Asbestos Survey for Demolition

Asbestos Survey for Demolition – Why It Is Required and What Is Involved

Before any demolition project can begin in the UK, a specific type of asbestos survey must be completed. This is not a recommendation or a best-practice guideline. It is a legal requirement under the Control of Asbestos Regulations 2012, and failing to carry it out before demolition begins can expose workers and the public to serious risk, and the dutyholder to significant legal consequences.

Understanding why this survey is required, what it involves, and how it fits into the demolition planning process is essential for anyone responsible for a demolition project.

Why Is an Asbestos Survey Required Before Demolition?

Demolition, by definition, destroys the fabric of a building. If asbestos-containing materials (ACMs) are present and are demolished without being identified and removed first, fibres are released into the air in uncontrolled quantities. Workers on site, members of the public nearby, and those handling the demolition waste all face potential exposure.

Regulation 7 of the Control of Asbestos Regulations 2012 states that before demolition or any major refurbishment work begins, a suitable survey must be carried out by a competent person. This survey must identify all asbestos that could be disturbed by the work, so that it can be safely removed before the main work proceeds.

The duty applies regardless of the age of the building or its apparent condition. If there is any reasonable possibility of asbestos being present, a survey must be carried out.

What Type of Survey Is Required for Demolition?

The survey required before demolition is a refurbishment and demolition survey, sometimes referred to simply as a demolition survey or an R&D survey. This is the most intrusive type of asbestos survey.

Unlike a management survey, which inspects accessible areas during normal building use, a refurbishment and demolition survey is designed to locate all ACMs throughout the building, including in locations that are normally concealed. This includes:

• Wall cavities and partition voids
• Ceiling voids and roof spaces
• Floor construction and sub-floor spaces
• Ductwork interiors and service shafts
• Structural elements such as columns, beams, and fire protection systems
• Mechanical plant and equipment including boilers, tanks, and pipe systems

The surveyor may need to make openings in walls, ceilings, and floors to access concealed voids. This physical disruption to the building fabric is unavoidable and is a necessary part of producing a complete and accurate survey.

Who Can Carry Out a Demolition Asbestos Survey?

The survey must be carried out by a competent asbestos surveyor. For demolition and refurbishment surveys, it is strongly advisable to use a surveyor from an organisation that is accredited by UKAS under ISO 17020 for asbestos surveying. UKAS accreditation provides independent assurance of the organisation’s competence and quality management systems.

The surveyor must be independent of the demolition contractor to avoid conflicts of interest. Using the same organisation to survey and then demolish is not considered good practice.

What Happens to the Survey Results?

Once the survey is complete, the report is used to plan the asbestos removal programme that must take place before demolition begins. The report will set out:

• All ACMs identified, with precise location, type, and condition
• The priority order for removal based on the risk each material presents
• Recommendations for the method of removal appropriate to each material type

Based on this, a licensed asbestos removal contractor will be appointed to remove all asbestos from the building before the demolition contractor moves in. For licensed materials, the removal work must be notified to the HSE and carried out by an HSE-licensed contractor.

What About Buildings That Have Already Had a Management Survey?

A management survey does not satisfy the requirement for a demolition survey. The two survey types have different objectives and different levels of intrusiveness. A management survey covers accessible areas and does not investigate concealed voids. A demolition survey must cover the entire building, including all concealed elements.

If a management survey has been carried out in the past, its results may provide useful background information and may reduce the scope of investigation required in some areas. However, it cannot be substituted for a full demolition survey.

Consequences of Failing to Survey Before Demolition

The consequences of proceeding to demolition without the required survey are serious.

The HSE has the power to stop the demolition works, issue improvement notices, and prosecute the principal contractor, the demolition contractor, and the client. Prosecutions in this area have resulted in substantial fines and, in some cases, custodial sentences.

Beyond the legal consequences, workers on the demolition site face real and significant health risks if they disturb asbestos without knowing it is present and without the protections a managed removal programme provides.

Practical Steps for Demolition Project Planning

If you are planning a demolition project, the following steps apply:

• Engage a competent asbestos surveyor before the demolition contractor is appointed
• Ensure the survey covers the entire structure, including all concealed voids
• Use the survey report to scope the asbestos removal works
• Appoint a licensed asbestos removal contractor where licensed work is identified
• Ensure all asbestos is removed and clearance certificates issued before demolition begins
• Retain all survey and removal documentation throughout the project

Frequently Asked Questions

Disclaimer: This article is for general informational purposes only and does not constitute legal or professional advice. Demolition project obligations may vary depending on specific circumstances and the nature of the building. Consult a qualified asbestos surveyor and legal adviser before proceeding with any demolition project.