Asbestos Management Surveys

Overview

Under current legislation there is a duty to manage asbestos in non-domestic premises. In order to manage asbestos a survey will often be required. For non-domestic buildings built before 2000, to comply with current legislation you will require an Asbestos Management Survey.

We carry out the site visit and if requested will take samples during survey and send them to a UKAS accredited laboratory for analysts. Samples are optional (and cost extra) and our surveyor is authorised to make presumptions on the likelihood of asbestos being present in any suspicious materials (Asbestos Containing Material – ACM). One the site visit (and lab reports if requested) are complete, we will produce a report that contains both the Asbestos Register and associated risk assessments necessary for the duty holder to produce their business specific Asbestos Management Plan (and example of which can be found on the hse.gov.uk website here)

What is an Asbestos Management Survey?

A Management Survey aims to ensure that:

  • nobody is harmed by the continuing presence of ACM in the premises or equipment
  • that the ACM remain in good condition
  • that nobody disturbs it accidentally

The Survey must locate any ACM that could be damaged or disturbed by normal activities, by foreseeable maintenance, or by installing new equipment. It may involve minor intrusion and minor asbestos disturbance in order to produce a Materials Assessment.

If you are a commercial property owner, are considering selling your building, or you are a managing agent or tenant of a commercial property, it is your responsibility to manage any asbestos risk within the property.

Asbestos containing materials can be managed and do not always require immediate removal and can often be safely managed for many years. However, as regulations tightne up and more tenents and solicitors are rquiring an Asbestos Management Survey prior to lease or sale,  ignoring or hiding the problem will eventually lead to either a prosecution or worse. If asbestos is identified in your premises, we provide impartial, confidential, level-headed advise on the best course of action to follow. We are an experienced surveying firm, so don’t expect a hysterical, panic stricken response to the discovery of an artex ceiling!

If you building was constructed or renovated before 2000, then unless you have had the building checked for asbestos containing materials (ACMs), you must presume that the building contains asbestos. ACMs were made illegal in 1999, so anything built after 2000 will probably not contain asbestos which means that a survey won’t be needed, however, rogue builders still continue to use stockpiled asbestos containing materials today and any suspicious materials must be investigated. In the UK alone more than one million office buildings still contain ACMs and countless industrial buildings and warehouses throughout the UK have asbestos cement roofs.

Typically asbestos will be found in the following:

Artex ceilings

Spayed on laggings (high risk)

Cement guttering and down-pipes

Office ceiling tiles (except for any manufactured by the Armstrong company)

Vinyl floor tiles (usually with a marbling effect) and the adhesive underneath

Corrugated industrial roofs pitched fibre roofs (usually found on old workshops or warehouses)

Insulating board around boilers or hot water cylinders

Integral to fire doors (internal and external)

Once an asbestos survey is complete you will be provided with both the Asbestos Register and Asbestos Management Report that will details any asbestos present in the building, the extent of the contamination the associated risks based upon the condition and the extent and likelihood of distribution and subsequent introduction of harmful airborne asbestos particles into the environment of the building. if samples have been collected then your Asbestos Register will also contain UKAS laboratory certificates for each sample clearly identifying and confirming the composition and location of the asbestos type. If samples are not collected, the surveyor may make assumptions which will be presumed to contain asbestos and will also be listed in the asbestos register.

In the absence of an asbestos survey, it is impossible to manage any risks associated with ACMs in the property and you will be putting the bulding occupants at risk and breaking the law.

The responsibilities of management in any commercial property are set out in the Control of Asbestos Regulations 2012 and are designed to protect people from the risks associated with developing any asbestos related diseases, which are serious and can lead to serious illnesses or even death. It is the responsibility of the Duty Holder to obtain an Asbestos Management Survey and the associated documents.

Asbestos that’s in good condition and has a clear management plan in place can be a manageable risk, and this will be made clear in your Asbestos Management Report.

Our surveyor will visit your building and perform a walk around survey. Site plans and any additional asbestos survey information are required PRIOR TO SITE VISIT.  If site plans are not present then there will be an additional cost to the survey depending upon the complexity of the building. Typically this works out at between 10% and 25% of the total cost of the survey.

With agreement from the Duty Holder, samples may be taken and sent to a HKAS accredited laboratory for analysis. If samples not instructed, the surveyor will presume any suspected materials are listed as ACMs.

Once the site visit is complete, an Asbestos Management Report will be produced that will contain an Asbestos Register for the building.

To get a quote for an Asbestos Management Survey please complete the form below or email asbestos@freemansurveying.com, or call 07510 090 633.

Sample laboratory analysis £100/5 samples (optional)Do not take samples, instead use surveyors authority to make presumptions on site

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