Understand Asbestos Risk: Recommended UK-Wide Surveyors
Asbestos was extensively used in construction up until 2000. As a result, it is still found in buildings and needs to be correctly assessed and managed.
Asbestos is a naturally occurring fibrous mineral which was beneficial to the building industry due to its heat resistance, insulation properties, and durability. However, its harmful health effects have led to stringent regulations on its use and management. When disturbed, microscopic asbestos fibres are released into the air, which, when inhaled, can lead to serious diseases such as asbestosis, lung cancer, and mesothelioma.
If there is asbestos present in a property, an asbestos management plan will enable you to comply with UK regulations and deal with it correctly. We explain how the planning system views asbestos, the various asbestos surveys that may be required, and how an effective asbestos management plan should work.
Common Locations of Asbestos in Buildings
- Roofing materials and ceiling tiles
- Pipe and boiler insulation
- Floor tiles and adhesives
- Cement products (e.g., garage roofs and water tanks)
- Textured coatings (e.g., Artex)
- Fireproofing materials and insulation boards
- Gaskets and ducting in HVAC systems
Asbestos and the Planning System
Asbestos containing materials acms can significantly impact planned work and renovation plans. The planning system mandates that:
- Asbestos must be identified and assessed before demolition, refurbishment, or significant alterations.
- Risk assessments and asbestos surveys are often required to obtain planning permissions.
- Local authorities and regulatory bodies may impose conditions on construction projects to ensure asbestos safety.
- Strict waste disposal procedures must be followed, ensuring asbestos is handled by licensed professionals.
When Is an Asbestos Survey Required?
This is necessary when:
- An asbestos management plan is being developed for a building with suspected asbestos containing materials acms.
- A property is being sold or leased, particularly if it was built before 2000.
- Renovation or demolition work is planned, and there is a risk of disturbing ACMs.
- A duty holder such as an employer, maintenance personnel or a landlord, needs to comply with the Control of Asbestos Regulations 2012 by ensuring a safe environment for occupants and workers.
Survey stages:
- Site Inspection: a qualified asbestos surveyor inspects the premises to identify potential ACMs.
- Sample Collection: small material samples are taken from suspected asbestos containing areas.
- Laboratory Testing: samples are analysed in accredited labs to confirm the presence of asbestos.
- Assess Risk: the surveyor evaluates the condition of the asbestos containing materials, assessing the level of risk.
- Survey Report: a detailed report is provided, outlining the location, type, and condition of any identified asbestos materials, along with recommendations for managing asbestos or its removal.
Types of Asbestos Surveys
- Asbestos Management Survey: used for ongoing asbestos management in buildings where no major work is planned. Buildings will be regularly monitored.
- Refurbishment/Demolition Survey: further investigation is required via this more intrusive survey before significant building work, ensuring materials that contain asbestos are safely removed.
Creating an Effective Asbestos Management Plan
An Asbestos Management Plan is essential for properties where asbestos containing materials are found. It ensures that asbestos is managed safely, minimising health risks. A well-structured Asbestos Management Plan should include:
1. Asbestos Register: maintain a record of identified or suspected ACMs, including their location, condition, and risk level.
2. Assess Risk: evaluate the potential risk posed by ACMs and determine if any immediate action is required. An asbestos risk assessment must be carried out by certified professionals, such as UKAS-accredited asbestos surveyors.
3. Management Responsibilities: assign a duty holder responsible for asbestos management, ensuring compliance with asbestos regulations.
4. Control Measures: implement procedures in an action plan to prevent disturbance of ACMs, such as:
- Encapsulation (sealing materials to prevent fibre release)
- Regular monitoring and inspections
- Safe working procedures for maintenance staff
5. Communication and Training: ensure all relevant people, including maintenance personnel and contractors, are aware of the risks from asbestos and are trained in safe handling practices.
6. Emergency Procedures: develop a response plan for accidental asbestos exposure, including evacuation procedures, containment measures, and professional asbestos removal services.
7. Regular Review and Updates: an Asbestos Management Plan should be reviewed at least annually or whenever there are changes to the property structure or asbestos conditions as a high priority.
Prioritise health and safety in a management plan
Managing asbestos is the legal responsibility of owners and managers of domestic and non domestic properties. Having an asbestos register and an asbestos management plan in place will identify, assess and monitor the condition of asbestos, ensuring compliance with regulations and protecting health.
If you suspect there are asbestos materials in your property, always consult qualified professionals for inspection, assessment, and safe removal. Geo-environmental consultants at Arbtech carry out asbestos assessments across the UK. For more information, fill in the contact form at the top of this page.