Question 1

What is the difference between a Management Survey and a Refurbishment & Demolition Survey?

Accepted Answer

A Management Survey is a non-intrusive baseline that supports the day-to-day duty to manage asbestos under Regulation 4 of CAR 2012 — it's designed to keep the building safe in normal use. A Refurbishment & Demolition (R&D) Survey is fully intrusive to the areas being altered and is normally used to obtain the asbestos information Regulation 5 requires before work that may disturb asbestos. In practice: keep the Management Survey live for the standing building and commission an appropriately scoped R&D Survey before intrusive work.

Question 2

Am I legally required to have an asbestos survey?

Accepted Answer

If you own, lease or manage a non-domestic building (or the communal parts of a residential block), Regulation 4 of the Control of Asbestos Regulations 2012 requires you to know the location and condition of any asbestos-containing materials. A survey is the practical way to meet that duty. For domestic owner-occupiers there is no legal duty to survey the standing building, but Regulation 5 requires suitable steps to determine whether asbestos is present before intrusive works — including loft conversions and structural refurbishments — which normally means an appropriately scoped intrusive HSG264 survey.

Question 3

How long does an asbestos survey take?

Accepted Answer

A residential Management Survey on a typical UK house takes 1.5–3 hours on site. An office or small commercial R&D Survey is usually 4–8 hours. Larger portfolios and industrial sites are sequenced over multiple visits. Reports are typically issued within 48–72 hours following the survey and receipt of laboratory results where sampling is required.

Question 4

How often should I re-inspect asbestos in my building?

Accepted Answer

HSE guidance (HSG264 and HSG227) expects a minimum of annual re-inspection of every recorded ACM in operational premises, with more frequent inspection where the material is accessible, damaged or at risk of disturbance. High-traffic public buildings — schools, healthcare, HMOs — often move to 6-monthly for higher-risk items. We build a proportionate schedule into every management plan.

Question 5

Which survey type do I actually need?

Accepted Answer

Two rules of thumb: (1) if the building will be used as-is, a Management Survey plus a written plan is the baseline; (2) if any part will be altered — kitchen, bathroom, loft, extension, fit-out, demolition — an R&D Survey targeted at the areas being altered is required. Our Do I Need a Survey tool scores your scenario in 60 seconds.

Question 6

Is the survey the same as the asbestos management plan?

Accepted Answer

No — the survey is the physical inspection and the register of findings. The management plan is the live document that says who is responsible, how ACMs will be labelled and monitored, what training staff receive, and what happens when work is planned near an ACM. HSE inspectors expect to see both, and a survey without a plan is not, on its own, compliant.

Question 7

How much does it cost to test a single sample?

Accepted Answer

One professionally collected bulk sample is £85 + VAT, two are £115, three £145, four £175, five £205 and six £235. Each further sample during the same attendance is £30 + VAT. This is material-specific testing, not an asbestos survey or survey report. Laboratory turnaround is typically 24–48 hours.

Question 8

Can I take my own sample and send it in?

Accepted Answer

Legally there is nothing stopping a homeowner taking a small sample of a suspect material, provided you damp the surface, wear appropriate RPE, take the smallest sample possible and seal it in two bags. In practice we strongly recommend a professional take the sample: incorrect technique releases fibres, and HSE does not distinguish between accidental and deliberate disturbance. If you must self-sample, our online instructions cover the safe method.

Question 9

When is air testing (fibre count) needed?

Accepted Answer

Air testing is used to verify that a workspace is safe to re-occupy after asbestos removal, to confirm the effectiveness of encapsulation, and occasionally during background monitoring of high-risk areas. It is not part of a standard survey and it does not identify materials — it measures airborne fibre concentration. Post-removal reoccupation testing uses the four-stage clearance procedure to a WHO methodology.

Question 10

How quickly can I get lab results?

Accepted Answer

Standard turnaround is 48 hours from receipt at the UKAS-accredited laboratory.

Question 11

Is my Artex ceiling asbestos?

Accepted Answer

Any textured coating applied before 1999 in the UK is likely to contain chrysotile (white) asbestos. Post-1999 formulations are asbestos-free. The only reliable way to know is a UKAS lab test of a small sample. Left intact and painted, chrysotile Artex is very low risk; the danger is when it is sanded, scraped or over-boarded without a plan.

Question 12

How do I recognise asbestos insulating board (AIB)?

Accepted Answer

AIB is a compressed board — pale beige or grey, 6–25mm thick, softer than modern plasterboard, often used as fire-lining behind airing cupboards, around structural steel, service risers and behind bath panels. It is visually near-identical to modern calcium-silicate board, so identification is a lab job. Because AIB has a very high fibre-release potential when damaged, treat any pre-2000 board of this type as suspect until tested.

Question 13

How do I tell cement asbestos from AIB?

Accepted Answer

Cement asbestos (AC) is grey, hard, brittle and rings when tapped — used in corrugated roofs, gutters, downpipes, flues and cladding. AIB is softer, matte, and used as internal fire-lining. Both need lab identification, but the practical difference matters: AC is low fibre-release in situ, AIB is high fibre-release the moment it is disturbed.

Question 14

Do old vinyl floor tiles contain asbestos?

Accepted Answer

'Marley' and 'Crown' floor tiles installed between roughly 1955 and 1985 frequently contain chrysotile in both the tile itself and the black bitumen adhesive beneath. Modern vinyl tiles do not. Under laminate and carpet is one of the most common hidden ACMs we find in domestic renovations.

Question 15

How do I identify asbestos pipe lagging?

Accepted Answer

Pipe lagging containing asbestos is usually a fibrous, chalky white material — often wrapped in painted canvas or hessian — around heating pipes, calorifiers and boilers. It typically dates from 1930s–1980s installations. Pipe lagging is the single highest fibre-release ACM in domestic and commercial stock. Do not disturb it and get it tested.

Question 16

What is the difference between licensed and non-licensed removal?

Accepted Answer

Licensed work — required for AIB, sprayed coatings, pipe lagging and loose insulation — must be carried out by an HSE-licensed removal contractor, with 14 days' ARN notification, enclosures, negative pressure, decontamination units and post-work air clearance. Non-licensed and NNLW (notifiable non-licensed) work — much cement, textured coatings, vinyl tiles — can be done by trained contractors with lighter controls. The survey report specifies which category each item falls under.

Question 17

Do you remove asbestos yourselves?

Accepted Answer

No — we are consultancy-only. That independence is deliberate: every recommendation in our reports is scored on risk, not on how much removal work it will generate for us. When licensed removal is required we can put you in touch with vetted removal contractors, but you contract with them directly.

Question 18

Can I remove Artex myself?

Accepted Answer

Legally, a domestic homeowner can remove chrysotile textured coating from their own home under a light regulatory regime, provided controls are followed. In practice we always advise against it: sanding or scraping generates the exact fibre release the ban was designed to prevent. Encapsulate (skim over) rather than remove wherever possible, and if removal is essential, use a trained contractor.

Question 19

How is asbestos waste disposed of?

Accepted Answer

Asbestos is a hazardous waste under the Hazardous Waste Regulations 2005. It must be double-bagged in red inner and clear outer bags (or a UN-approved rigid container for cement sheet), taken to a licensed hazardous waste facility with a consignment note, and every step tracked. Councils do not accept it in normal skips.

Question 20

Who is the 'dutyholder' under CAR 2012?

Accepted Answer

The dutyholder is whoever has the repair and maintenance obligation for the non-domestic premises, whether by tenancy or contract. In practice: the building owner in an owner-occupied building; the landlord in a full-repairing lease; a management company for communal parts of leased buildings; local authorities and academy trusts for schools. If the lease is silent, the duty defaults to the occupier.

Question 21

What are the penalties for non-compliance with CAR 2012?

Accepted Answer

HSE can serve Improvement or Prohibition Notices, prosecute under the Health and Safety at Work Act 1974, and pursue directors personally. Fines have exceeded £1 million in recent enforcement, and imprisonment is available for the most serious breaches. Fee for Intervention (FFI) charges apply from £174/hour where inspectors identify a material breach.

Question 22

Does an HMO count as domestic or non-domestic?

Accepted Answer

The individual demised bedrooms in a licensed HMO are domestic; the communal parts — corridors, staircases, shared kitchens, meter cupboards, roof spaces — are non-domestic and carry the full Regulation 4 duty to manage. Councils increasingly ask to see the register at licence renewal.

Question 23

Do private landlords of single houses have a duty?

Accepted Answer

A single-let house on an AST is a domestic premises, so Regulation 4 does not apply to the standing building. But landlords have a common-law and Homes (Fitness for Human Habitation) Act duty to ensure the property is safe, and Awaab's Law now imposes strict timescales for responding to hazards including asbestos. And any works you commission — refurbs, void turnarounds — trigger a Regulation 5 R&D survey.

Question 24

How much does a typical domestic asbestos survey cost?

Accepted Answer

A Management Survey is £300 + VAT for a one- or two-bedroom house, £350 for three bedrooms and £400 for four bedrooms. Equivalent Demolition Survey prices are £500, £550 and £600, excluding VAT. Your fixed quotation includes all reasonably required samples within the agreed survey scope, UKAS-accredited laboratory analysis and the report.

Question 25

How much does a commercial asbestos survey cost?

Accepted Answer

Commercial Management Surveys start from £450 + VAT, Refurbishment Surveys from £550, Demolition Surveys from £650 and re-inspections from £250. Each is fixed individually according to building size, access, scope and complexity.

Question 26

Why do quotes from different consultants vary so widely?

Accepted Answer

Three main reasons: (1) some consultancies quote the minimum lawful sample count and add samples on the day at extra cost; (2) some sub-contract lab work to non-UKAS labs to hit price; (3) some are removal companies giving a loss-leading survey price to win the follow-on removal contract. Our fixed-price quote includes all necessary sampling and UKAS analysis, and we do not carry out removal.

Question 27

Do you provide a fixed quotation before booking?

Accepted Answer

Yes. Once the property, survey type, scope and location are confirmed, we provide a fixed quotation before booking. The price we quote is the price you pay unless you later ask us to change or extend the agreed scope.

Question 28

Can the survey price change after attendance?

Accepted Answer

We do not increase an agreed survey price because the surveyor needed to take more reasonably required samples within the agreed scope. A price change applies only when the customer asks us to change or extend that scope.

Question 29

Are asbestos samples included in a survey quotation?

Accepted Answer

Yes. Fixed Management, Refurbishment and Demolition Survey quotations include all reasonably required samples within the agreed scope, UKAS-accredited laboratory analysis and the completed report. Bulk sampling is a separate material-specific service, while routine re-inspection normally requires no laboratory sampling.

Question 30

Should I buy a house that contains asbestos?

Accepted Answer

The presence of asbestos alone is not a reason to walk away — the majority of UK houses built before 2000 contain at least one ACM, and most are safe if left intact. What matters is knowing what's there, what condition it's in, and what it would cost to remove during any planned renovation. A targeted pre-purchase survey answers all three questions before you exchange.

Question 31

Does asbestos affect a mortgage or a house sale?

Accepted Answer

Standard residential mortgages are rarely declined for asbestos alone. Where a surveyor flags 'suspected asbestos' in a Homebuyer or Building Survey, lenders typically ask for a specialist report. That report — a targeted management survey — usually satisfies the retention and lets the sale proceed.

Question 32

Do I need an asbestos survey before a loft conversion?

Accepted Answer

Regulation 5 of CAR 2012 requires suitable steps to determine whether asbestos is present before intrusive works, which normally means an appropriately scoped intrusive HSG264 survey. Loft conversions almost always involve breaking into 20th-century additions (dormer eaves, party-wall fire-lining, chimney breasts), so the risk is genuine and the survey protects everyone on site.

Question 33

Do we need a new survey for every office fit-out?

Accepted Answer

Yes — the landlord's Management Survey covers the demise as it stood at survey date. Any Cat B fit-out, strip-out or dilapidations settlement triggers Regulation 5 and needs an R&D Survey scoped to the specific works. We turn these round in 3–7 working days for typical London Cat B projects.

Question 34

Do I have to remove my industrial cement asbestos roof?

Accepted Answer

No — cement asbestos sheeting is safe in situ if unbroken and not walked on. Remove only when it is beyond service life, being over-clad, or the building is being demolished. Meanwhile a written cement-roof management plan and annual inspection meets the duty of care.

Question 35

Can we install solar PV on a cement asbestos roof?

Accepted Answer

Only with a full R&D survey, a written cement-roof management plan, and either roof replacement first or a ballasted PV system engineered to avoid roof penetrations. Any penetrations through AC sheet create licensed removal work.

Question 36

Who is legally responsible for asbestos in a school?

Accepted Answer

In a maintained school the local authority is the dutyholder. In an academy or free school the trust board is the dutyholder. The headteacher and business manager operate the plan day-to-day. The DfE's Asbestos Management in Schools guidance sets sector-specific expectations for training, briefings and record-keeping.

Question 37

How dangerous is a one-off exposure to asbestos?

Accepted Answer

The health risk from asbestos is dose-related and cumulative: a single, brief, low-level exposure carries a very small statistical risk, while long or repeated exposures — as in past occupational cohorts — carry a serious one. If you believe you've disturbed an ACM at home, ventilate the area, damp-wipe surfaces, bag any suspect debris, and speak to a consultant. There is no medical treatment or 'test' for a one-off exposure; the medical guidance is simply to record it and monitor.

Question 38

What should I do if I've accidentally disturbed asbestos?

Accepted Answer

Stop work immediately. Keep people out of the area. If safe, close doors and windows to isolate the space. Do not vacuum (domestic vacuums re-release fibres). Damp-wipe hard surfaces, double-bag any debris and clothing, and call a consultant for advice. In a workplace, record the incident under RIDDOR guidance and inform your appointed dutyholder.

Question 39

What are the health conditions caused by asbestos?

Accepted Answer

The main asbestos-related diseases are: asbestosis (lung scarring), pleural plaques (usually benign markers of exposure), lung cancer (elevated risk especially combined with smoking), and mesothelioma (a cancer of the lung or abdominal lining, virtually exclusively caused by asbestos exposure). All have long latency — typically 20–50 years from exposure to diagnosis.

Question 40

How do I book a survey?

Accepted Answer

Send us the property address, floor area (approximate is fine), and what — if any — works are planned. We come back within one working day with a fixed-price quote and available survey dates. Most domestic bookings mobilise within a few working days; commercial work is scheduled to fit your programme.

Question 41

Who actually attends the survey?

Accepted Answer

A P402-qualified surveyor (or equivalent RSPH/BOHS route) with a minimum of five years' UK site experience. Every report is peer-reviewed by a qualified consultant before release. On complex portfolios you'll have a named consultant as your single point of contact.

Question 42

What does the survey report include?

Accepted Answer

A full HSG264-compliant report includes: a written register of every material inspected, sample results with UKAS lab certificate, photographs of each finding, condition scoring, prioritised recommendations, floor-plan mark-ups, and a compliant management plan template. Everything is delivered as a signed PDF plus, on request, data export for your CAFM system.

Question 43

Do you provide online register access?

Accepted Answer

Yes — for portfolio clients we maintain a consolidated register across every site and reissue it after each re-inspection, so contractors and duty-holders always work from the current version.

Question 44

What insurance cover do you carry?

Accepted Answer

Fully insured. Certificates on request. Samples are analysed by a UKAS-accredited laboratory.

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