Domestic Asbestos Refurbishment Survey | Orpington

Location: Residential Property, Orpington, Kent
Survey Type: Asbestos Management Survey (CAR 2012 Compliance)
Survey Date: 24/10/2025

Objective:

We were appointed to complete a domestic asbestos refurbishment survey at this two-storey semi-detached property in Orpington, Kent. The homeowner was planning a full kitchen and bathroom renovation and wanted to ensure that any asbestos-containing materials (ACMs) were indentified before the work began.

The Plan of Attack:

Our qualified surveyor carried out an intrusive inspection in all areas due for refurbishment, including the kitchen, bathroom, loft space, and connecting service voids. Where suspect materials were identified, controlled samples were taken and sent to a UKAS-accredited laboratory for analysis. The survey followed HSG264 guidance and was completed efficiently to meet the client’s project schedule.

What We Found:

Our investigation uncovered a few ACMs that had been quietly minding their own business for decades:

• Ceiling Panels: Asbestos insulating board (AIB) was found behind sections of ceiling in the kitchen, likely from previous building upgrades.
• Floor Adhesive: Traces of asbestos were identified in the bitumen adhesive beneath the old vinyl floor tiles.
• Pipe Lagging: Small amounts of asbestos insulation were discovered around pipework within the bathroom wall void.
• No asbestos detected in wall plaster, decorative coatings, or new extension areas.

Recommendations:

The findings provided the client with a clear plan of action before work began:

1. Licensed Removal: The AIB ceiling panels and pipe insulation should be removed by a licensed asbestos contractor before refurbishment begins.
2. Controlled Works: The bitumen adhesive can be safely managed during floor removal under non-licensed conditions, following appropriate HSE control measures.
3. Clearance Testing: Air testing and a reinspection should be carried out post-removal to ensure all affected areas are safe and ready for reoccupation.
4. Refurbishment Planning: The asbestos register and survey report should be provided to all contractors prior to starting work to prevent accidental disturbance.

By completing this refurbishment asbestos survey, the client now has the confidence that their project can move forward safely and in full compliance with HSE guidance, reducing both health risks and costly delays.

Outcome

The survey allowed the homeowner to plan their refurbishment safely and in full compliance with the Control of Asbestos Regulations 2012. By identifying hidden ACMs early, the project could proceed with risk of delay or exposure – ensuring a safe and efficient renovation process.