Objective

We were instructed to carry out an asbestos management survey at this traditional residential property in Orpington, Kent. The survey was commissioned to help the homeowner understand the presence, condition, and ongoing management requirements of any asbestos-containing materials (ACMs) within the property during normal occupation.

As no major refurbishment or demolition works were planned at the time of the survey, a management-level inspection was considered appropriate.

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Survey Approach

The survey was undertaken in line with HSG264 guidance and involved a non-intrusive inspection of all accessible areas of the property. The surveyor assessed visible materials and accessible building components without causing damage to the structure or finishes.

Areas included within the inspection were:

• External elevations and roofline
• Entrance hallway and porch area
• Ground-floor living spaces
• Kitchen and bathroom areas
• First-floor rooms and circulation spaces
• Loft space

Representative samples of suspect materials were taken where safe and practicable, using controlled methods, and submitted to a UKAS-accredited laboratory for analysis.

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Survey Findings

The management survey identified a small number of asbestos-containing materials typical of residential properties of this age and construction:

• Textured Coatings: Decorative textured coating to selected ceilings was confirmed to contain asbestos. The material was in good condition and showed no signs of damage or deterioration at the time of inspection.
• Asbestos Cement Products: Asbestos cement components were identified externally, including rainwater goods and a redundant flue terminal visible within the roof space. These materials were found to be in sound condition.
• Vinyl Floor Tiles: Original vinyl floor tiles within the hallway were confirmed to contain asbestos. The tiles were largely intact and covered by later finishes in some areas.

No asbestos was identified within modern plasterboard partitions, replacement windows, or recently upgraded internal finishes. No loose-fill asbestos or asbestos insulation board was identified during the survey.

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Recommendations

To ensure the safe ongoing management of asbestos within the property, the following recommendations were provided:

• Asbestos Register:
  All identified ACMs were recorded within an asbestos register, including details of location, material type, and condition.
• Management and Monitoring:
  The identified ACMs are suitable to remain in situ under a management plan, provided they are not disturbed and are periodically re-inspected to monitor their condition.
• Contractor Awareness:
  Any contractors carrying out maintenance or minor works must be made aware of the presence and locations of ACMs and provided with a copy of the asbestos survey prior to starting work.
• Future Works:
  Should refurbishment or intrusive works be planned in the future, a refurbishment or demolition asbestos survey will be required in the relevant areas before work commences.

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Outcome

The asbestos management survey has provided the homeowner with a clear overview of asbestos-containing materials present within the property and their current condition. With appropriate management measures in place, the ACMs identified can be safely managed without immediate removal, ensuring continued compliance with the Control of Asbestos Regulations 2012 and reducing the risk of accidental disturbance during routine occupation or maintenance.