Asbestos management
Surveys

An asbestos management survey will identify any asbestos-containing materials (ACMs) within a building that may be disturbed during normal use, cleaning, or routine maintenance.

The survey will locate these materials, assess their condition, and determine how likely they are to release harmful fibres. It is a legal requirement for duty holders to manage asbestos in non-domestic properties under the Control of Asbestos Regulations 2012. A management survey is relatively non-intrusive and is the survey type required for ongoing property management.

Anyone responsible for maintaining or repairing non-domestic buildings built before the year 2000.

This includes landlords, property managers, business owners, councils, and housing associations. In residential buildings, the requirement applies to shared or communal areas such as stairwells and corridors.

The survey helps protect both occupants and workers from exposure.

Unlike refurbishment and demolition surveys, a management survey is not destructive. It involves inspecting accessible areas and taking a limited number of samples to confirm whether asbestos is present.

The surveyor assesses the condition of any suspected materials and gives advice on managing them. Refurbishment and demolition surveys, by contrast, involve more invasive work and are carried out before major alterations or dismantling work.

A qualified surveyor will walk through the building, inspecting all accessible areas, including ceilings, walls, floors, roof spaces, ducts, and risers.

They will look for materials that may contain asbestos and take samples. These samples are collected carefully using safe procedures to avoid releasing fibres. The areas sampled are sealed afterward. Photographs and location details are recorded to include in the final report.

Not always. If a material is suspected to contain asbestos but cannot be sampled safely or without significant disruption, it may be presumed to contain asbestos and recorded as such.

In some cases, duty holders prefer to assume the presence of asbestos rather than disturb the material. However, sampling is usually the best way to be certain if asbestos is present.

This depends on the size, age, and layout of the building.

A small house or commercial property may take a few hours, while larger or more complex sites could take weeks or even months.

The amount of furniture, clutter, or restricted access can also affect the time needed. Surveyors may need to revisit if certain areas are locked or unsafe at the time of inspection.

In most cases, no. Because management surveys are non-intrusive, they can usually be carried out while the building is still in use.

However, it may be necessary to keep people away from certain areas while samples are being taken or if fragile materials are being handled. In sensitive environments such as schools or hospitals, surveyors may carry out the work during quiet periods.

You’ll receive a detailed report containing the findings. This includes a list of any asbestos-containing materials found, photographs, sample analysis results, the condition of each item, and a risk score.

It also includes floor plans marked with the locations of ACMs and recommendations on what action should be taken. For ongoing use, an asbestos register is included.

Each material is looked at for signs of wear, cracks, damage, or disturbance. The surveyor will consider how easily fibres might be released during normal use or when maintenance is carried out. The risk is higher if a material is brittle, crumbly, or located somewhere it could be knocked or drilled into. Condition scores are given to help prioritise actions.

If ACMs are present, the report will advise what you should do. Often, materials in good condition can be left in place and checked regularly.

If something is damaged or at risk of being disturbed, you may be advised to seal it, enclose it, or arrange for safe removal by licensed contractors. The aim is always to keep people safe and reduce the chance of exposure.

The survey itself doesn’t need to be repeated unless there’s a major change to the building or its use. However, the asbestos register should be reviewed at least once a year. A re-inspection survey may be carried out to check whether the condition of any known ACMs has changed. Regular monitoring is an essential part of a management plan.

Only trained, experienced professionals should do asbestos surveys. It’s best to use a company, like ours, that is accredited and familiar with HSG264 guidance. Using unqualified or inexperienced surveyors puts people at risk and may result in an invalid report.

Yes. UKAS (United Kingdom Accreditation Service) accreditation means the company has been assessed and approved to carry out inspections to a high standard. It’s one of the best ways to know the survey will be done properly, and the results will be trusted by regulators and contractors.

Not always. Management surveys only cover areas that can be accessed without removing fixtures, damaging the building, or creating hazards. If walls, ceilings, or floors need to be opened up, a refurbishment survey may be needed.

Any concealed or locked areas will be noted in the report and may need further attention later.

Yes. Floor plans are used to show where suspected or confirmed ACMs were found. This makes it easier to understand the layout and manage future work safely.

Areas that could not be accessed or were presumed to contain asbestos will also be marked on the plans.

Yes. We will ask for some details about the property—such as its size, age, and use—before giving you an estimate. It’s helpful if you can provide floor plans or photographs. Once we know what’s involved, we can give you a clear idea of the cost and schedule.

Yes. The job doesn’t end with finding asbestos. We will explain what the results mean and talk you through your options. You’ll be given clear advice on how to manage the materials safely, whether that means keeping them under review, sealing them, or complete removal.

Yes. We can work in the evening or at weekends if needed, especially in places like shops, schools, or public buildings where daytime access would be difficult. You can request this when booking the job.

It’s not a legal requirement for single-family homes, but if you’re planning work that might disturb materials (such as removing ceilings or knocking down walls), having a survey is a good idea. In flats or housing blocks, common areas must be surveyed.

Management surveys are part of the duty to manage asbestos, as set out in Regulation 4 of the Control of Asbestos Regulations 2012. This law applies to anyone responsible for maintenance in non-domestic premises and requires that ACMs be located, recorded, and kept under review.