Objective

We were instructed to carry out an intrusive asbestos refurbishment survey at this semi-detached residential property in Dagenham, Essex. The homeowner is preparing for a significant internal renovation, including upgrades to the kitchen, several ground-floor rooms, and replacement of older fixtures and finishes. A full refurbishment-level survey was required to ensure that all asbestos-containing materials (ACMs) within the planned work areas were identified before any strip-out or demolition began.

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Survey Approach

Our surveyor completed a detailed, invasive inspection covering all areas scheduled for refurbishment. This included:

• The entrance hallway and front porch

• Ground-floor living spaces

• Kitchen and utility areas

• Bathroom areas scheduled for upgrade

• Wall and ceiling voids

• Underfloor spaces (where accessible)

• Loft sections linked to planned works

The inspection followed HSG264 guidance. Samples of all suspect materials were taken under controlled conditions and submitted to a UKAS-accredited laboratory for analysis.

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What We Found

The intrusive nature of an R&D survey revealed several asbestos-containing materials that would not typically be visible during a standard management survey:

• AIB Behind the Porch Ceiling: Asbestos insulating board was identified behind sections of the internal porch ceiling, concealed by newer decorative finishes.

• Bitumen Floor Adhesive: Asbestos-containing bitumen was found beneath older vinyl tiles in the hallway and utility space.

• Cement Flue Pipe: A redundant asbestos cement flue was uncovered running through the first-floor void and into the loft.

• Warm-Air Duct Lining: A small amount of asbestos insulation residue was identified around an old warm-air duct within a stud wall.

No asbestos was identified in the modern plasterboard partitions, decorative finishes in the newer extension area, or recently fitted windows.

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Recommendations

To ensure the upcoming renovation proceeds safely and legally, we provided the homeowner with clear next steps:

• Licensed Removal Required:
  The AIB porch ceiling sections and cement flue will require removal by a licensed asbestos contractor prior to any demolition or refurbishment works.

• Non-Licensed Controlled Work:
  The asbestos bitumen adhesive can be managed as non-licensed work provided suitable HSE control measures are followed, including dust suppression and use of appropriate PPE/RPE.

• Post-Removal Clearance:
  Four-stage clearance and air monitoring should be carried out in areas where licensed asbestos removal takes place, ensuring all affected spaces are safe for reoccupation and further building work.

• Contractor Briefing:
  All refurbishment contractors must receive a copy of the asbestos refurbishment survey and asbestos register prior to beginning work.

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Outcome

The refurbishment survey equipped the homeowner with a comprehensive asbestos register covering all intrusive areas impacted by their planned project. By identifying hidden ACMs early, the renovation can now proceed safely, efficiently, and in full compliance with the Control of Asbestos Regulations 2012, avoiding costly delays and ensuring a safe working environment for everyone involved.