Objective

We were instructed to complete an asbestos management survey at a residential property in Hackney, East London. The survey was undertaken to identify any asbestos-containing materials (ACMs) present within accessible areas of the dwelling and to assess their condition for safe ongoing occupation and routine maintenance.

As no intrusive works were proposed at the time of the visit, the survey was completed in accordance with management survey requirements under the Control of Asbestos Regulations 2012.

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Survey Approach

The inspection was carried out as a non-intrusive assessment, focusing on components typically associated with asbestos use in late-20th-century residential construction. The surveyor assessed visible finishes, fixtures, and building elements without disturbing the structure.

Attention was given to:

• External cladding, brickwork interfaces, and rainwater systems
• Window surrounds, lintel details, and internal reveals
• Internal wall linings and ceiling finishes within occupied rooms
• Fixed fixtures such as meter boxes, consumer unit housings, and service enclosures
• Floor finishes and transitions between original and replaced coverings
• Heating and ventilation service routes where visible

Samples of suspect materials were taken where safe access allowed and analysed by a UKAS-accredited laboratory.

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Survey Findings

The survey identified a small number of asbestos-containing materials consistent with properties constructed or refurbished during the late 20th century:

• Textured Coatings: Asbestos was identified within decorative ceiling finishes in selected rooms. These materials were in good condition at the time of inspection.
• Asbestos Cement Products: Asbestos cement was identified within sections of rainwater goods serving the rear elevation.
• Resilient Floor Materials: Vinyl floor tiles containing asbestos were identified beneath later coverings within circulation areas.

No asbestos was identified within modern replacement windows, contemporary wall finishes, or recently upgraded internal fixtures. No asbestos insulation board, sprayed coatings, or loose asbestos materials were observed.

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Recommendations

• All identified ACMs have been documented within an asbestos register for ongoing management.
• The materials identified may remain in situ, provided they are not disturbed and their condition is periodically monitored.
• Any maintenance or installation works must take account of the asbestos register prior to commencement.
• Intrusive refurbishment or alteration works will require a refurbishment or demolition asbestos survey in the affected areas.

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Outcome

The management survey has provided clarity on asbestos risks associated with specific building materials within the dwelling. With suitable management arrangements in place, the identified ACMs can be safely controlled, ensuring continued compliance with the Control of Asbestos Regulations 2012.