If you are planning renovation or demolition work on a building constructed before 2000, you will need an asbestos survey before work begins.
Asbestos was widely used in UK buildings and is often hidden within walls, ceilings, floors and insulation. Disturbing these materials during structural work can release hazardous fibres and breach legal requirements.
Under the Control of Asbestos Regulations 2012, asbestos must be identified before refurbishment or demolition starts.
Why Asbestos Is a Risk During Renovation or Demolition
Renovation and demolition works disturb the very parts of a building where asbestos is most commonly found.
Before its UK ban in 1999, asbestos was widely used in construction materials for insulation, fire protection and durability. As a result, it can still be present in many properties built before 2000.
Hidden Asbestos in Buildings
Asbestos is often concealed within the structure of a building, including:
- Behind walls and partition boards
- Above ceilings and within voids
- Beneath floor coverings
- Around pipework and boilers
- Within insulation and fireproofing materials
Because it is not always visible, it can easily be disturbed unknowingly during strip‑out or structural alterations.
Fibre Release During Structural Work
Activities such as drilling, cutting, breaking through walls, removing ceilings or floors and full demolition can damage asbestos‑containing materials and release microscopic fibres into the air.
These fibres are hazardous when inhaled and can expose workers, occupants and neighbouring properties to risk.
Is an Asbestos Survey a Legal Requirement?
Yes. Under the Control of Asbestos Regulations 2012, asbestos must be identified before any refurbishment or demolition work takes place.
Regulation 5 requires duty holders to determine whether asbestos is present, or likely to be present, before work begins. If there is uncertainty, a suitable asbestos survey must be carried out.
This applies to:
- Commercial and industrial buildings
- Public sector properties
- Rental and managed properties
- Domestic properties undergoing structural renovation or demolition
Work must not start until asbestos has been properly assessed.
Where renovation or structural alteration is planned, a Refurbishment and Demolition (R&D) asbestos survey is specifically required. A standard management asbestos survey is not sufficient for intrusive works.
If you’re unsure which type of survey applies to your project, our guide to the different types of asbestos surveys explains the key differences.
What Type of Asbestos Survey Do You Need?
The type of survey required depends on the nature of the planned works.
Renovation or Structural Alterations
If your project involves altering the fabric of the building — such as removing walls, ceilings, floors or fixed installations, you will require a Refurbishment and Demolition (R&D) asbestos survey.
An R&D survey is fully intrusive, designed to access hidden areas. It focuses on the specific work zone and is required before structural works begin
This survey ensures all asbestos‑containing materials within the scope of works are identified before contractors start on site.
Full Demolition
Before any building is demolished, an R&D asbestos survey is mandatory.
The survey must inspect all areas of the structure, as demolition will disturb the entire building.
Occupied Buildings Without Structural Work
If the building is in normal use and no intrusive works are planned, a management asbestos survey may be sufficient to comply with legal duties.
However, once refurbishment begins, a management survey is no longer adequate.
What Happens If You Don’t Get a Survey?
Starting renovation or demolition without a suitable asbestos survey can have serious consequences.
If asbestos is discovered during works, projects are often stopped immediately while the area is made safe and materials are tested. This can lead to significant delays and unplanned costs.
Potential consequences include:
- Immediate site shutdown
- Emergency asbestos removal
- Programme overruns
- Increased contractor costs
- Enforcement action from the HSE
- Fines or prosecution for non‑compliance
Beyond regulatory penalties, failing to identify asbestos in advance puts workers and occupants at risk of exposure.
Arranging the correct asbestos survey before work begins is far more cost‑effective than dealing with unexpected contamination once a project is underway.
When Should You Arrange an Asbestos Survey?
An asbestos survey should be arranged before any renovation, strip‑out or demolition work is planned or contractors are appointed.
It should form part of your pre‑construction due diligence, alongside design and risk assessment.
Leaving it too late can delay works, particularly if asbestos is identified and requires removal before the project can proceed.
Early assessment ensures your project starts safely, legally and without unnecessary disruption.
What Does the Survey Process Involve?
A professional asbestos survey follows a structured process to ensure compliance and clarity before work begins.
This typically includes:
- Initial consultation to understand the scope of works
- Intrusive inspection of the relevant areas (for refurbishment or demolition projects)
- Controlled sampling of suspect materials
- Analysis by a UKAS‑accredited laboratory
- A detailed report outlining findings and recommendations
At Malrod, our experienced surveyors ensure the correct survey type is carried out, providing clear, practical guidance so your project can proceed safely and compliantly.
Why You Need an Asbestos Survey FAQs
Do I need an asbestos survey before renovating my house?
If the property was built before 2000 and the work will disturb walls, ceilings, floors or fixed installations, a survey is required before work begins.
Is an asbestos survey required before demolition?
Yes. A Refurbishment and Demolition (R&D) asbestos survey is mandatory before any demolition work takes place.
Can I start work before the asbestos survey is completed?
No. Work must not begin until asbestos has been identified and assessed in accordance with legal requirements.
How long does a refurbishment and demolition survey take?
It depends on the size and complexity of the building, but most surveys are completed within a day, with laboratory results and reporting provided shortly after.
What happens if asbestos is found?
If asbestos‑containing materials are identified, they must be properly managed or removed before renovation or demolition proceeds.