Choosing the right type of asbestos survey is crucial for legal compliance and safety. The Control of Asbestos Regulations 2012 recognise three distinct types of asbestos survey, each designed for different purposes and circumstances.
What do you need a survey for?
Let's identify which survey type you need.
Overview of asbestos survey types
Under HSG264 (the HSE's definitive survey guide), there are three types of asbestos survey:
Management Survey (formerly Type 2)
Purpose: To locate asbestos that could be disturbed during normal occupancy, maintenance, and foreseeable repairs.
When needed: For all non-domestic buildings in normal use where the duty to manage applies.
Approach: Non-destructive inspection of accessible areas.
Refurbishment Survey (formerly Type 3)
Purpose: To locate and identify all asbestos in areas where refurbishment work will take place.
When needed: Before any refurbishment, renovation, or alteration work begins.
Approach: Fully intrusive, destructive inspection of work areas.
Demolition Survey (formerly Type 3)
Purpose: To locate and identify all asbestos materials in the entire building before demolition.
When needed: Before complete or partial demolition of any structure.
Approach: Fully intrusive, destructive inspection of all areas.
Refurbishment and demolition surveys are both classified as "Type 3" surveys in the old numbering system, but serve different purposes. Modern terminology distinguishes between them to avoid confusion.
Management Survey (Type 2)
A management survey is the standard survey for buildings in normal use. It supports compliance with the duty to manage asbestos under Regulation 4 of the Control of Asbestos Regulations 2012.
What is a management survey?
A management survey aims to:
- Locate asbestos that could be disturbed during normal occupancy and routine maintenance
- Create an asbestos register documenting location, type, and condition of ACMs
- Assess risk and provide priority ratings for each material
- Support management decisions about monitoring, repair, or removal
- Provide information to contractors and building users
When you need a management survey
You need a management survey if:
- You own, occupy, or manage non-domestic premises built before 2000
- You have a duty to manage asbestos
- You're taking over management of a building without an up-to-date register
- Your current survey is outdated or incomplete
- You need to demonstrate compliance to insurers or during property transactions
What happens during a management survey
Surveyor approach:
- Inspects all accessible areas without causing significant damage
- Visually examines walls, ceilings, floors, services, and fixtures
- Takes small samples (typically 1-2cm pieces) of suspected ACMs
- Photographs all areas and materials sampled
- Records location, extent, and condition in detail
- Makes good any minor damage from sampling
Areas covered:
- All occupied spaces
- Common areas and corridors
- Service areas and plant rooms
- Roof spaces (if safely accessible)
- External areas and outbuildings
Areas typically NOT covered:
- Behind walls, under fixed floors, above fixed ceilings (unless accessible)
- Inside sealed ducts or voids
- Under heavy equipment or fixtures
- Areas that would require destructive access
A management survey is non-destructive. Materials that cannot be accessed without damage are either presumed to contain asbestos or noted as "unable to access" in the report. This is why a refurbishment survey is needed before building work.
What you receive
Survey report includes:
- Executive summary and key findings
- Building description and survey scope
- Detailed asbestos register
- Risk assessments and priority ratings
- Photographs and floor plans
- Laboratory analysis certificates
- Recommendations for management
- Limitations and areas not accessed
Asbestos register shows:
- Location description and room reference
- Material type (e.g., AIB, textured coating, pipe insulation)
- Asbestos type (chrysotile, amosite, crocidolite)
- Extent and quantity
- Condition assessment (good, fair, poor, damaged)
- Risk priority (low, medium, high, very high)
- Recommended action (monitor, repair, enclose, remove)
Typical costs and timescales
On-site time:
- Small office/shop (up to 200m²): 2-4 hours
- Medium commercial (200-500m²): 4-8 hours
- Large building (500m²+): Full day or multiple days
Report delivery:
- Laboratory analysis: 3-5 working days
- Full report: 7-14 days from survey date
Typical costs:
- Small premises: £300-500
- Medium premises: £500-800
- Large premises: £800-2,000+
- Multiple buildings: Negotiated rates
Using your management survey
Once you have the survey:
- Create your asbestos register — Make it accessible to all who need it
- Develop a management plan — Set out how you'll manage identified risks
- Implement controls — Put monitoring and information procedures in place
- Schedule re-inspections — Based on risk ratings (every 6-24 months)
- Brief contractors — Provide register before any maintenance work
- Update regularly — When ACMs are removed, repaired, or discovered
Management Survey Follow-up Actions
Understand what was found and priority actions
Make findings accessible and usable
Document your approach to managing risks
Share register before any work begins
Frequency depends on risk rating
Refurbishment Survey (Type 3)
A refurbishment survey is needed before any refurbishment, renovation, or alteration work. It's more intrusive than a management survey and must cover all areas where work will take place.
What is a refurbishment survey?
A refurbishment survey aims to:
- Identify all ACMs in the areas where refurbishment work will occur
- Ensure asbestos is removed or protected before work starts
- Protect workers from exposure during building alterations
- Provide detailed information for removal contractors
- Support project planning and cost estimation
When you need a refurbishment survey
You need a refurbishment survey before:
- Any refurbishment, renovation, or extension work
- Installing or moving services (electrics, plumbing, HVAC)
- Removing or altering fixed installations (kitchens, bathrooms, partitions)
- Drilling holes or breaking through walls, floors, or ceilings
- Removing ceiling tiles, cladding, or floor coverings
- Any work that disturbs building fabric
A management survey is NOT sufficient before building work. Even if you have a current management survey, you still need a refurbishment survey for the areas affected by the work.
What happens during a refurbishment survey
Surveyor approach:
- Fully intrusive and destructive inspection
- Lifts floorboards and floor coverings
- Removes ceiling tiles and panels
- Opens wall cavities and partition voids
- Inspects ducts, service risers, and voids
- Samples ALL materials that could be disturbed during work
- Much more extensive sampling than management survey
Requirements:
- Work area must be unoccupied during survey
- Services may need to be isolated
- Area may need to be segregated
- Client must provide full access
- Some making good required after survey
Scope:
- Focused on specific areas where work will occur
- Not necessarily whole building (unless full refurbishment)
- Defined by project drawings and work specification
- Should include buffer zones around work areas
What you receive
Survey report includes:
- All elements of management survey, plus:
- Detailed findings for all work areas
- Specific recommendations for asbestos removal
- Quantities for removal tender purposes
- Method statements for access and removal
- Project-specific risk assessments
- Clearance testing requirements
Typical costs and timescales
Costs vary significantly based on:
- Size and complexity of work area
- Number of materials to sample
- Extent of destructive access needed
- Making good requirements
- Urgency of project timeline
Typical costs:
- Single room refurbishment: £400-800
- Floor/unit refurbishment: £800-1,500
- Whole building refurbishment: £1,500-5,000+
Timing:
- Must be completed before work starts
- Allow 2-3 weeks for survey and report
- Factor in time for asbestos removal if found
Critical considerations
Project planning:
- Commission survey early in project timeline
- Results may affect design and specification
- Asbestos removal adds cost and time
- May need to revise project programme
Contractor requirements:
- Main contractor needs survey before starting
- May be condition of building control approval
- Required for health and safety file
- Inform tender pricing
Office fit-out delayed when asbestos found during work
A company began open-plan office refurbishment with only a management survey. Contractors removing partition walls discovered suspected asbestos insulation board behind wall panels.
- ✗Relied on management survey instead of commissioning refurbishment survey
- ✗Assumed partitions were modern and safe
- ✗Didn't check wall construction before work started
- ✗Workers potentially exposed before materials identified
- ✗Work stopped immediately, area sealed
Emergency testing confirmed AIB containing amosite asbestos. Licensed removal required before work could continue. Project delayed 8 weeks. Additional costs: £35,000 for emergency survey, removal, clearance testing, and extended preliminaries. Lost business revenue exceeded £50,000.
Always commission a refurbishment survey before any building work, even minor alterations. Management surveys don't provide the information needed for safe refurbishment.
Demolition Survey (Type 3)
A demolition survey is required before any demolition work. It must cover the entire structure to be demolished and is the most comprehensive survey type.
What is a demolition survey?
A demolition survey aims to:
- Identify all ACMs throughout the entire structure
- Ensure complete asbestos removal before demolition begins
- Protect demolition workers from exposure
- Prevent environmental contamination during demolition
- Support planning for asbestos removal and demolition sequence
When you need a demolition survey
You need a demolition survey before:
- Complete building demolition
- Partial demolition (survey must cover demolition area)
- Strip-out before demolition
- Demolition of extensions, annexes, or outbuildings
- Any work that will destroy the structure
What happens during a demolition survey
Surveyor approach:
- Fully intrusive inspection of entire building
- All areas accessed, including voids and cavities
- Extensive destructive sampling
- Services traced through building
- External materials sampled
- May require scaffolding or access equipment
Requirements:
- Building must be completely unoccupied
- All services should be isolated where possible
- Maximum access required (may need forcing entry)
- Hazardous environment (structural concerns)
- No making good required
Scope:
- Every room and space
- All voids, ducts, and service risers
- Roof spaces and external areas
- Fixed installations and equipment
- Underground services (if accessible)
What you receive
Survey report includes:
- Comprehensive register of all ACMs
- Detailed quantities for removal planning
- Removal priorities and sequence recommendations
- Specific method statements for complex removals
- Waste estimates and disposal requirements
- Clearance testing specifications
- Photographic evidence throughout
Typical costs and timescales
Costs depend on:
- Building size and construction type
- Number of floors and complexity
- Access requirements (scaffolding, equipment)
- Age and condition of building
- Safety risks (structural, services, contamination)
Typical costs:
- Small building (terraced house, shop): £800-1,500
- Medium building (detached house, small factory): £1,500-3,000
- Large building (multi-storey, complex): £3,000-10,000+
- Very large or complex sites: £10,000+
Timing:
- Allow 3-4 weeks for survey and report
- Factor in asbestos removal time before demolition
- May affect site programme significantly
Critical considerations
Planning requirements:
- Usually required for demolition notice
- May be condition of demolition permission
- Environmental health may require sight of report
- Insurance often requires survey before demolition
Asbestos removal sequence:
- All asbestos must be removed before demolition
- Licensed removal for most materials
- Phased removal may be needed
- Clearance testing after each phase
- Final check before demolition begins
Refurbishment vs Demolition Survey
Refurbishment Survey
- •Covers specific work areas only
- •Focused on materials to be disturbed
- •Building remains in use elsewhere
- •Some areas may be excluded
- •Buffer zones around work areas
- •Selective sampling approach
Demolition Survey
- •Covers entire building
- •Identifies all ACMs present
- •Building completely vacated
- •No areas excluded
- •Whole structure surveyed
- •Comprehensive sampling required
Bottom line: Choose refurbishment survey for partial work or alterations. Choose demolition survey when the entire structure will be demolished. The scope and approach are significantly different.
Comparing survey types: Which do you need?
Management Survey vs Refurbishment/Demolition Survey
Management Survey
- •For buildings in normal use
- •Non-destructive inspection
- •Accessible areas only
- •Creates asbestos register
- •Supports ongoing management
- •Building remains occupied
- •Regular re-inspections needed
Refurbishment/Demolition Survey
- •Before building work starts
- •Fully intrusive inspection
- •All areas in work zone
- •Identifies all ACMs for removal
- •One-off project survey
- •Area must be vacant
- •No ongoing monitoring after removal
Bottom line: These survey types are not interchangeable. You need a management survey for legal compliance and ongoing management, AND a refurbishment/demolition survey before any significant building work.
Can you have both survey types?
Yes, and this is common:
Typical scenario:
- Commission management survey when taking over building
- Use register for ongoing compliance and maintenance
- Commission refurbishment survey before planned alterations
- Remove asbestos identified in refurbishment survey
- Update management survey register to reflect removal
- Continue managing remaining asbestos in place
Both surveys needed when:
- Taking over a building never surveyed before
- Significant time passed since last surveys
- Building undergoing major changes
- Want comprehensive compliance and project information
Re-inspection and re-survey requirements
When to re-inspect (management surveys)
ACMs identified in management surveys need regular re-inspection:
- High risk ACMs: Every 3-6 months
- Medium risk ACMs: Every 12 months
- Low risk ACMs: Every 24 months
- Overall register review: Annually
Re-inspections are visual checks of condition, not full re-surveys. Surveyor or competent person checks for:
- Deterioration or damage
- Changes in condition score
- New ACMs discovered
- Need for remedial action
When to commission a new survey
Commission a new or updated survey when:
Management survey update needed:
- Survey more than 5 years old
- Building significantly altered
- ACMs not previously identified discovered
- Previous survey incomplete or poor quality
- Building use changed substantially
- Required by insurers or lenders
Refurbishment survey needed:
- Before any building work (even if management survey current)
- Work scope changed from original refurbishment survey
- Additional areas now included in project
- Previous refurbishment work completed, new work planned
Demolition survey needed:
- Before any demolition (cannot rely on old management survey)
- Partial demolition area not covered by previous survey
- Previous demolition work completed, new phase starting
Don't rely on old surveys for new projects. Building materials deteriorate, new information becomes available, and work requirements change. Fresh surveys provide current, reliable information for safe project execution.
Choosing a competent surveyor
Regardless of survey type, always use a competent, qualified surveyor.
Look for UKAS accreditation
UKAS (United Kingdom Accreditation Service) accreditation to ISO/IEC 17020:
- Independent verification of competence
- Regular assessment and surveillance
- Quality management systems audited
- Use of UKAS accredited laboratories
- Recognized by HSE, courts, and insurers
Essential qualifications
Surveyors should have:
- BOHS P402 (Building Surveys and Bulk Sampling) — minimum for management surveys
- BOHS P404 (Management, Control and Removal) — for refurbishment/demolition surveys
- BOHS P403 (Air Monitoring) — for complex projects requiring air testing
- Professional indemnity insurance (minimum £5-10 million)
- Membership of professional bodies (BOHS, RICS, AIOH)
Red flags to avoid
Warning signs of poor surveyors:
- Not UKAS accredited
- Unusually cheap quotes (cutting corners)
- Unwilling to provide references
- No professional insurance
- Poor understanding of regulations
- Generic reports not specific to your building
- No clear sampling methodology
- Using non-accredited laboratories
Special survey considerations
Large or complex sites
Multiple buildings:
- May need phased survey approach
- Prioritize by building age and use
- Consider budgets and timescales
- Update register as surveys completed
Industrial sites:
- May have extensive ACMs
- Plant and machinery require expertise
- Operational constraints affect access
- Specialist surveyors may be needed
Heritage buildings
Listed buildings and historic structures:
- Conservation officer involvement may be needed
- Minimizing damage during sampling critical
- May need specialist surveying techniques
- Balance between thorough survey and preservation
- Listed building consent may be needed for intrusive work
Occupied buildings
Management surveys in busy premises:
- Survey usually possible with building occupied
- Minor disruption from sampling
- May need out-of-hours access for some areas
- Good communication with occupants essential
Refurbishment surveys:
- Work areas must be vacant during survey
- Phased approach if building partly occupied
- Segregation of survey areas
- Temporary moves may be needed
Frequently asked questions
Type 2 is the old term for a management survey (non-destructive, for buildings in use). Type 3 is the old term covering both refurbishment and demolition surveys (intrusive, for before building work). The modern terminology is clearer: management survey, refurbishment survey, and demolition survey. They serve different purposes and use different methods.
No. Management surveys are non-destructive and only cover accessible areas. Refurbishment work disturbs hidden materials behind walls, under floors, and above ceilings. You must have a refurbishment survey before any building work, even if you have a current management survey.
There's no expiry date, but surveys should be reviewed regularly. Management surveys remain valid as long as the building hasn't changed and ACMs are regularly re-inspected. Consider updating if the survey is more than 5 years old. Refurbishment and demolition surveys are project-specific and only valid for that particular work scope.
You need a demolition survey covering the entire area to be demolished. If only part of the building is being demolished, the survey can be limited to that area (though a management survey should cover the rest). Be clear with the surveyor about exactly what's being demolished.
No survey is 100% guaranteed to find every piece of asbestos, especially in complex buildings. If asbestos is discovered later, stop work immediately, update your register, and assess the risk. If the surveyor missed obvious or accessible asbestos, this may be professional negligence. Use UKAS accredited surveyors to minimize this risk.
Yes, this is common for phased projects. Survey each phase before work in that area begins. Ensure the survey scope clearly matches the work scope for each phase. Keep the overall asbestos register updated as surveys are completed.
This depends on the survey type and building complexity. Management surveys sample suspected materials to confirm asbestos presence. Refurbishment and demolition surveys must sample all materials that could be disturbed. A competent surveyor balances thorough identification against unnecessary sampling of obviously similar materials.
Finding asbestos is common in pre-2000 buildings and doesn't mean automatic removal. The surveyor assesses condition and risk, then recommends management, repair, or removal. For management surveys, asbestos is usually managed in place. For refurbishment/demolition surveys, asbestos must be removed before work proceeds.
Summary
Understanding the three types of asbestos survey ensures you commission the right survey for your needs:
Management Survey:
- For ongoing building management and compliance
- Non-destructive, covers accessible areas
- Creates asbestos register for duty to manage
- Regular re-inspections needed
Refurbishment Survey:
- Before any refurbishment or alteration work
- Fully intrusive, covers work areas only
- All ACMs in work zone must be identified
- Project-specific, one-off survey
Demolition Survey:
- Before complete or partial demolition
- Fully intrusive, covers entire structure
- All ACMs must be identified for removal
- Most comprehensive survey type
You cannot substitute one survey type for another. Each serves a specific legal and practical purpose. Most building owners need a management survey for ongoing compliance, and refurbishment or demolition surveys when specific projects are planned.
Next steps
To learn more about asbestos surveys and management:
Do I need an asbestos survey? →
Creating an asbestos management plan →
Not sure which type of survey you need for your specific situation? A UKAS accredited asbestos surveyor can assess your building, planned works, and requirements, then recommend the appropriate survey type and provide a quote.
Related articles:
- What is an asbestos survey?
- Do I need an asbestos survey?
- Understanding the duty to manage asbestos
- Creating an asbestos management plan
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