Asbestos Refurbishment Surveys

What Is an Asbestos Refurbishment Survey?

An asbestos refurbishment survey is a detailed, intrusive inspection of a building carried out before any refurbishment, renovation, or significant maintenance work begins. Its purpose is to locate and identify all asbestos-containing materials (ACMs) in the areas affected by the planned works. It is also known as a pre-refurbishment survey, and was previously referred to as a Type 3 survey under older HSE guidance.

The survey is a legal requirement under the Control of Asbestos Regulations 2012. Any building constructed before the year 2000 may contain asbestos, and the law requires that all ACMs be identified before work commences that could disturb the building fabric. Failing to carry out a refurbishment survey before such work begins can result in prosecution, fines, and serious harm to workers and building occupants.

How Is This Different From a Management Survey?

This is one of the most commonly asked questions about asbestos surveys. The key difference is the purpose and level of intrusiveness:

• An asbestos management survey is a standard, largely non-intrusive inspection used to locate and manage ACMs in a building that is in normal occupation and use. It helps duty holders remain legally compliant and develop an asbestos management plan.
• An asbestos refurbishment survey is an intrusive inspection carried out specifically before refurbishment work. Surveyors access hidden and otherwise inaccessible areas, such as wall cavities, roof voids and below raised floors, to locate ACMs that could be disturbed by the planned works.

A management survey alone is not sufficient before refurbishment begins. If your building already has an asbestos management survey, a separate refurbishment survey is still required before any intrusive works take place.

When Is an Asbestos Refurbishment Survey Required?

An asbestos refurbishment survey is required before any work that could disturb the structure or fabric of a building built before the year 2000. Common situations that trigger the requirement include:

• Structural alterations, extensions or conversions
• Removal or installation of partition walls or ceilings
• Rewiring, new plumbing, or heating system replacement
• Replacement of flooring, roof materials, or external cladding
• Fitting out of commercial or retail premises
• Residential renovations, including kitchen and bathroom refits
• Loft conversions or basement conversions
• Any intrusive maintenance work in a building of pre-2000 construction

If you are unsure whether your planned works require a refurbishment survey, HSG Surveys is happy to advise. In most cases involving pre-2000 buildings and intrusive works, the answer is yes.

Where Is Asbestos Commonly Found in Buildings?

Asbestos was widely used in construction materials throughout the twentieth century and was not fully banned in the UK until 1999. In buildings constructed before this date, asbestos may be found in a wide range of locations and materials, including:

• Textured coatings such as Artex on ceilings and walls
• Ceiling tiles and suspended ceiling systems
• Floor tiles and the adhesive used to fix them
• Pipe lagging and boiler insulation
• Insulation board used in fire doors, partition walls and ceiling panels
• Roofing felt, roof sheets and rainwater goods
• Soffit boards and external cladding panels
• Electrical equipment and fuse boards

Many of these materials are not immediately obvious to the untrained eye. Only a qualified asbestos surveyor can accurately identify suspected ACMs and have them tested by an accredited laboratory to confirm their presence.

How HSG Surveys Carries Out a Refurbishment Survey

Our BOHS-qualified surveyors will visit your property and carry out a thorough, intrusive inspection of all areas scheduled for refurbishment. The survey process follows the HSE’s guidance document HSG264 from start to finish. Here is what you can expect:

• A pre-survey consultation to understand the scope of planned works and agree the areas to be surveyed
• A physical inspection of all relevant areas, including intrusive access to wall cavities, ceiling voids and floor spaces where necessary
• Collection of samples from suspected asbestos-containing materials
• Analysis of all samples by a UKAS-accredited laboratory
• Preparation of a detailed written survey report identifying all ACMs found, their location, type, condition and associated risk
• Recommendations for safe removal or management of ACMs before work begins

Our surveyors bring over 20 years of asbestos surveying experience to every job and are independently audited in accordance with our in-house quality management system. All surveys are conducted in strict accordance with HSG264.

What Does the Refurbishment Survey Report Include?

On completion of the survey, you will receive a comprehensive written report. This document is your legal record and should be passed to your contractor, principal designer, or CDM coordinator before works begin. The report includes:

• A full register of all asbestos-containing materials identified
• The exact location of each ACM, supported by a site plan or annotated floor plan
• The type of asbestos confirmed by laboratory analysis, such as chrysotile, amosite or crocidolite
• The condition of each material and the risk it poses if disturbed
• A priority assessment and clear recommendations for safe removal or encapsulation
• Photographic evidence of all sampled and identified materials
• Laboratory certificates confirming analysis results

Is an Asbestos Refurbishment Survey a Legal Requirement?

Yes. Under the Control of Asbestos Regulations 2012, it is a legal requirement to carry out an asbestos refurbishment survey before any refurbishment work that could disturb asbestos-containing materials. This duty applies to employers and the self-employed, as well as anyone who has control over maintenance or refurbishment works in non-domestic premises. In domestic properties, the contractor undertaking the work also has a legal duty to ensure that asbestos risks are properly identified and managed before work begins.

The Health and Safety Executive (HSE) enforces the Control of Asbestos Regulations 2012. Failure to comply can result in prosecution, significant fines, and in serious cases, custodial sentences. More importantly, disturbing unidentified asbestos can put workers and building occupants at serious risk of asbestos-related disease, including mesothelioma and asbestosis.

Why Choose HSG Surveys for Your Refurbishment Survey?

• Over 20 years’ experience surveying asbestos, and over 30 years in the asbestos industry overall
• All surveyors hold the BOHS P402 certificate for asbestos surveying and sampling
• All surveyors hold the BOHS P405 certificate for managing asbestos in buildings
• Surveys conducted in full accordance with HSG264, the HSE Survey Guide
• Fast turnaround on survey reports and laboratory results
• Clear, detailed reports written in plain English
• Competitive, transparent pricing with free, no-obligation quotes
• CHAS-accredited contractor
• A family-run business delivering a personal, professional service across the North of England

Frequently Asked Questions

How long does a refurbishment survey take?

The duration of the survey depends on the size of the property and the scope of the planned works. A survey for a small residential property may take one to two hours, while a large commercial or industrial building could require a full day or more. Our team will advise you on the expected timescale when you request your free quote.

How quickly will I receive my survey report?

HSG Surveys prides itself on a fast turnaround. In most cases, you will receive your completed survey report within a few working days of the site visit, once laboratory results have been confirmed. We understand that refurbishment projects often run to tight timescales, and we work hard to support your programme.

Do I need a refurbishment survey for a domestic property?

Yes. Although the legal duty under the Control of Asbestos Regulations 2012 applies primarily to non-domestic premises, any contractor carrying out refurbishment work in a domestic property built before 2000 has a responsibility to ensure asbestos risks are identified before work begins. Many responsible homeowners commission a refurbishment survey before undertaking renovations to protect themselves, their family, and their tradespeople.

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