Domestic Asbestos Management Survey | Ilford

Location: Ilford, Essex
Survey Type: Asbestos Management Survey (CAR 2012 Compliance)
Survey Date: 28/08/2025

1. Objective:

The primary objective of this survey was to undertake a domestic asbestos management survey at a residential property in Ilford, Essex. The purpose was to locate, identify, and assess the condition of any asbestos-containing materials (ACMs) that may be present. This enables the homeowner to meet their duty of care, reduce potential health risks, and plan for safe future maintenance, refurbishment, or demolition works.

2. Survey Methodology

• Visual Inspection: A thorough walk-through of all accessible internal and external areas of the property, including loft space, outbuildings, and service ducts.
• Sampling & Analysis: Representative samples of suspected ACMs were taken in line with HSE guidance (HSG264). These were sent to a UKAS-accredited laboratory for definitive identification.
• Condition Assessment: Each ACM identified or presumed was assessed for its type, extent, surface condition, and potential for disturbance.
• Risk Evaluation: The likelihood of fibre release and potential exposure were evaluated to determine priority actions.

3. Key Findings

The assessment confirmed the presence of several asbestos materials common in homes of this age:

• Artex/ Textured Coatings: Suspected asbestos content identified on ceilings in two bedrooms. Samples confirmed the presence of chrysotile (white asbestos) in small quantities.
• Insulation Board Panels: Asbestos insulating board (AIB) was located behind the boiler cupboard, showing signs of minor damage.
• Cement Sheets: Asbestos cement sheets were identified on the garage roof. These were in fair condition with weathering noted but no immediate fibre release.
• No asbestos identified in bathroom floor tiles, kitchen splashbacks, or loft insulation materials.

Note: The full survey report contains a detailed register with photographs, locations, and specific risk information for each of these materials.

4. Conclusion & Recommendations

The survey confirmed the presence of several asbestos-containing materials within the property. None of the ACMs presented an immediate high-risk hazard; however, due to their location and condition, the following actions are recommended:

1. Management & Monitoring: Artex ceilings can remain in place provided they are left undisturbed. A monitoring plan should be maintained to check condition annually.
2. Repair or Encapsulation: The damaged AIB in the boiler cupboard should be repaired or encapsulated by a licensed asbestos contractor to prevent further deterioration.
3. Planned Removal: The asbestos cement garage roof, while currently stable, should be scheduled for safe removal during future renovation works to eliminate long-term risk.
4. Record Keeping: The asbestos register and management plan for the property should be updated, and contractors must be informed before carrying out any intrusive work.

This survey provides the homeowner with a clear understanding of asbestos risks on the property, ensuring safe management and compliance with HSE guidelines.