Asbestos is a hazardous material found in many London properties built before 2000. It was used extensively in construction materials — insulation, floor tiles, textured ceiling coatings (Artex), pipe lagging, roof sheets, and cement products — and was only banned from use in the UK in 1999. Any renovation project disturbing materials in a pre-2000 property requires careful asbestos management.
Why Asbestos Matters
Undisturbed asbestos is generally not immediately dangerous. When materials containing asbestos are disturbed — cut, drilled, broken, or demolished — fibres are released into the air. Inhaling these fibres over time causes serious lung diseases including mesothelioma, lung cancer, and asbestosis. Asbestos-related diseases kill around 5,000 people per year in the UK.
Types of Asbestos Survey
Management Survey (Type 1): Identifies the presence and condition of asbestos-containing materials (ACMs) in areas likely to be disturbed during normal occupancy — maintenance, minor repairs. The standard survey for occupied properties. Does not involve intrusive inspection.
Refurbishment and Demolition Survey (Type 2 / R&D Survey): A more comprehensive survey required before any renovation, refurbishment, or demolition work. It involves intrusive inspection — opening up wall cavities, lifting floors, taking samples — to identify all ACMs in the areas to be disturbed. This survey is essential before any significant building work.
When Is a Survey Required?
An R&D asbestos survey is required before:
- Any extension or loft conversion that disturbs existing structure
- Any refurbishment that involves opening up walls, floors, or ceilings in a pre-2000 building
- Any demolition work
- Roof replacement or repair
- Any work that involves materials suspected of containing asbestos
What Happens If Asbestos Is Found?
If the survey identifies asbestos-containing materials, they must be managed or removed before work can proceed in those areas. Options include:
Encapsulation: The ACM is sealed or encapsulated and left undisturbed if it is in good condition and will not be further disturbed. Appropriate for some situations.
Licensed removal: Certain asbestos types (blue/brown asbestos, sprayed coatings, pipe lagging) must be removed by a licensed asbestos removal contractor. Licensed removal involves specialist PPE, air monitoring, containment, and waste disposal.
Non-licensed removal: Some lower-risk ACMs (in good condition, non-friable) can be removed by trained but non-licensed workers under controlled conditions.
Cost of Asbestos Surveys
An R&D asbestos survey for a typical London house typically costs £300–£700 depending on property size and the number of samples taken. Results are usually available within 5–10 working days.
rcbGroup
rcbGroup recommends asbestos R&D surveys before undertaking any renovation in pre-2000 properties and can recommend accredited surveyors. We plan around asbestos management requirements in the construction programme.