An asbestos survey is an inspection of a building by a trained asbestos surveyor to find materials that contain asbestos, take samples for laboratory analysis and record where they are and what condition they're in. There are two types: a management survey for a building in normal use, and a refurbishment and demolition survey before building work. Published cost guides put a management survey on a typical house at about £150–£450 and a refurbishment and demolition survey at about £300–£800, with commercial buildings costing more.
Which asbestos survey do you need?
Refurbishment and demolition survey
Fully intrusive and destructive where needed, to reach every area the work will affect, including behind walls, under floors and above ceilings.
The area should be empty during the survey and shown fit to reoccupy afterwards.
Management survey
Finds, as far as reasonably practicable, asbestos that could be damaged or disturbed during normal occupancy, including foreseeable maintenance and installation, and assesses its condition.
Often involves minor intrusive work, usually with simple tools such as screwdrivers and chisels.
Asbestos testing or sampling
A surveyor takes a sample of a single suspect material, such as a textured ceiling or floor tile, and sends it to a laboratory.
Useful for one item, but not a substitute for a survey before major work.
Both survey types are set out in the Health and Safety Executive's guidance HSG264, Asbestos: The survey guide, which is what professional surveyors work to.
When an asbestos survey is legally needed
The HSE says that if a building was built or refurbished before 2000, you should assume it contains asbestos. The HSE says asbestos causes around 5,000 deaths every year.
Non-domestic buildings: the duty to manage Legal duty
Regulation 4 of the Control of Asbestos Regulations 2012 requires the dutyholder for non-domestic premises (whoever is responsible for maintenance and repair, or controls the building) to assess whether asbestos is present, record the findings and put a written plan in place to manage it. This includes the common parts of blocks of flats and converted houses. A management survey is the usual way to do this.
Before refurbishment or demolition Required
Under regulation 5, an employer must not start demolition, maintenance or other work that could expose its employees to asbestos without first assessing whether asbestos is present, what type it is and what condition it is in, or assuming it is present. Before major refurbishment or final demolition, regulation 7 requires the plan of work to specify that asbestos is removed before other major works begin, as far as reasonably practicable, unless removing it would create a greater risk than leaving it in place. A refurbishment and demolition survey finds what needs to come out.
Your own home
The duty to manage doesn't apply to an owner-occupied house. But the HSE is clear that builders and trades working in a home must still make sure they and others are not exposed to asbestos. So before stripping out a kitchen, taking down a wall or replacing a ceiling in an older home, ask your builder whether they need a refurbishment and demolition survey first.
Tell the people doing the work
Dutyholders must pass on where asbestos is and its condition to contractors and maintenance workers. The HSE says this should be as early as possible, for example when you ask for a quote.
What an asbestos survey costs
Most surveys are quoted per job, though some surveyors charge a day rate or per sample. These ranges come from published cost guides and surveyors' price lists.
| Property | Management survey | Refurbishment and demolition survey |
|---|---|---|
| 1–2 bedroom flat | about £180–£300 | about £300–£500 |
| 2–3 bedroom terrace | about £250–£350 | about £400–£550 |
| 3–4 bedroom semi | about £300–£400 | about £500–£700 |
| 4–5 bedroom detached | about £350–£450 | about £550–£800 |
| Commercial premises | typically £200–£600+ | typically £500–£1,000+ |
Large offices and schools cost considerably more: one published guide puts a refurbishment and demolition survey of a 1,000 m² office or school at about £1,490–£2,980.
- Survey typeA refurbishment and demolition survey takes longer and involves opening up the building, so it costs more than a management survey.
- Size and layoutMore rooms, floors, roof spaces and outbuildings mean more time on site.
- Number of samplesSome surveyors include analysis in the price, others charge per sample, so extra samples can add to the bill.
- Access and urgencyDifficult access, travel and urgent turnaround can all add costs.
Check each quote names the survey type, says whether laboratory analysis is included or charged per sample, and states when you'll get the report. A cheap management survey is no use if your builder needs a refurbishment and demolition survey before starting work.
How long an asbestos survey takes
Most home surveys take about 1 to 4 hours on site, and a small flat can take under 2 hours. Commercial buildings can take a full day or longer. Samples then go to a laboratory: some labs return results in 24 to 48 hours, and the full report usually follows within several working days.
What the survey report contains
- Executive summary and site information. What was surveyed, the survey type and any areas that couldn't be accessed.
- Survey results and laboratory analysis. Each material sampled, and whether asbestos was found.
- Material assessment. The condition of each asbestos material and how likely it is to release fibres, which helps decide whether to leave, repair, seal or remove it.
- Information for an asbestos register and plans. Set out so the dutyholder can build an asbestos register and mark locations on building plans.
- Presumed materials. Areas the surveyor couldn't reach must be presumed to contain asbestos and managed that way until they're inspected.
What to check before you hire an asbestos surveyor
- UKAS accreditation. There's no legal requirement for surveyors to be accredited, but the HSE strongly recommends using a surveying body accredited by UKAS to ISO/IEC 17020. UKAS lists accredited survey providers as inspection bodies on its website.
- An accredited laboratory. Samples should be analysed by a laboratory accredited to ISO/IEC 17025.
- Surveyor qualifications. BOHS P402, Surveying and Sampling Strategies for Asbestos in Buildings, is the qualification aimed at asbestos surveyors and is based on the HSE's survey guide. Ask to see certificates.
- If not accredited. The HSE says you should make reasonable enquiries about competence: qualifications, written procedures and references for similar recent work.
- Surveys to HSG264. Ask for confirmation that the survey and report will follow the HSE's survey guide.
If asbestos is found: licensed or non-licensed removal
Asbestos in good condition that won't be disturbed can often be left and managed. If it must be removed, the type of material decides who can do it.
Licensed work HSE licence
Higher-risk work, including any work on sprayed asbestos, most removal of asbestos lagging and most work on asbestos insulating board, must be done by a contractor holding an HSE licence. It must be notified to the enforcing authority at least 14 days before work starts.
Non-licensed and notifiable non-licensed work Trained workers
Lower-risk tasks, such as some work on asbestos cement, can be done without a licence by trained workers. Some of these tasks must still be notified to the enforcing authority.
Questions to ask an asbestos surveyor
- Which survey do I need for this job: management, or refurbishment and demolition?
- Are you UKAS accredited to ISO/IEC 17020, and which laboratory analyses the samples?
- Does the price include laboratory analysis, or is each sample charged extra?
- Do your surveyors hold BOHS P402 or an equivalent qualification?
- How long will you be on site, and when will I get the report?
- Will the report include a material assessment and information for an asbestos register?
- Which areas might you be unable to access, and how will they be recorded?
Prices in this guide are typical ranges from suppliers' published price lists and cost guides. They change and vary by area, so always confirm the price with the supplier before you book. Rules, fees and tax rates are checked against official sources.