Why Asbestos Matters in Renovation Work
Asbestos was widely used in UK construction from the 1950s through to 1999, when its use was finally banned. It appears in a wide range of building materials including floor tiles, textured coatings (such as Artex), pipe lagging, roof sheets, soffits, fascias, insulation boards, fire protection materials, and cement products. In an intact, undisturbed state, asbestos-containing materials (ACMs) generally pose no significant risk. The risk arises when they are disturbed, cut, drilled, or broken, releasing fibres into the air.
For homeowners planning renovation work — particularly on properties built before 2000 — understanding whether asbestos is present before work starts is not just good practice; it is a legal and safety requirement for any significant refurbishment or demolition work involving contractors.
Types of Asbestos Survey
There are two main types of asbestos survey, each suited to different circumstances. A management survey is a non-intrusive survey that locates as much asbestos as can be found without significant disruption to the building. It identifies the location, extent, and condition of known and presumed ACMs and assesses the risk they pose if undisturbed. It is appropriate for ongoing management of a building in normal use.
A refurbishment and demolition survey is required before any significant renovation, extension, or demolition work. It is more intrusive — it involves inspection and sampling of areas that will be disturbed by the works, including cavities, voids, sub-floor spaces, ceiling spaces, and structural elements. It identifies all ACMs in the areas to be affected, to ensure that workers and occupants are not exposed during the construction phase.
Who Carries Out Asbestos Surveys?
Asbestos surveys should be carried out by a qualified asbestos surveyor accredited under UKAS. Samples of suspected asbestos-containing materials are taken and analysed by a UKAS-accredited laboratory. The survey report identifies the location, type, condition, and extent of all identified ACMs and makes recommendations for management or removal.
What Happens If Asbestos Is Found?
If asbestos is found in materials that will be disturbed by the renovation works, it must be managed appropriately before those works can proceed. For lower-risk asbestos types and intact materials, encapsulation or careful management may be appropriate. For more hazardous asbestos types (particularly blue and brown asbestos — crocidolite and amosite) or for materials that cannot avoid disturbance, licensed removal by an HSE-licensed asbestos removal contractor is required.
Licensed removal work must be notified to the HSE before it commences, must follow strictly controlled procedures, and must be followed by air monitoring and a written clearance certificate before the area can be re-occupied or further works proceed. Unlicensed work on some lower-risk asbestos types is permitted for trained workers, but this requires training and controls that must be in place before work starts.
Costs and Programme Impact
Asbestos surveys typically cost a few hundred pounds depending on property size and survey type. Licensed asbestos removal is more expensive, particularly for large quantities or complex locations, and the programme time required for removal, air monitoring, and clearance certification can add days or weeks to a project programme. These costs and programme impacts need to be factored into renovation planning as early as possible.
At RCB Design and Build, we require asbestos surveys to be carried out before refurbishment work commences on any property built before 2000. We coordinate with specialist surveyors and, where removal is required, with licensed removal contractors to ensure the works proceed safely and without unnecessary programme delay. Contact us to discuss asbestos management as part of your renovation project.