What Is an Asbestos Survey?
An asbestos survey is a systematic inspection of a building to identify, locate, and assess the condition of any asbestos-containing materials (ACMs). It is carried out by a competent, independent surveyor — ideally one accredited by UKAS to ISO 17020 — and results in a formal written report that forms the basis of an asbestos management plan or a pre-work ACM schedule.
The Control of Asbestos Regulations 2012 (CAR 2012) places a legal duty on the owners and occupiers of non-domestic premises to manage asbestos. The starting point for that duty is knowing where the asbestos is — and that requires a survey. For domestic properties, there is no legal duty to survey, but a survey is strongly advisable before any renovation work on a building constructed before 2000.
Key rule: If your building was constructed before 2000 and you are planning refurbishment or demolition work, you are legally required to commission an asbestos survey before work begins. Failure to do so is a criminal offence under CAR 2012.
The Three Types of Asbestos Survey
The HSE's guidance document HSG264 — Asbestos: The Survey Guide defines three types of survey, each suited to a different purpose. Choosing the wrong survey type is a common and costly mistake.
For more detail on each type, see our dedicated guide: Types of Asbestos Survey — Which One Do You Need?
What Happens During an Asbestos Survey?
Many property owners are uncertain about what a survey actually involves. Here is the full process from initial enquiry to receiving your report.
You contact a UKAS-accredited surveyor. They ask about the property type, age, intended use of the survey (management, refurbishment, or demolition), and any known asbestos history.
The surveyor attends the property and systematically inspects all accessible areas. They look for materials that could contain asbestos based on age, appearance, and location.
Where ACMs are suspected, small samples are taken using a damp cloth technique to suppress fibre release. Samples are sealed and sent to a UKAS-accredited laboratory for analysis.
The laboratory analyses each sample by polarised light microscopy (PLM) to identify the type and percentage of asbestos present. Results are typically returned within 3–5 working days.
The surveyor compiles the findings into a formal report, including an asbestos register, risk assessment for each ACM, photographic evidence, and a site plan showing ACM locations.
The report recommends whether each ACM should be managed in place, encapsulated, or removed. For management surveys, a management plan is produced. For refurbishment/demolition surveys, removal is typically required.
How to Read an Asbestos Survey Report
A well-produced asbestos survey report can be a dense document. Understanding its key sections will help you act on the findings correctly.
Key rule: Any ACM with a risk score of 4 or above on the standard HSE matrix requires a management plan or immediate remedial action. Do not ignore high-scoring items — they represent a legal obligation as well as a health risk.
How to Choose an Asbestos Surveyor
The quality of an asbestos survey is only as good as the competence of the surveyor. The HSE recommends using a UKAS-accredited inspection body (accredited to ISO 17020) for all surveys. UKAS accreditation means the organisation has been independently assessed against internationally recognised standards for technical competence and management systems.
Individual surveyors should hold the BOHS P402 qualification (Building Surveys and Bulk Sampling for Asbestos) or an equivalent qualification recognised by the British Occupational Hygiene Society. Always ask for evidence of qualifications and UKAS accreditation before commissioning a survey.
Be wary of surveyors who offer unusually low prices — a thorough survey takes time, and cutting corners on sampling or laboratory analysis can result in missed ACMs. For a full checklist of what to look for, see our guide: How to Choose an Asbestos Contractor.
Red flag: If a surveyor offers to carry out the survey and the removal work, they are not independent. The HSE requires that the surveyor and the removal contractor are separate organisations to avoid conflicts of interest.
What Happens After the Survey?
The action you take after receiving your survey report depends on the survey type and the findings. For a management survey, ACMs in good condition can remain in place — but you must create and maintain an asbestos register and management plan, and ensure that anyone who might disturb the ACMs (maintenance contractors, tradespeople) is informed of their location.
For refurbishment or demolition surveys, any ACMs identified in the work zone must be removed by a licensed contractor before work begins. The removal contractor will provide a clearance certificate (including a four-stage clearance procedure and air testing) confirming that the area is safe to re-enter. See our guide: Asbestos Air Clearance Certificates Explained.
If your survey reveals ACMs that need to be removed, Pro Asbestos Removal can provide a fixed-price quotation. We are ARCA-registered, UKATA-certified, and fully insured. Call us on 07345 062075 or request a free quote online.