What is HSG264?
HSG264 "Asbestos: The Survey Guide" is the HSE's comprehensive guidance on conducting asbestos surveys in buildings. It explains the different types of survey, when each is needed, and how survey results should be used to manage asbestos-containing materials (ACMs) safely.
This guidance is essential for anyone with the duty to manage asbestos in non-domestic premises, and for surveyors carrying out asbestos surveys.
Who Needs This Document?
HSG264 is essential reading for:
- Landlords managing rental properties (especially HMOs and commercial)
- Property managers and managing agents
- Facilities managers responsible for building maintenance
- Building owners of commercial or industrial premises
- Employers occupying workplaces
- Surveyors conducting asbestos surveys
- Anyone commissioning an asbestos survey
If you're responsible for a building constructed before 2000, you need to understand asbestos surveys.
Key Topics Covered
The Duty to Manage
Under the Control of Asbestos Regulations 2012, duty holders must:
- Find out whether asbestos is present (through survey or presumption)
- Assess the condition and risk of any ACMs found
- Manage the risk by maintaining, encapsulating, or removing ACMs
- Inform anyone who might disturb ACMs during their work
An asbestos survey is usually the best way to fulfil the duty to "find out."
Types of Survey
HSG264 defines two main survey types:
Management Survey:
- Standard survey for normal building occupation
- Identifies ACMs that could be disturbed during routine maintenance
- Assesses condition and risk
- Supports ongoing asbestos management
- When needed: All non-domestic buildings; before any maintenance or minor works
Refurbishment and Demolition Survey:
- Fully intrusive survey
- Identifies all ACMs before major works
- May require destructive inspection
- When needed: Before refurbishment, renovation, or demolition
For more detail, see our asbestos survey types explained.
Management Survey Requirements
A management survey should:
- Cover all accessible areas
- Sample suspected ACMs for analysis
- Assess the condition of any ACMs found
- Provide a risk assessment (material and priority assessments)
- Include clear location plans
- Create an asbestos register
It does not look in every void or behind every surface - that's a refurbishment survey.
Refurbishment/Demolition Survey Requirements
A refurbishment survey should:
- Be fully intrusive within the survey area
- Access all voids, cavities, and hidden areas
- Identify all ACMs, regardless of condition
- Be conducted in unoccupied areas (due to disturbance)
- Cover the specific scope of intended works
This type is required before any work that will disturb the building fabric.
Survey Reports
A good survey report should include:
- Clear scope and limitations
- Floor plans showing ACM locations
- Description and condition of each ACM
- Laboratory analysis results
- Material and priority risk assessments
- Photographs
- Recommendations for management
- An asbestos register for ongoing use
Commissioning Surveys
When commissioning a survey, ensure:
- The surveyor holds appropriate accreditation (UKAS for analysis)
- The scope is clearly defined
- Access arrangements are agreed
- You receive a comprehensive report
- Results are explained clearly
For guidance on choosing surveyors, see do I need an asbestos survey?
How This Applies to You
For Landlords and Property Owners
Step 1: Determine if you need a survey
You need a management survey if:
- Your building was constructed before 2000
- You haven't already had a survey
- You're responsible for maintenance
Use our guide: Do I need an asbestos survey?
Step 2: Commission the right survey type
| Situation | Survey Type Needed |
|---|---|
| Normal occupation, routine maintenance | Management survey |
| Before refurbishment works | Refurbishment survey (in affected areas) |
| Before demolition | Full refurbishment/demolition survey |
| Buying a property | Management survey at minimum |
Step 3: Use the results
With your survey report:
- Create/update your asbestos management plan
- Brief contractors before any work
- Label ACMs where appropriate
- Arrange regular re-inspections
- Plan for removal or management
Step 4: Keep it up to date
- Re-inspect ACMs at least annually
- Update the register after any changes
- New survey needed before major works
For Property Managers
You often act on behalf of owners:
- Ensure surveys are commissioned
- Maintain the asbestos register
- Brief maintenance contractors
- Arrange periodic re-inspections
- Recommend actions to clients
For Employers/Occupiers
Even if you don't own the building:
- Request the asbestos register from the landlord
- Know where ACMs are located
- Brief your own maintenance staff
- Report any damage to ACMs
Common Mistakes to Avoid
| Mistake | Consequence |
|---|---|
| Not getting a survey at all | Legal breach; unknown risks |
| Getting wrong survey type | ACMs missed; work delayed |
| Using unqualified surveyor | Poor quality survey; legal issues |
| Not using survey results | Survey was pointless; ACMs deteriorate |
| Forgetting re-inspections | Condition changes unnoticed |
| Not briefing contractors | Accidental ACM disturbance |
Related Guidance
- Asbestos topic guide - Overview of asbestos requirements
- Duty to manage asbestos - Understanding your legal duties
- Do I need an asbestos survey? - Decision guide
- Asbestos survey types - Management vs refurbishment
- Asbestos management plan - Using survey results
- What is asbestos? - Background information
- Licensed vs non-licensed work - Work categories
Official HSE document: HSG264 on HSE website