Asbestos Commercial Management Survey | Bromley-by-Bow

Location: Bromley-by-Bow, East London
Survey Type: Asbestos Management Survey (Compliance with CAR 2012)
Survey Date: 22/08/2025

Project Overview:

A comprehensive asbestos management survey was commissioned for a community-use property in Bromley-by-Bow, East London. The core objective was to identify the location, extent, and condition of any asbestos containing materials within the premises. This proactive measure is essential for safeguarding the health of staff, volunteers, and members of the public who use the building, while also ensuring the organisation’s compliance with its ‘Duty to Manage’ under current health and safety legislation.

Survey Methodology:

Our surveyor undertook a systematic walkthrough and visual inspection of the entire property. This covered all accessible areas, including the main hall, ancillary rooms, offices, corridors, kitchen facilities, and plant rooms. The inspection was conducted during normal operating hours with a focus on minimising any disruption to the building’s activities. Where materials suspected of containing asbestos were encountered, their condition assessed, and representative samples were carefully taken for formal analysis at a UKAS-accredited laboratory.

Key Findings:

Laboratory analysis of the samples collected confirmed the presence of several types of ACMs, which are typical for a building of its age and construction style:

• Textured Coatings to Ceilings: A decorative textured coating (often referred to as ‘Artex’) applied to the ceilings in several corridors and a small office was found to contain chrysotile (white) asbestos.
• Vinyl Floor Tiles: The vinyl floor tiles located in the kitchen and an adjacent storeroom were identified as containing asbestos fibres within their composite material.
• AIB Ceiling Tiles: A suspended ceiling grid in a rear office was fitted with Asbestos Insulating Board (AIB) tiles. These materials present a higher risk if disturbed.
• Cement Water Cistern: An old, disused cold-water storage tank located in the roof void was identified as being made from asbestos cement.

Conclusion & Recommendations:

To ensure the safe and compliant management of the identified asbestos, the following actions are strongly recommended:

1. Establish a Live Management Document: The Asbestos Register must be used as the foundation for a live Asbestos Management Plan. This plan should detail how risks will be controlled and communicated.
2. Communicate Findings: The location of the ACMs must be clearly communicated to anyone who may work on the fabric of the building, including maintenance teams and external contractors. Clear labelling of materials should be considered where practical.
3. Implement Safe Working Protocols: No work, however minor, should be permitted on the identified materials without a full risk assessment. Any activity that could disturb the ACMs must be carried out by a qualified and licensed asbestos contractor.
4. Schedule Periodic Re-inspections: The condition of the ACMs, particularly the AIB ceiling tiles, must be re-inspected by a competent person on a regular basis (typically annually) to ensure they have not degraded or been damaged.
5. Plan for Future Works: Should any part of the building be scheduled for refurbishment or demolition, a more intrusive Refurbishment and Demolition Survey will be legally required before the project begins.

By diligently following these recommendations, the duty holder can effectively manage asbestos risks, ensure regulatory compliance, and provide a safe working environment.