Management Survey or Refurbishment & Demolition Survey? How to Choose the Right Asbestos Survey
One of the most common questions we get asked is: “Which asbestos survey do I need?” It’s a good question, because choosing the wrong one can leave you non-compliant, delay your project, or put workers at risk.
Across the UK and Northern Ireland, asbestos surveys follow the guidance in HSE publication HSG264: Asbestos, The Survey Guide. It sets out two main types of survey. Here’s how they differ.
1. Asbestos Management Survey
What it’s for: managing asbestos during the normal, day-to-day occupation and use of a building.
A management survey is the standard survey used to meet the duty to manage asbestos in non-domestic premises. Its aim is to locate, as far as reasonably practicable, any asbestos-containing materials (ACMs) that could be damaged or disturbed during normal activities, including routine maintenance and the installation of new equipment.
What it involves:
- A visual inspection of all reasonably accessible areas
- Sampling of suspect materials for laboratory analysis
- Some minor intrusion, for example, lifting ceiling tiles or opening service risers but no significant damage to the building
- An assessment of the condition of each material and how likely it is to release fibres
Who needs one:
- Owners and managers of offices, shops, factories, warehouses, schools and other non-domestic buildings
- Managing agents responsible for the common areas of blocks of flats
- Anyone who needs to create or update an asbestos register
- Buyers of pre-2000 properties who want to understand what they’re taking on
2. Refurbishment and Demolition (R&D) Survey
What it’s for: locating asbestos before any refurbishment, alteration or demolition work.
If you’re planning building work that will disturb the fabric of a building, knocking through walls, replacing ceilings, rewiring, stripping out a kitchen or bathroom, replacing windows, or demolishing a structure – you need a refurbishment and demolition survey first.
An R&D survey is fully intrusive. The surveyor needs to access every area that will be affected by the works, which may mean lifting floorboards, breaking into walls, cutting into ceilings and opening up voids. The aim is to find all asbestos in the area of the works, including materials hidden within the structure, so it can be dealt with safely before contractors move in.
Key points:
- The area being surveyed should normally be vacated during the survey, because it can be destructive.
- It can be carried out on a whole building (e.g. before demolition) or just the specific areas affected by the planned work.
- Any asbestos identified that will be disturbed usually needs to be removed by an appropriate contractor before the main works begin. Many types of asbestos work require a contractor licensed by HSENI.
Quick comparison
| Management Survey | Refurbishment & Demolition Survey | |
|---|---|---|
| Purpose | Day-to-day management of asbestos | Before building work or demolition |
| Intrusion | Minor | Fully intrusive, can be destructive |
| Area covered | All reasonably accessible areas | Every area affected by the works |
| Occupancy | Building can stay in use | Area should be vacated |
| Typical client | Dutyholders, property managers | Developers, homeowners and businesses planning works |
Can a management survey be used for building work?
No. This is a common mistake. A management survey isn’t designed to find asbestos hidden inside walls, floors or structural elements, so it can’t be relied on before refurbishment or demolition. If a contractor starts work based on a management survey alone, hidden asbestos can be disturbed – putting workers at risk and potentially halting the job.
What about homes?
The legal duty to manage doesn’t apply to private homes, but the risks are just the same. If you’re renovating a house built before 2000, an extension, new kitchen, loft conversion or rewire, a R&D survey of the affected areas is a sensible, relatively low-cost step. Many builders will ask for one before they start, and the information feeds into the pre-construction information required.
Still not sure?
Tell us what you’re planning and we’ll recommend the right survey in plain English. Asbestos Solutions NI carries out both management and refurbishment & demolition surveys across Northern Ireland, with all samples analysed by a UKAS-accredited laboratory. Call 07702 332 333 today for advice or a quote.
