Asbestos Management Domestic Survey – Ilford, Essex

Location: Ilford, Essex
Survey Type: Asbestos Management Survey (CAR 2012 Compliance)
Survey Date: 19/11/2025

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1. Project Overview 

We recently carried out an asbestos management survey at a ground-floor flat within a purpose-built residential block in Ilford, Essex. The building dates from the late 1980s, constructed primarily with brickwork and modern timber frame internal partitions. The managing agent instructed the survey as part of routine compliance checks and to support upcoming refurbishment works within the property.

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2. Survey Process

The inspection followed the requirements of HSG264 and involved a full walk-through of the flat, including all internal rooms, built-in storage areas, and accessible service points. Communal features, such as the shared service duct, were also visually assessed where access was permitted.
Samples of suspect materials were collected discreetly and analysed by a UKAS-accredited laboratory, ensuring accurate identification and risk classification.

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Key Findings

The property contained a small number of asbestos-containing materials consistent with buildings of this age:

• Heater Cupboard Lining: A section of asbestos insulating board (AIB) was identified forming part of the cupboard enclosure around the warm-air heating system. The board was intact and presented no immediate hazard.

• Bitumen Adhesive: The adhesive beneath the bathroom vinyl flooring contained chrysotile asbestos. The floor surface itself remained stable with no lifting or cracking.

• Ceiling Joint Finishes: A narrow band of textured coating around a kitchen ceiling joint tested positive for asbestos fibres.

• Pipe Penetration Packing: Asbestos cement packing material was present around an old pipe entry point within the communal duct adjoining the hallway.

• External Features: Soffit boards above the entrances were confirmed to be asbestos cement—common for the era and in generally sound condition.

No asbestos was detected in the wall plaster, window reveals, skirting boards, or electrical distribution fittings.

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Management Advice

None of the identified materials require urgent action, and all can be safely retained under normal occupancy conditions. We recommended:

• Keeping all ACMs undisturbed and recorded within the site’s asbestos management system.

• Avoiding any drilling or intrusive work to the AIB heater cupboard lining unless carried out by a licensed contractor.

• Reinspecting the property annually—or sooner if new maintenance or refurbishment works are planned.

• Advising all tradespeople of the asbestos register before commencing any internal works.

• Considering safe removal of bitumen adhesive and textured coatings if flooring or kitchen refurbishment proceeds.

 

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Outcome

The survey provided the managing agent with a clear and updated asbestos register for the flat, ensuring compliance with the Control of Asbestos Regulations 2012. With accurate information on the location and condition of asbestos-containing materials, future maintenance and improvement works can be planned confidently and safely.