Book an asbestos survey.

An asbestos survey is a vital safety step for any homeowner planning structural changes or simply seeking peace of mind. It provides a definitive map of where asbestos is located, its current condition, and how to manage it safely in accordance with UK health and safety legislation.

What Does the Work Involve?

• Initial Desk Study: The surveyor reviews the property's age, construction type, and any previous records to identify high-risk areas.
• Visual Inspection: A thorough walkthrough to locate potential ACMs such as floor tiles, ceiling coatings (Artex), insulation, and cement roofing.
• Material Sampling: Taking small, discrete samples of suspect materials using specialised tools and personal protective equipment (PPE).
• Laboratory Analysis: Samples are sent to a UKAS-accredited laboratory to confirm the presence and type of asbestos fibres (e.g., Chrysotile, Amosite, or Crocidolite).
• Risk Assessment: Evaluating the condition of the asbestos and the likelihood of fibre release based on its location and vulnerability.
• Final Report: A comprehensive document detailing findings, photographs, lab results, and recommended actions (e.g., encapsulate, monitor, or remove).

Typical Costs

The cost of an asbestos survey depends primarily on the size of the property and the type of survey required. Management surveys are generally cheaper than more intrusive Refurbishment and Demolition (R&D) surveys.

Prices typically include VAT and laboratory fees, though you should always confirm this when requesting a quote. Factors such as restricted access or properties in remote locations may increase the final price.

How Long Does It Take?

• Site Visit (Small Property): 1 to 2 hours for a standard management survey.
• Site Visit (Large House/R&D): 4 to 8 hours, as the surveyor may need to look behind walls or under floorboards.
• Laboratory Results: Usually 3 to 5 working days, though "fast-track" 24-hour services are often available for a premium.
• Final Report Delivery: Typically issued 24 to 48 hours after the lab results are confirmed.

DIY or Professional?

Asbestos surveying is never a DIY job. Identifying asbestos by eye is impossible, and attempting to take samples without the correct training and equipment can release dangerous fibres into your home's air supply.

Professional surveyors use specialised wetting agents and vacuum equipment to ensure that sampling does not contaminate your living space.

Furthermore, a DIY "test kit" may not be legally recognised by mortgage lenders or local authorities. Only a professional report provides the legal protection and accuracy required for property transactions and safe renovations.

Choosing the Right Tradesperson

• UKAS Accreditation: Ensure the surveying company is accredited by the United Kingdom Accreditation Service (UKAS) to ISO/IEC 17020 standards.
• Individual Qualifications: Look for surveyors holding the BOHS P402 (Building Surveys and Bulk Sampling for Asbestos) certificate.
• Independence: It is often best to use a surveyor who does not perform removal work themselves to avoid a conflict of interest.
• Red Flags: Be wary of quotes that seem unusually low or surveyors who claim they can identify asbestos without taking samples.

• Are you UKAS accredited for asbestos surveying?
• Will the samples be tested in a UKAS-accredited laboratory?
• Is your report compliant with HSG264 (the HSE survey guide)?
• Do you have professional indemnity insurance?

UK Regulations

Asbestos management in the UK is strictly governed to protect both homeowners and tradespeople. Following these standards ensures your property remains safe and legally compliant.

• Control of Asbestos Regulations 2012 (CAR 2012): The primary legislation governing how asbestos is handled and managed.
• HSG264: The Health and Safety Executive (HSE) guide that outlines the mandatory standards for asbestos surveys.
• Health and Safety at Work Act 1974: Requires homeowners to ensure a safe environment for any tradespeople working on their property.
• Waste Regulations: Any asbestos removed must be disposed of as hazardous waste at a licenced facility with a consignment note provided as proof.

Common Problems

• Inaccessible Areas: Surveyors may "presume" asbestos is present in areas they cannot reach (e.g., locked rooms or high ceilings), which can complicate future sales.
• Hidden Asbestos: In R&D surveys, asbestos is often found inside wall cavities or under multiple layers of flooring that a standard survey would miss.
• Poor Quality Reports: Cheap, non-compliant reports may be rejected by building contractors or mortgage lenders, forcing you to pay for a second survey.
• Cross-Contamination: If a surveyor does not follow strict "shadow vacuuming" and cleaning protocols, they can inadvertently spread fibres during the sampling process.

Frequently Asked Questions