the appropriate survey type.
Related articles:
- Understanding the duty to manage asbestos
- Asbestos management plans explained
- What does asbestos removal cost?
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