Dealing with Asbestos Risk
Widely used in construction throughout the 20th century, asbestos was a valuable material due to its durability, fire resistance and insulating properties. The potential risks of severe health issues arising from contact with asbestos, however, have led to strict control measures governing its use, removal and management.
Due to its widespread use, asbestos remains present in many buildings, necessitating proper risk assessment and management to prevent exposure. Conducting an asbestos risk assessment is essential to ensure safety and compliance with legal requirements, particularly when working on older buildings.
Historic Use of Asbestos in Construction
Before being banned in 1990, asbestos-containing materials (ACMs) were commonly found in:
- Insulation Material: walls, ceilings, pipes and boilers.
- Flooring: vinyl tiles and adhesives often contained asbestos
- Fireproofing Materials: steel beams, fire doors and protective coatings
- Cement Products: guttering, soffits and downpipes.
- Decorative Coatings: Artex and similar textured coatings
- Roofing and Cladding: corrugated asbestos cement sheets (primarily in industrial and agricultural buildings)
Risks to People and Property from Asbestos
Asbestos becomes a significant health hazard when its fibres become airborne and are inhaled.
Asbestos Risks to People
- Mesothelioma: a rare and aggressive cancer caused almost exclusively by exposure to asbestos
- Asbestosis: a chronic lung disease that leads to scarring of lung tissue and respiratory failure
- Lung Cancer: asbestos exposure significantly increases the risk of lung cancer
- Pleural Thickening: a condition where the lung lining thickens, reducing lung function
Asbestos Risks to Property
- Structural Degradation: damaged asbestos materials can release fibres, leading to costly remediation efforts
- Legal and Financial Liabilities: property owners may face legal action if they fail to manage asbestos risks properly
- Construction and Renovation Delays: asbestos discoveries can halt or delay projects until appropriate mitigation measures are taken
When is an Asbestos Risk Assessment Needed?
An asbestos risk assessment is required in several circumstances:
- Before Any Refurbishment or Demolition Work: under the Control of Asbestos Regulations 2012, an asbestos survey must be conducted before disturbing materials in buildings constructed before 2000
- During Property Transactions: buyers and tenants may require an asbestos survey as part of due diligence
- For Risk Management in Workplaces: employers must assess and manage asbestos risks in buildings where employees work
- When Suspected Asbestos-Containing Materials (ACMs) are Found: if materials are damaged or deteriorating, an appropriate asbestos risk assessment is necessary to determine the level of risk
Risk Assessment for Asbestos
The full risk assessment for asbestos is the mechanism by which duty holders fulfil their legal obligations. At this point, the process moves beyond simple identification and into active management.
It involves a detailed inspection to log all asbestos-containing materials present, meticulously noting the type, location and, crucially, the condition of asbestos.
Locating the material and assessing the risk of disturbance, the two-part approach forms the basis of the entire management plan.
What is an Asbestos Risk Assessment?
An asbestos risk assessment is a mandatory and systematic process designed to prevent dangerous asbestos exposure. It is conducted by a qualified surveyor to locate and evaluate the potential hazard posed by asbestos waste within a building.
More than just an asbestos survey, the assessment analyses the likelihood of fibres being released into the air and determines the specific control measures needed to protect occupants and workers.
In short, for any non-domestic property built before 2000, the risk assessment must be carried out before any intrusive work takes place, making it the bedrock of health and safety compliance.
Types of Asbestos Survey
The necessary assessment always depends on the type of risk your project faces.
A competent person will guide the building owner in choosing the correct survey to ensure you have enough information before work begins.
Standard Building Surveys
Management Survey: Routine Maintenance Risk
Identifying asbestos-containing materials (AMCs) present in common areas that could be disturbed during routine maintenance, a standard asbestos risk assessment determines the material’s asbestos condition and provides the essential asbestos register for ongoing management.
Refurbishment and Demolition (R&D) Survey
A mandatory and destructive survey required before any major refurbishment or demolition, a refurbishment and demolition survey is the only way to find certain types of ACMs hidden in new areas of the building fabric. The risk assessment must be done to prevent accidental exposure when you disturb asbestos.
Specialist Contamination Assessments
Ground Contamination Risk: Asbestos in Soil Risk Assessment
A highly specialised assessment performed by licensed professionals addressing contamination from demolition or ground disturbance, a soil risk assessment ensures fibres in the soil pose a minimal risk during work activity and prevents the spread of asbestos found in the ground.
Post-Fire or Emergency Risk: Emergency Risk Assessment
Fire or water damage dramatically compromises the asbestos condition of ACMs, rapidly increasing the likelihood of fibre release and potential for asbestos-related diseases. With an emergency risk assessment, immediate appropriate safety measures can be put in place to contain the hazard.
Asbestos in Planning Conditions
When it comes to the possibility of asbestos disrupting the planning and development process, asbestos management plans play a crucial role in remedying any concerns.
Local planning authorities require professional asbestos assessments before granting approval for demolition or renovation projects.
Key regulatory considerations include:
- The Control of Asbestos Regulations 2012: duty holders are required to manage asbestos risks in non-domestic properties
- The Health and Safety at Work Act 1974: responsibility is placed on employers and property owners to ensure safety
- Construction (Design and Management) Regulations 2015: asbestos risks must be assessed as part of construction planning
- Planning Permissions for Demolition: local authorities often require an asbestos risk assessment before issuing approval
Failure to comply with asbestos risk assessment regulations can result in fines, project delays, and potential prosecution.
The Stages of an Asbestos Risk Assessment
An asbestos risk assessment involves several key steps:
1. Initial Survey and Inspection
A qualified asbestos surveyor conducts a site visit to identify asbestos.
2. Sampling and Laboratory Analysis
If suspected ACMs are found, samples are collected and analysed by accredited laboratories.
3. Risk Evaluation
The assessment must consider the type and condition of asbestos, its location, and the potential for disturbance of ACMs.
4. Risk Mitigation Recommendations
Based on findings, the report outlines the control measures required, such as encapsulation, removal or ongoing monitoring.
5. Asbestos Management Plan
If asbestos waste remains in place and there is no likelihood of disturbance, a management plan is created to ensure safe handling and monitoring.
6. Clearance and Air Testing
If removal is necessary, air monitoring ensures fibre levels are within safe limits before reoccupation.
Asbestos Risk Assessment Report
The final asbestos risk assessment report is the essential document delivered after the on-site asbestos survey is completed.
Contained within the report are the definitive asbestos register, risk scores and detailed recommendations for management, removal or repair. For planning and development, the report is invaluable, providing the local planning authority with evidence that the hazards have been quantified and controlled.
Without this comprehensive documentation, your project cannot achieve condition discharge, meaning your risk assessment must be included in your planning submission to avoid significant legal delays and prosecution.
Asbestos Risk Assessment Control Measures
If our report confirms ACMs are present, the risk assessment must outline the necessary controls to prevent asbestos-related diseases:
- Risk Mitigation: The aim is to reduce the expected level of exposure. In most cases, this means managing the ACMs in place or removing them via licensed professionals.
- Worker Protection: For all work activities involving asbestos (even non-licensed), specific appropriate safety measures are required. It could include training all staff who might disturb asbestos and providing personal protective equipment (PPE).
- Fibre Suppression: To control fibre release during non-licensed work on certain types of material, techniques like controlled wetting are used to keep dust down. The plan should include decontamination procedures to prevent inadvertent exposure.
Identify Asbestos and Manage Risk
Asbestos risk assessment is a vital process in managing the dangers associated with asbestos-containing materials (AMCs) in buildings.
Given its historical use in construction, asbestos remains a prevalent hazard that requires careful material assessment and management.
Whether for refurbishment, demolition or routine property maintenance work, asbestos risk assessments and management plans help safeguard human health, ensure regulatory compliance, and protect property investments.
In the space below, we explain why Arbtech is the best choice for such services, giving you more information on the competent person leading your assessment, the price you will pay for an assessment and the methods of contacting our team for a quote.
Asbestos Risk Assessment Consultants
Employers and property owners must ensure that any asbestos-related work is undertaken by competent and certified professionals to minimise health risks and legal liabilities.
Such qualified professionals include UKAS-accredited asbestos surveyors, trained specialists who conduct surveys and sample analysis, licensed asbestos removal contractors required for high-risk asbestos removal work in specific areas, health and safety consultants to provide asbestos risk management and compliance advice, and environmental agencies and regulators to ensure adherence to asbestos safety regulations.
We hold solid relationships with other companies to give you an even wider range of services. With asbestos risk assessments, we refer to a partner company full of appropriately qualified and trained surveyors for undertaking surveys on development sites all over the country. Each of their team follows strict safety measures and only produces work at an expected level and standard, giving you reliable results, a universally strong quality of service, and the sort of help you need to move forward.
Asbestos Risk Assessment Tools
Conducting an accurate asbestos risk assessment requires specialist tools and stringent safety procedures.
Key tools and equipment used in the process include:
- Sampling Gear: Coring tools and scalpels used to safely collect material samples. Samples are then secured in sealed and tamper-proof sample bags for laboratory analysis.
- Air Monitoring Equipment: Specialist pumps and filters used to measure potential airborne fibre levels, particularly after remedial work.
- Controlled Handling Gear: Equipment used to apply controlled wetting agents to surfaces – a crucial technique used during sampling or non-licensed work to prevent fibre release into the air.
- Personal Protective Equipment (PPE): Essential items worn by the surveyor and workers, including disposable coveralls, overshoes and appropriate respiratory masks to ensure personal safety. No one should ever work without personal protective equipment (PPE).
- Documentation Tools: Digital devices used to meticulously record the location, quantity and specific condition of asbestos found on site.
Asbestos and Fire Risk Assessment Cost
Although there is no combined asbestos and fire risk assessment cost, combining the planning of a fire risk and asbestos assessment can be more efficient. As for any other type of asbestos risk assessment, the quote will be priced up on a case-by-case basis, starting with a baseline fee and only adding on any further costs based on the size of the site, the time needed to complete it, and the number of surveyors needed.
The final asbestos risk assessment cost is always provided via a fixed-fee quote, which we give to the building owner before any work begins.
Contact Our Team for a Free Quote
By engaging qualified professionals and adhering to legal requirements, asbestos risks can be effectively controlled.
Knowledgeable geo-environmental consultants from a long-standing partner company referred to by the helpful team Arbtech carry out these surveys across the UK.
For further information or a free quote from our team based on the specifications of your development site and planning project, fill in the contact form at the top of this page. Alternatively, you can email us, call us or visit our contact page for a list of all available options.
