ASBESTOS REFURBISHMENT
SURVEYS IN ESSEX
At Asbestos Surveys Essex, we provide asbestos demolition surveys across Essex, Kent and London. We welcome enquiries from homeowners, developers, commercial property owners and contractors preparing to take down existing buildings or structures.
From a garage being replaced to a commercial building making way for redevelopment, the starting point is establishing what will be demolished. Contact us to discuss your site, the proposed works and the investigation required.
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What is an asbestos demolition survey?
An asbestos demolition survey is a fully intrusive investigation designed to locate and identify, as far as reasonably practicable, asbestos-containing materials throughout the building or part of a building scheduled for demolition.
It includes destructive inspection to investigate concealed construction. The aim is to identify materials that need addressing before the structure is taken down, including asbestos hidden behind finishes or within areas that would not be opened during normal occupation.
The extent of the survey must match the demolition boundary. Where an entire building is being demolished, the investigation needs to address the whole structure rather than only the rooms or surfaces that are easy to access.
Why arrange the survey before demolition?
Demolition can break up many different materials in a short period. Identifying asbestos beforehand allows the project team to plan its treatment separately from the general demolition operation.
It also gives contractors information they need when assessing the job and preparing their approach. A clear survey scope helps everyone understand which buildings were investigated, what was found and what remains unresolved.
Leaving the investigation until the demolition team arrives creates avoidable uncertainty. Arrange the survey early enough for its findings to influence tenders, removal arrangements and the programme.
An asbestos survey forms one part of project preparation. Structural stability, service disconnections, site boundaries and the protection of neighbouring properties also require appropriate professional assessment.
When should you arrange a refurbishment survey?
Asbestos needs consideration early when work is planned in a building constructed or refurbished before 2000. HSE advises assuming asbestos may be present in these buildings until there is suitable evidence otherwise. Its location may be hidden behind later finishes.
Which projects may need an asbestos demolition survey?
Asbestos needs particular consideration when demolishing buildings constructed or refurbished before 2000. Its presence cannot be ruled out because a building looks modern, has recently been decorated or contains only a small amount of visible suspect material.
- Demolition of houses, bungalows and extensions.
- Removal of garages, outbuildings and workshops.
- Redevelopment of commercial or industrial premises.
- Dismantling of warehouses and associated offices.
- Partial demolition within a wider building project.
- Clearance involving several separate structures.
Tell the surveyor about everything included in the demolition contract. A main building, detached store and former plant room should not be treated as one interchangeable inspection area. Each structure needs identifying in the brief.
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Legal compliance before demolition
The Control of Asbestos Regulations 2012 establish duties concerning work liable to expose people to asbestos. Regulation 5 requires employers to identify whether asbestos is present before undertaking relevant demolition, maintenance or other work. Where uncertainty remains, asbestos must be assumed present and the applicable precautions followed.
HSE states that asbestos-containing materials must be removed, as far as reasonably practicable, before demolition. The investigation and resulting information help the project team establish how this requirement will be addressed.
The Construction (Design and Management) Regulations 2015 also apply. Relevant asbestos information must form part of project preparation and be available to those planning and undertaking the work.
A demolition survey supports these duties. It does not replace the demolition contractor’s risk assessments, method statements, structural advice or other required approvals.
Demolition surveys across Essex, Kent and London
Asbestos Surveys Essex provides asbestos demolition surveys for projects across Essex, Kent and London. We can discuss requirements for domestic properties, commercial premises, industrial sites and associated outbuildings.
Whether you are replacing a garage in Essex, preparing a redevelopment site in Kent or organising demolition in London, provide the full project scope when requesting a quotation. Access, neighbouring occupation and the number of structures can all affect inspection arrangements.
For larger sites, a clearly marked plan helps avoid confusion over which buildings are included and the sequence in which they become available.
Frequently Asked Questions
What is a Refurbishment and Demolition (R&D) asbestos survey?
An R&D asbestos survey is a fully intrusive inspection carried out before any refurbishment or demolition work. Its purpose is to locate and identify all asbestos-containing materials (ACMs) so they can be safely managed or removed prior to work starting.
Is an R&D survey a legal requirement?
Yes. If you are planning refurbishment or demolition work on a property built before 2000, an R&D asbestos survey is required to comply with asbestos regulations and ensure safety.
How is an R&D survey different from a management survey?
A management survey is non-intrusive and designed for buildings in normal use. An R&D survey is far more invasive and involves opening up walls, ceilings, and floors to find hidden asbestos before construction work begins.
Will the survey damage the property?
Yes, to some extent. R&D surveys are intentionally intrusive and may involve breaking into building materials to access concealed areas. For this reason, they are usually carried out in vacant properties or areas due for refurbishment.
Can the building be occupied during the survey?
In most cases, no. Because of the intrusive nature of the survey and potential exposure risks, the area being surveyed should be vacated beforehand.
How long does an R&D asbestos survey take?
The time required depends on the size and complexity of the building, but surveys can range from one day to several days for larger or more complex sites.
What happens if asbestos is found?
The project team needs to arrange appropriate asbestos work before proceeding with the affected demolition. The type of material, its condition and the proposed activity determine the controls required.
Some asbestos work requires an HSE-licensed contractor. Other tasks fall under notifiable non-licensed or non-licensed requirements. These distinctions need assessing properly rather than assuming that all removal follows the same process.
Allow time for any necessary notifications, removal and completion checks. An asbestos demolition survey is not a removal service, a post-removal clearance certificate or permission to mix asbestos with general demolition waste.
If unexpected suspect material is discovered later, stop work in the affected area, prevent access and obtain competent advice.
Do I need an R&D survey for small renovation works?
If the work is likely to disturb the building fabric (e.g. removing walls, ceilings, or structural elements), then yes—an R&D survey is required regardless of project size.
When will I receive the report?
We provide a fast turnaround, with detailed reports typically delivered within 72 hours of survey completion.
How does it differ from other asbestos surveys?
A management survey supports the safe everyday use of a property. It does not normally provide the level of destructive access required before taking a building down.
A refurbishment survey focuses on areas affected by particular alterations. A demolition survey extends to the full extent of the structure being demolished. Although both involve intrusive investigation, the project determines their boundaries.
An existing report may contain useful evidence, but its coverage needs checking. A survey for a previous kitchen refurbishment cannot establish what is present throughout the rest of a house scheduled for demolition.
Provide earlier reports and removal records when making your enquiry. They help explain the site’s history without replacing a review of the current project.
What does an asbestos demolition survey entail?
Defining the site and demolition scope
Preparation starts with identifying the structures, floors, adjoining areas and equipment affected. Drawings, site plans, historic information and a written description of the proposed demolition are useful.
Explain whether the work involves complete demolition or retention of particular sections. Where a building connects to occupied premises, that interface needs consideration.
HSE’s HSG264, Asbestos: The survey guide, addresses survey planning, inspection, reporting and use of the findings. Agreeing a detailed scope helps the report serve the actual demolition project.
Arranging safe access
A demolition survey requires the surveyed area to be vacated because intrusive inspection can disturb materials. Arrangements must also protect people in adjoining areas. Where reoccupation is intended, the surveyor must confirm that the area is fit for reoccupation following the survey.
Service isolation, access equipment and structural concerns need discussing before the inspection. A vacant property may still contain live electrical supplies or unsafe construction.
The inspection does not justify entering unstable areas without suitable controls. Where safe access cannot be achieved initially, the project needs a planned approach to further investigation.
Investigating the structure
The surveyor investigates accessible and concealed parts of the demolition scope using an appropriate intrusive approach. This can require opening construction layers rather than relying on a visual walk-through.
The report must identify restrictions and unresolved areas. These cannot simply be treated as asbestos-free. Further investigation or suitable precautions will be required before work affecting them proceeds.
If you know of inaccessible spaces, previous fire damage or undocumented alterations, share that information at the enquiry stage.
Sampling suspect materials
Where appropriate, representative samples are taken by a suitably trained person and analysed by an accredited laboratory. Appearance alone cannot reliably confirm whether a material contains asbestos.
Potential materials include cement products, insulating board, textured coatings, floor finishes and insulation. The materials actually present will vary between buildings, and not every similar-looking product contains asbestos.
Avoid disturbing suspect materials before the visit. Sampling and access should be planned as part of the investigation.
What should the demolition survey report contain?
A useful report clearly identifies the site and the limits of the survey. It should describe the areas inspected, findings, sample results and restrictions requiring further attention.
Photographs, plans and location references help the project team connect each finding with the correct part of the structure. Information about the extent and accessibility of identified materials helps inform subsequent removal planning.
Read the report alongside the demolition drawings. Check that every structure within the contract has been accounted for and that any exclusions have an agreed next step.
If the project changes, the survey may need reviewing. Adding another outbuilding or extending the demolition boundary can introduce areas outside the original investigation.