Independent · Fit-out & CAT-A/B experienced

Independent asbestos consultancy for offices and managed workplaces.

Every UK office block built before 2000 is a candidate for ACMs — most commonly in ceiling voids, riser panels, fire-door cores and floor screeds. We advise landlords, tenants, managing agents and Cat-A/Cat-B fit-out teams on the tightest possible scope of survey and remediation, without ever quoting for the removal work ourselves.

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Overview

Why offices need a specialist independent consultancy.

Offices are the most transacted building type in the country: leases end, tenants change, dilapidations schedules land and CAT-A/CAT-B fit-outs run to fixed programme dates. Asbestos is the single most common cause of programme slippage in fit-out — usually because an R&D survey was skipped, scoped too narrowly, or based on a landlord register that hadn't been re-inspected since the last major works.

We work with occupiers taking new floors, landlords planning speculative refurbishment, managing agents running multi-let portfolios, and project managers navigating dilapidations. Our reports are structured for the audience they are actually written for — either the tenant, the landlord, or both sides of a negotiation.

Because we do not undertake removal, we can tell a client honestly when the landlord's proposed removal scope is disproportionate — and we can specify a tighter, defensible scope that a licensed contractor will tender against.

Legislation and guidance

The rules that apply to your estate.

Control of Asbestos Regulations 2012 — Regulation 4

In multi-let offices the landlord usually holds the duty for common parts and structure; the tenant holds it for their demise. The lease should confirm — where it doesn't, we help both sides agree.

CDM 2015

Any fit-out or refurbishment triggers CDM. The client (usually the tenant or a developer) must provide pre-construction information — an in-date R&D survey is the standard evidence.

HSE HSG264 and HSG247 ('The Analysts' Guide')

Define survey standards and the 4-stage clearance process after removal. Both are referenced in our reports and specifications.

Landlord & Tenant Act 1954 / Lease dilapidations

Asbestos condition is a recurring dilapidations issue. Our independent reports can be relied on by either side in negotiations.

Typical asbestos risks

Where asbestos is usually found in offices.

AIB ceiling tiles and riser panels

Amosite insulation board tiles above corridors and behind riser access panels — high-risk if disturbed during Cat-B works.

Fire-door cores and intumescent seals

AIB-cored fire doors between office suites, stairwells and plant rooms — often disturbed during ironmongery upgrades.

Textured coatings on soffits and columns

Chrysotile-bearing coatings above suspended ceilings — routinely disturbed by MEP upgrades.

Vinyl floor tiles and bitumen adhesive

Original 1970s–80s flooring under raised access floors, often untouched since the building was first fitted out.

Boiler-house and plant-room insulation

Pipe lagging, gaskets and rope seals in landlord plant rooms.

Cement roof coverings and rainwater goods

AC on outbuildings, canopies and lift over-runs.

Common scenarios

Situations we support offices through every week.

Pre-CAT-B fit-out (tenant)

Landlord register is 6+ years old and the fit-out design breaches ceilings and floors. We deliver a scope-tight R&D survey in the demise, keyed to the design drawings so the contractor can price accurately.

Speculative CAT-A refurbishment (landlord)

Full floor strip-out and re-instatement. Our R&D survey covers the whole floor, plus common parts to the tenant demise, with a removal specification the landlord's PC can tender to.

Dilapidations dispute

Landlord and tenant disagree on scope of removal. Our independent audit either confirms the landlord's schedule or evidences a tighter, defensible position.

Managing agent — multi-let portfolio

Rolling Management Surveys across 20+ assets, unified register and re-inspection schedule, single point of contact for every property manager.

Recommended surveys and services

The right survey for the job — no upselling.

We are consultancy-only. Every recommendation below is scored on risk, not scope of work.

Management Survey (landlord baseline)

Baseline register and plan for a let or multi-let office — the compliance foundation before any transactional or fit-out activity.

Explore management surveys

Refurbishment & Demolition Survey

Scope-tight, design-driven intrusive survey ahead of CAT-A, CAT-B, MEP or demolition works.

Explore refurbishment surveys

Dilapidations advisory

Independent audit of an existing register and any proposed removal schedule — for landlord or tenant.

Talk to a consultant

Air monitoring and 4-stage clearance

Background, leak-test and reassurance monitoring during fit-out, plus independent 4SC after removal.

Arrange air monitoring

Frequently asked

Offices — the questions clients ask us first.

As a tenant taking a new lease, who holds the asbestos duty?

Usually the landlord for the structure and common parts, the tenant for the demised space. The lease is the definitive document — we can review it and confirm in writing.

The landlord's register is five years old — is that acceptable for our fit-out?

For a Cat-B fit-out that will disturb ceilings, floors or partitions, no. CDM 2015 and CAR 2012 both expect an in-date R&D survey against the intended works. A tightly scoped R&D survey typically costs a fraction of the programme delay a missed ACM would cause.

Can you deliver a survey out of hours?

Yes — the majority of tenanted-office surveys are delivered in evenings or weekends. We handle security, access and post-survey clearance.

How long does an office survey take?

A single floor is normally half a day on site; a full multi-storey HQ is 2–5 days. Reports are typically issued within 5 working days of the last visit.

Can you produce a specification we can tender to licensed removal contractors?

Yes. Because we do not undertake removal ourselves, our specifications are conflict-free and are routinely used to run competitive tenders.

Related resources

Commercial sector overview Property Investor landing page Refurbishment landing page Guide: Management vs Refurbishment Survey

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Every enquiry is reviewed by a senior consultant and answered within one working day.