Objective

Our team carried out a domestic asbestos management survey at a mid-terrace residential property in Ilford, London. The homeowner requested the survey prior to planned maintenance works to ensure any asbestos-containing materials (ACMs) were identified, managed, and documented in line with current regulations.

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Survey Approach

A full non-intrusive asbestos management survey was completed across all accessible areas of the property, including living areas, bedrooms, loft space, and external structures. Materials suspected of containing asbestos were sampled where appropriate and submitted to a UKAS-accredited laboratory for analysis.

The survey was conducted in accordance with HSG264 guidance, providing a comprehensive and compliant assessment of asbestos risks within the property.

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Survey Findings

• Textured Coatings: Artex-style textured coatings were identified on ceilings in the hallway and rear bedroom. Laboratory analysis confirmed the presence of chrysotile (white asbestos). These surfaces were in good condition and had been previously painted.
• External Elements: Asbestos cement was identified within soffit boards to the rear elevation. The material was intact with no visible signs of deterioration.
• Service Boxing: Asbestos insulating board (AIB) was presumed within boxing around pipework in the airing cupboard. The material was sealed and showed no evidence of disturbance.
• Other Areas: No asbestos-containing materials were identified within floor finishes, internal wall linings, or window components.

Note: The full asbestos register includes detailed locations, material assessments, photographs, and risk ratings for each identified ACM.

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Recommendations

• Encapsulation: The AIB pipe boxing should remain undisturbed but be encapsulated to reduce the risk of fibre release.
• Ongoing Monitoring: Textured coatings and asbestos cement soffits should be visually inspected annually as part of an asbestos management plan.
• Contractor Controls: Any contractors undertaking future works must be provided with the asbestos register prior to starting work.
• Future Works: Should refurbishment or structural alterations be planned, a more intrusive asbestos refurbishment survey will be required.

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Outcome

The homeowner now has a fully documented asbestos register and management plan for the property. With all identified materials in stable condition and appropriately managed, the property is considered safe for normal occupation and compliant with current asbestos management requirements.