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8/3/2019 Asbestos the Survey Guide
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Health and Safety
Executive
Asbestos: The survey guide
This is a free-to-download, web-friendly version of HSG264
(First edition, published 2010). This version has been adapted for online use
from HSEs current printed version.
Youcanbuythebookatwww.hsebooks.co.ukandmostgoodbookshops.
ISBN 978 0 7176 6385 9
Price 10.95
ThisheavilyillustratedpublicationreplacesandexpandsonMDHS100, Surveying,
sampling and assessment of asbestos-containing materials.Itisaimedatpeople
carryingoutasbestossurveysandpeoplewithspecificresponsibilitiesformanaging
asbestosinnon-domesticpremisesundertheControlofAsbestosRegulations
2006.Thebookcoverscompetenceandqualityassuranceandsurveys,including:
surveyplanning,carryingoutsurveys,thesurveyreportandthedutyholdersuseof
thesurveyinformation.Itincludesextensiveappendicesandreferences.
HSE Books
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Crown copyright 2010
Firstpublished2010
ISBN9780717663859
Allrightsreserved.Nopartofthispublicationmaybereproduced,storedin
aretrievalsystem,ortransmittedinanyformorbyanymeans(electronic,
mechanical,photocopying,recordingorotherwise)withoutthepriorwritten
permissionofthecopyrightowner.
Applicationsforreproductionshouldbemadeinwritingto:
TheOfficeofPublicSectorInformation,InformationPolicyTeam,
Kew,Richmond,SurreyTW94DUore-mail:[email protected]
ThisguidanceisissuedbytheHealthandSafetyExecutive.Followingtheguidance
isnotcompulsoryandyouarefreetotakeotheraction.Butifyoudofollowtheguidanceyouwillnormallybedoingenoughtocomplywiththelaw.Healthand
safetyinspectorsseektosecurecompliancewiththelawandmayrefertothis
guidanceasillustratinggoodpractice.
HSEwouldliketoacknowledgethecontributionsfrom
thefollowingindividualsandorganisationsinpreparing
thisguidance:
ALcontrolOn-SiteServices
AsbestosControlandAbatementDivision(ACAD)
AsbestosRemovalContractorsAssociation(ARCA)
BillSanderson(BureauVeritasUKLtd)BritishInstituteofFacilityManagement
BritishOccupationalHygieneSociety
JeanPrentice(McCroneConsultancyLLP)
NottinghamshireCountyCouncil
PeterIrvine(TetraConsulting)
RoyalInstituteofCharteredSurveyors
UnitedKingdomAccreditationService
WorkplaceEnvironmentSolutionsLtd
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Contents
How to use this guidance 4
1 Introduction 6Legalrequirements 7
Appointedperson 10
Healthandsafetyissues 10
2 Competence and quality assurance procedures 11
3 Asbestos surveys 16Purpose 16
PresumptionoridentificationofACMs 17
Typesofsurvey 18Surveyrestrictionsandcaveats 21
Surveystrategy 22
4 Survey planning 26Dutyholdersplanning 26
Surveyorsplanningprocedure 27
Step1:Collectalltherelevantinformationtoplanthesurvey 27
Step2:Considertheinformation(desk-topstudy) 29
Step3:Establishingandagreeingthesurveyplanandreporting 30
Step4:Healthandsafetyplanandsurveyriskassessment 31
5 Carrying out the survey (surveying) 33
Introduction 33Bulksamplingstrategy 35
Bulksamplingprocedures 37
Bulksampling 38
Materialassessment 40
6 Survey report 42Executivesummary 42
Introduction 42
Generalsiteinformation 42
Surveyresults 43
Conclusionsandactions 45
Bulkanalysisresults 45
7 Dutyholders use of survey information 47
Appendix 1: Refurbishment and demolition surveys 49
Appendix 2: ACMs in buildings listed in order of ease of fibre release 53
Appendix 3: What ACMs look like and where to find them 58
Appendix 4: Material assessment algorithm 68
Appendix 5: Example of a survey and sampling equipment checklist 69
Appendix 6: Quality assurance and quality control 70
References 72
Further Information 74
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How to use this guidance
Greensummaryboxes:Thispublicationhasspecificguidanceforclients/
dutyholdersingreenboxes:
Box 1: Thepurposeofanasbestossurvey.
Box 3: Whattheclient/dutyholdershoulddotocheckthecompetencyof
thesurveyor.
Box 4: Areastobeinspectedaspartofamanagementsurvey.
Box 6: Informationtheclient/dutyholdershouldexpectfromthesurveyor.
Box 9: Informationrequiredforamanagementsurvey.
Box 10:Informationrequiredforarefurbishmentordemolitionsurvey.
Box 11:Whattheclient/dutyholdershoulddotochecktheaccuracyofthe survey
report.
Bluesummaryboxes:Thispublicationhasspecificguidanceforsurveyorsinblue
boxes
Box 2:Surveykeypoints.
Box 5:Informationthesurveyorneedsfromtheclient.
Box 7:Informationtobecollectedbythesurveyor.
Box 8:Exampleofasystematicsurveyinspection.
Box 1: The purpose of an asbestos survey
Tohelpmanageasbestosinyourpremises.
Toprovideaccurateinformationonthelocation,amountandconditionof
asbestos-containingmaterials(ACMs). ToassessthelevelofdamageordeteriorationintheACMsandwhether
remedialactionisrequired.
Tousethesurveyinformationtopreparearecordofthelocationofany
asbestos,commonlycalledanasbestosregister,*andanasbestosplanofthe
building(s).
TohelpidentifyalltheACMstoberemovedbeforerefurbishmentworkor
demolition.
*Note:theinformationintheregistershouldbeusedtoinformtheriskassessment
(egconsiderwhocoulddisturbasbestosonyourpremises),andtoestablishthe
managementplantopreventsuchadisturbance.
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Box 2: Surveykey points Beawarethatthesurveyisessentialfortheclient/dutyholdertosuccessfully
manageasbestos.
Allasbestosshouldbelocatedasfarasreasonablypracticablewithinthe
surveytype.
Ensurethattheappropriatesurveyisundertakenfortheclientsneeds.
Avoidcaveats.
Ensurethesurveyisreportedinaformatthatcanbeusedtopreparean
asbestosregisterandbuildingplan.
Informtheclientthatthesurveyisnottheendpointinmanagingasbestos.
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1 Introduction
1 ThisguidancehasbeenpreparedbytheHealthandSafetyExecutive(with
thehelpofothers,seeAcknowledgements)tohelppeoplecarryingoutasbestos
surveysandthosewithspecificresponsibilitiesformanagingtherisksfrom
asbestosinnon-domesticpremisesunderregulation4oftheControlofAsbestos
Regulations2006(CAR2006). 1Itisalsodesignedtoprovideguidanceinsituations
wheresurveysmaybecarriedoutforotherpurposes,egformanagingasbestos
indomesticpremisesunderwiderhealthandsafetylegislationandformeeting
therequirementsoftheConstruction(DesignandManagement)Regulations2007
(CDM).2Itcomplementsandsupportsotherguidanceonmanagingasbestos. 3-6
2 Largeamountsofasbestos-containingmaterials(ACMs)wereusedforawide
rangeofconstructionpurposesinnewandrefurbishedbuildingsuntil1999when
alluseofasbestoswasbanned.ThisextensiveusemeansthattherearestillmanybuildingsinGreatBritainwhichcontainasbestos.Whereasbestosmaterialsarein
goodconditionandunlikelytobedisturbedtheydonotpresentarisk.However,
wherethematerialsareinpoorconditionoraredisturbedordamaged,asbestos
fibresarereleasedintotheair,which,ifbreathedin,cancauseseriouslung
diseases,includingcancers.
3 Workerswhodisturbthefabricofbuildingsduringmaintenance,refurbishment,
repair,installationandrelatedactivitiesmaybeexposedtoasbestoseverytime
theyunknowinglyworkonACMsorcarryoutworkwithouttakingthecorrect
precautions.Thepurposeofmanagingasbestosinbuildingsistopreventor,where
thisisnotreasonablypracticable,minimiseexposureforthesegroupsofworkers
andotherpeopleinthepremises.Topreventthisexposure,informationisneededonwhetherasbestosis,orislikelytobe,presentinthebuildings,sothatan
assessmentcanbemadeabouttheriskitpresentsandappropriatemeasuresput
inplacetomanagethoserisks.
4 Thisguidanceisaimedat:
Surveyors whocarryoutasbestossurveys.Itsetsouthowtosurveypremises
forACMs.Inparticular,itspecifiesthemethodologytouseincarryingout
surveysandhowtoreportandpresenttheresults.Italsogivesadviceonhow
torecogniseandsamplesuspectedACMs.Indoingso,theguidancebuilds
onandupdatesMDHS100Surveying, sampling and assessment of asbestos-
containing materials,whichitreplaces.Italsocontainsaspecificsectionwhich
outlinesthesurveystrategytousewhensurveyinglargenumbersofsimilarproperties(egdomestichousing).
Those who commission surveys (eg clients/dutyholders).Itsetsouthowto
decidewhattypeofsurveyisappropriate,howtoselectacompetentsurveyor,
whattheclientshouldexpectfromasurveyorandwhattheclientshould
providetothesurveyor.Italsohighlightsissues(egrestrictedaccess,excluded
areasandothercaveats)whichnotonlyreducetheeffectivenessofthesurvey,
butalsohaveseriousimplicationsformanagingasbestos.Italsoexplainswhat
checksshouldbemadeonthesurveyreporttoensureitsvalidityandaccuracy
(iecontractmanagement).
5 Theguidancewillalsobeusefultobuildingprofessionals,suchasarchitects,
designers,buildingsurveyorsandparticularlydemolitionandasbestosremovalcontractors.Forexample,architectsandbuildingsurveyorsneedtobeawareof
therequirementtocarryoutasbestosbuildingssurveys(andindeedcanadvise
ontheneedforanasbestossurveybeforerefurbishmentanddemolitionprojects).
Theyshouldalsobeawareofthevarioustypesofsurveysandbeabletoreview
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completedsurveys.Contractorsneedtobeabletointerpretasbestossurveysso
thatrefurbishmentordemolitioncanbeplannedandcarriedoutsafely.
6 Theguidancedoesnotcoverairbornesamplingorsurveyingcontaminated
land.Thesearespecialisedsubjectsoutsidethescopeofthisdocument.
Legal requirements
The duty to manage asbestos in non-domestic premises*
7 Asbestos,acategory1humancarcinogen,issubjecttoaspecificsetof
regulations,CAR2006.Theseregulationscoverworkwithasbestos,prohibitions
ontheimportation,supplyanduseofasbestos,andlicensingofasbestos-removal
activities.Regulation4ofCAR2006containsanexplicitdutyontheowners
andoccupiersofnon-domesticpremises,whohavemaintenanceandrepair
responsibilities,toassessandmanagetherisksfromthepresenceofasbestos
(thedutyissummarisedinFigure1).Theriskswillvarywithcircumstancesandcanarisefromnormaloccupationofabuildingorfrominadvertentdisturbanceduring
therepair,refurbishmentanddemolitionofpremises.Theriskassessmentwillbe
usedtoproduceamanagementplanwhichdetailsandrecordswhatactionsto
taketomanageandreducetherisksfromasbestos.
8 Therequirementsareplacedondutyholders,whoshould:
takereasonablestepstodeterminethelocationofmaterialslikelytocontain
asbestos;
presumematerialstocontainasbestos,unlesstherearegoodreasonsnotto
doso;
makeandmaintainawrittenrecordofthelocationoftheACMsandandpresumedACMs;
assessandmonitortheconditionofACMsandpresumedACMs;
assesstheriskofexposurefromACMsandpresumedACMsandpreparea
writtenplanoftheactionsandmeasuresnecessarytomanagetherisk(iethe
managementplan);and
takestepstoseethattheseactionsarecarriedout.
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RECORD:Prepare asbestos
register
Yes
Appoint person
to manage asbestos
Find out if ACMs present:
Check plans/drawings
Carry out survey
Carry out
risk assessment
Prepare management
plan
ManageRepair/remove
Monitor
Maintenance workDamaged ACMs
ACMs in good
condition
No
RecordRecord: Asbestos
register plan/drawing
No further action
Are ACMs liable to be disturbed?
Who can be exposed?
Prioritise
- Train staff
- Manage contractors
- Checked all work against
plan/register- Control of work itself:
- Asbestos essentials
- Compliance with CAR
*Thetermpremiseshasaspecificdefinitionunderhealthandsafetylegislationandincludesvehicles,vessels,aircraft,
installationsonlandandoffshore,tentsandmoveablestructures.Whileinmostcasesthesurveywillonlybeneededon
existingbuildings(includingbasements,cellars,tunnels,undercroftsetc)andthesurroundingsite,theremaybesome
situationswheretherearehiddenundergroundstructuresorpipeswhichmayonlycometolightwhenrefurbishmentor
demolitionworkistotakeplace.Theseshouldbeincludedinthesurveyasappropriate.
Figure 1Summaryofthemainstepsinmanagingasbestos
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9 TomanagetheriskfromACMs,thedutyholderwillneedto:
keepandmaintainanup-to-daterecordofthelocation,condition,maintenance
andremovalofallACMsonthepremises;
repair,sealorremoveACMsifthereisariskofexposureduetotheircondition
orlocation;
maintainACMsinagoodstateofrepairandregularlymonitortheircondition;
informanyonewhoisliabletodisturbtheACMsabouttheirlocationand
condition;
havearrangementsandproceduresinplacesothatworkwhichmaydisturb
theACMscomplieswithCAR2006;and
reviewtheplanatregularintervalsandmakechangesifcircumstanceschange.
Management of asbestos in domestic premises
10Thedutytomanageasbestosrequirementsofregulation4ofCAR2006do
notnormallyapplytodomesticpremises.However,therequirementsdoapply
tocommonpartsofpremises,includinghousingdevelopmentsandblocksofflats,butdonotplaceanydirectdutiesonlandlordsforindividualhousesorflats.
Examplesofcommonpartswouldincludefoyers,corridors,liftsandliftshafts,
staircases,boilerhouses,verticalrisers,gardens,yardsandouthouses.The
requirementsdonotapplytoroomswithinaprivateresidencewhicharesharedby
morethanonehousehold,suchasbathrooms,kitchensetcinsharedhousesand
communaldiningroomsandloungesinshelteredaccommodation.
11TheHealthandSafetyatWorketcAct1974,7section2,requiresallemployers
toconducttheirworksotheiremployeeswillnotbeexposedtohealthandsafety
risks,andtoprovideinformationtootherpeopleabouttheirworkplacewhichmight
affecttheirhealthandsafety.Section3placesdutiesonemployersandtheself-
employedtowardspeoplenotintheiremploymentandsection4containsgeneraldutiesforanyonewhohascontrol,toanyextent,overaworkplace.Inaddition,the
ManagementofHealthandSafetyatWorkRegulations1999 8requireemployers
toassessthehealthandsafetyriskstothirdparties,suchastenantswhomaybe
affectedbytheiractivities,andtomakeappropriatearrangementstoprotectthem.
12Theserequirementsmeanthatorganisationssuchaslocalauthorities,housing
associations,socialhousingmanagementcompaniesandotherswhoown,orare
responsiblefor,domesticproperties,havelegaldutiestoensurethehealthand
safetyoftheirstaff(andothers)indomesticpremisesusedasaplaceofwork.
Asemployers,theorganisationsalsohavedutiesunderthegeneralrequirements
ofCAR2006toidentifyasbestos,carryoutariskassessmentofworkliableto
exposeemployeestoasbestosandprepareasuitablewrittenplanofwork.
Construction work
13CDMrequiresarrangementstobeinplacetodealwithasbestosduring
constructionwork,includingrefurbishmentanddemolition.Whereconstruction
orbuildingworkistobecarriedout,theCDMclientmustprovidedesigners
andcontractorswhoarebiddingforthework(orwhotheyintendtoengage)
withproject-specificinformationaboutthepresenceofasbestos,sothatthe
risksassociatedwithdesignandconstructionwork,includingdemolition,canbe
addressed.Itisnotacceptabletomakegeneralreferencetohazardsthatmay
exist.Thereforesite-specificasbestossurveysshouldbecarriedoutinadvance
ofconstructionworktomakesurethattheinformationisavailabletothosewho
needit.
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Appointed person
14TohelpcomplywiththelegalrequirementsandtoensurethatACMsin
premisesareproperlymanaged,dutyholdersshouldidentifyaperson(andin
somecasesadeputy)withintheirorganisationwhowillberesponsibleforthat
management.Anappointedpersonwillbeessentialwherethedutyholderhasa
largeorcomplexbuildingportfolio.Theappointedpersonwillneedtheresources,
skills,trainingandauthoritytoensurethattheACMsaremanagedeffectively.Part
oftheirresponsibilitieswillincludemanagingthesurvey,includingcontractualand
reportingarrangements,qualityandsubsequentuseofthedata.
15Thesurveydataandinformationwillbeusedtocompleteanasbestosregister
andbuildingdiagram(s)showingtheACMlocations.Itwillalsofeedintotherisk
assessment,whichwillbeusedtodevelopthemanagementplan.Thedutyholder
needstoestablishclearlinesofresponsibilityforasbestosmanagementand
implementationoftheplan.
Health and safety issues
16SurveyingandsamplingACMscangiverisetoexposuretoasbestos.These
workactivitiesarecoveredbythemoregeneralrequirementsofCAR2006.The
regulationsrequireemployerstocarryoutariskassessment(regulation6)and
prepareaplanofwork(regulation7),settingoutthecontrolmeasuresandpersonal
protectiveequipment(PPE)tobeused.Theregulationsalsorequirethatadequate
information,instructionandtraining(includingrefreshertraining)(regulation10)
aregiventothesamplingpersonnel.Trainingshouldmeettherequirementsfor
non-licensableasbestosworkassetoutintheApprovedCodeofPractice, Work
with materials containing asbestos.SamplingACMsis,however,exemptfromtheregulationscoveringlicensing(regulation8),notificationofworkwithasbestos
(regulation9)andhealthsurveillance(regulation22)byvirtueofregulation3(2),as
theexposureissporadicandlowintensityandisunlikelytoexceedthecontrol
limit.Otherhazardsmayalsobepresent,suchasworkingatheightsandelectrical
cables.Ariskassessmentwillneedtobecarriedoutbeforestartingworkonsite
(seeparagraphs83-87).Itshouldincludeanysafetyaspectsandrecordanysafety
protocoltobeobservedonsiteaswellasfirealarmandevacuationprocedures.
Asbestos surveying and sampling is likely to be work with asbestos
and therefore will require a risk assessment and a plan of work (method
statement) under CAR 2006. Some activities may also involve physical work
with asbestos (eg moving asbestos insulating board (AIB) ceiling tiles) and
will require similar consideration.
Some direct work on asbestos to support the survey may have to be
carried out by a licensed asbestos contractor (see Appendix 1, paragraphs
6 and 7).
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2 Competence and quality
assurance procedures17Surveyscanbecarriedoutbyin-housepersonnelorathirdparty.Ineachcase
thesurveyormustbecompetenttocarryouttheworkrequired.Tobecompetent,
thesurveyormust:
havesufficienttraining,qualifications,knowledge,experienceandabilitytocarry
outtheirdutiesinrelationtothesurveyandtorecognisetheirlimitations;
havesufficientknowledgeofthespecifictaskstobeundertakenandtherisks
whichtheworkwillentail;
beabletodemonstrateindependence,impartialityandintegrity;
haveanadequatequalitymanagementsystem;and carryoutthesurveyinaccordancewithrecommendedguidance(iethis
publication).
HSE strongly recommends the use of accredited or certificated surveyors
for asbestos surveys.
The dutyholder should not appoint or instruct an independent surveyor to
carry out a survey unless the surveyor is competent.
18Surveyorsshouldhavetrainingandexperienceinallaspectsofsurveywork
includingsurveyplanning,resources,technicalspecification,qualitycontrolandACMassessmentcriteria.
19Theasbestossurveyorneedsknowledgeofasbestosproducts(egtheir
nature,uses,hazards,samplingtechniquesetc)andalsoknowledgeofbuilding
construction,constructionmethods,fireprotectionandthevarioususesof
buildings.Surveyorsshouldbeawareofthedifferentformsofbuildingconstruction
(egsystembuild,traditional,industrialetc)andhowconstructiontechniquesaffect
asbestosuse.SurveyorsshouldalsohaveknowledgeoftheuseofACMsinfire
protectionsystemsandtheeffectofbuildingservicesonthedistributionand
locationofACMs.Forexample:
fireprotectioninsteel-framedbuildingsaroundcolumnsandbeams;
fireprotectionaroundelectricalandheatingsystems; fireprotectionseparatingmulti-occupancybuildings;
fireprotectioninliftshaftsandrisers;
buildingservicesinvoids,plenums,ducts,cavities,undercroftsandrisers.
20Surveyorsshouldbeawareoftherangeofbuildingcomponentsandstructures
whichcontainasbestos(egbargeboards,chimneycowls,ducts,eaves,fascias,
firedampers,flueterminalsandrisers,gables,plenums,soffits,studpartitions,
sandwichpartitionsetc).
21Knowledgeofbuildingconstructiontechniquesanddesignisparticularly
relevantforrefurbishmentanddemolitionsurveys,tounderstandwhere(and
why)ACMsmayhavebeenusedinastructure.SurveyorsshouldalsobeawarethattherearemanyunrecordedadhocusesofACMsinbuildings.Someuses
arosesimplyfromtheconvenientpresenceofACMsasbuildingandengineering
materials.AIBpanelsandoffcuts,forexample,wereusedextensively,randomly
andimaginativelyasshutteringforconcrete,packersaroundcolumns,spacers
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aroundwindowanddoorframes,andcavityclosers.OtherACMsmayhave
causedcontaminationinbuildingsfromthewaytheywereapplied,poorwork
practicesorlaterdisturbance,producingforexample:
oversprayandspreadofdustfromsprayedcoatings;
residuesfromthermalinsulationonbrickworkandinducts;
debrisfromAIBfirebreaksinceilingvoidsandalsoincavitywalls.
TheseACMsareoftenhiddenandunrecordedinbuildingplans.
22Surveythoroughnessisimportant.SimpleandobviousACMsaresometimes
missed,aswellasthosewhicharehiddenorobscured.Thesurveyshould
beperformedinastructured,methodicalandsystematicmanner.Theuseof
checklistsandastructuredapproachtothesurveyprocesswillminimisetherisk
ofACMsbeingmissed(seeBox8).Adequatetimemustbeallowedforthesurvey
inspectiontobedoneeffectively.
The dutyholder must ensure that adequate time and resources are made
available to the surveyor(s) to allow a thorough survey to be carried out.
23Organisationscandemonstratethattheyaretechnicallycompetentto
undertakesurveysforACMsthroughaccreditationtoISO/IEC17020. 9TheUnited
KingdomAccreditationService(UKAS)isthesolenationalaccreditationbodyin
theUnitedKingdom(UKAS,2147HighStreet,Feltham,MiddlesexTW134UN
Tel:02089178400www.ukas.com).Accreditationgivesanassurancethatan
independentandauthoritativebodyhasassessedthetechnicalcompetenceofan
organisation,includingitsunderpinningmanagementsystem.Theschemeshould
ensurethattheorganisationcanprovideavalidservicefortheservicesspecifiedonitsscheduleofaccreditation.
24Individualsurveyorscanalsodemonstratethattheyaretechnicallycompetent
toundertakespecifiedsurveysthroughholdingpersonnelcertificationfroma
CertificationBodyaccreditedbyUKASforthisactivityunderISO/IEC17024. 10
Personnelcertificationprovidesassurancethatanindividualhasachievedadefined
levelofcompetencetocarryoutspecificactivities.Currentlythereisoneaccredited
scheme:ABICS(AsbestosBuildingInspectorsCertificationScheme)whichis
operatedbytheFacultyofOccupationalHygiene,partoftheBritishOccupational
HygieneSociety(BOHS)(seewww.abics.org)(BOHS,5/6MelbourneBusiness
Court,MillenniumWay,PridePark,DerbyDE248LZ,Tel:01332298101
www.bohs.org).Anumberofpeoplehavealsobeencertificatedunderaprevious
schemeNIACS(NationalIndividualAsbestosCertificationScheme).CertificatedsurveyorsshouldalsoworkwithinageneralQualityAssuranceframeworkprovided
byISO/IEC17020(orISO9001 11asaminimum).
Accreditation and personnel certification are both valid schemes for
demonstrating competence in performing asbestos surveys. The schemes
are designed for different market segments and have different emphasis.
Both will ensure that surveys are carried out by competent people.
Accreditation is suitable for organisations of all sizes where the scale and
volume of surveying work dictates not only individual competence but also
the need for more formal and well-defined quality management systems.
Personnel certification is designed for individuals who may operate as soletraders or in organisations with only a few surveyors. The scheme focuses
on individual competence.
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25Individualswithoutpersonnelcertificationmaybeabletodemonstratethatthey
havesufficientcompetencytoundertakespecifiedsurveysthroughacombination
ofqualificationsandexperience.Inthissituation,experience(ieextentandrange)
isparticularlyimportant.ThemostwidelyheldtrainingqualificationintheUK
istheBOHSProficiencyModuleP402:Buildingssurveysandbulksampling
forasbestos(otherproficiencycoursesmaybeavailablefromothertraining
organisations).TheP402isabasicminimumqualificationforindividualscarrying
outasbestossurveysandonitsownitdoesnotdemonstratecompetency.
Therefore,inaddition,individualsmustalsohaveatleastsixmonthsfull-time,
relevant,practicalfieldexperienceonasbestossurveysunderthesupervisionof
experiencedandsuitablyqualifiedpersonnel.Theexperienceshouldcoverthe
propertysectorsincludingindustrial,commercialanddomestic,andshouldcover
managementsurveysandrefurbishmentanddemolitionsurveys,asappropriate.
Traineeswillbeabletodemonstrateacertainlevelofcompetencethroughauditor
assessmentonanappropriatenumberofsurveys(egatleastfive)beforetheycan
beallowedtooperateastheleadsurveyor.
26Furthertrainingandexperiencewillbenecessarytoensurecompetencein
refurbishmentanddemolitionsurveysparticularlyforlargepremises.Training
shouldcover,forexample,thepotentialadditionallocationstobeinspected,
accesstechniquesintocavities,wallsandpartitions,sandwichpartitionsetc.
TheProficiencyModuleP402canbesupplementedwithtworefreshermodules,
P402R,relatingtomanagementsurveys,andrefurbishmentanddemolition
surveysrespectively.Thesemodulescanbeausefulwayofprovidingongoing
annualrefreshertraining,aswellastheopportunitytoexchangeinformationand
experiencewithothers(asrequiredinISO/IEC17020).
The P402 qualification on its own does not demonstrate competency.
Individuals must have at least six months full-time, relevant, practical fieldexperience on asbestos surveys under the supervision of experienced and
suitably qualified personnel.
27TheBOHSS301course(Asbestosandotherfibres)isalsoarelevant
startingqualification,butagainonitsowndoesnotdemonstrateanindividuals
competence.However,individualscanthenobtainaCertificateofCompetence
inAsbestos(CoCA)fromBOHSafterobtainingtheS301,bycompletingsix
monthspracticalexperienceinasbestos,successfullysubmittingawrittenreport
(egonasbestossurveys)andpassinganoralexam.Thequalificationmuststillbe
supplementedbyadequatesupervisedfieldexperience.
28Personnelmayalsoholdanotherqualificationinsurveying:theRoyalSocietyforPublicHealth(RSPH)Level3Certificateinasbestosinspectionprocedures.
Thisqualificationwasdevelopedaspartofapersonnelcertificationschemeand
isstillavailableontheRSPHwebsite(www.rsph.org.uk).Thequalificationalone
doesnotdemonstratecompetency.Candidateswillalsoneedatleastsixmonths
supervisedandauditedpracticalexperience,asoutlinedfortheP402qualification
(seeparagraph25).
29Allsurveyingorganisationsshouldhaveaqualitymanagementsystem(iequality
assuranceandqualitycontrolschemes)inplacetoensurethehigheststandards.
Theseschemesshouldbewrittenandshouldincludeaminimumofthesethree
componentparts:
Aproportionofsurveysbeingre-inspectedbyanothercompetentsurveyor/
auditor,usuallywhilethesurveyisinprogress.Allaspectsofthesitework
(safetyassessments,inspectionprocedures,sampling,documentation,material
riskassessmentsetc)shouldbechecked.Itisrecommendedthatabout5%of
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surveysarereinspected(BS6002:2006). 12
Allthemanagementproceduresandsystemsofasurveyingorganisation
shouldbequalityassuredbycarryingoutauditsofcompletedsurveys.This
wouldnormallybeadesk-topaudit.
Thereshouldalsobeaqualitycontrolschemeforsurveyreports.Allreports
shouldbecheckedbeforebeingissuedtoclients.Simplebutthoroughchecks
shouldbemadethattheclientsrequirementshavebeenmet,aswellas
checksontheconsistency,technicalaccuracyandcompletenessofthereport.
30MoredetailsofaqualitymanagementsystemaregiveninAppendix6.
31Laboratorieswhocarryoutbulkanalysisforasbestosmustdemonstratethat
theyconformtotherequirementsofISO/IEC17025 13and,iftheyprovidethis
serviceforathirdparty,mustbeaccreditedbyarecognisedaccreditationbody,ie
UKAS.Thelaboratoryshouldbeabletodemonstrateitscompetencetocarryout
bulkasbestosanalysisthrough:
stafftrainingrecords;
certificatesfromexternaltrainingproviders;
participationinqualityassuranceschemes;
internalproficiencytestingprogrammes;
satisfactoryperformanceinnationalproficiencytestingprogrammes;
replicateanalysischecksofaproportionoftheroutinesamples.
32TheAsbestosinMaterialsScheme(AIMS)istheUKnationalproficiencytesting
programmeforbulkasbestosanalysis.Individualanalystsshouldalsodemonstrate
competencythroughtrainingrecordsandsatisfactoryperformanceinaninternal
qualityassurancescheme.
33Itistheresponsibilityofanyoneusingalaboratoryfortheanalysisofsamples
forasbestostomakesurethelabholdsthenecessaryaccreditation(detailscanbe
obtainedfromtheUKASwebsite:www.ukas.com).
34Samplesorrepresentativesub-samplesshouldbekeptforatleastsixmonths
afteranalysistoallowcheckstobemade.Samplesassociatedwithalegaldispute
orclaimmayneedtobekeptforlonger.
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Box 3: What the client/dutyholder should do to check the competency of
the surveyor
Thedutyholdershouldbesatisfiedthatthesurveyoriscompetenttocarryout
theworkrequired.
Thismeansthatthedutyholdershouldmakereasonableenquiriesasto
whethertheorganisationorindividualistechnicallycompetenttocarryoutthe
surveyadequatelyandsafely,andcanallocateadequateresourcestoit.The
competencyenquiryshouldbecarriedoutasatwo-stageprocess:
Stage 1:Anassessmentoftheindividualsorcompanyssurveyexpertise
andalso,theirknowledgeofhealthandsafety,todeterminewhetherthese
aresufficienttoenablethemtocarryoutthesurveycompetently,safelyand
withoutrisktohealth.
Stage 2:Anassessmentoftheindividualsorcompanysexperienceand
trackrecordtoestablishifitiscapableofdoingtheworkandthatitrecognisesitslimitations.
Stage 1: Establishtheaccreditationorcertificationstatusofthesurveyorand
anyrelevantasbestossurveyqualifications(seeparagraphs2328).Obtaina
writtendeclarationwhichstatesthatthesurveyorcanoperatewithindependence,
impartialityandintegrityandthatpersonnelcarryingouttheworkareadequately
trainedforallaspectsoftheworktakingplace.Inaddition,obtaincopiesofthe
currentinsurancecertificatesforemployersliability,publicliabilityand
professionalindemnitycoverandcheckthemtoseethattheycoverthe
proposedwork.
Stage 2:Obtaininformationonthesurveyorspastexperienceonthetypeofsurveyplannedandtheircapabilitytodothework.Referencesorevidenceof
recentsimilarworkshouldberequested.
Ifacompanyorsurveyorcannotdemonstratecompetencethroughcurrent
accreditationorpersonnelcertification,thedutyholderwillneedtoconduct
amoredetailedassessmentoftheircompetencetodothework.Thiswillinclude
requesting:detailsoftheirqualifications,copiesoftheirwrittenprocedures
(includingqualitycontrolpolicies)andreferencestootherevidenceofrecent
similarwork.
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3 Asbestos surveys
Purpose
35Thepurposeofthesurveyistohelpmanageasbestosinthedutyholders
premises.Thesurveyhastoprovidesufficientinformationfor:anasbestosregister
andplantobeprepared,asuitableriskassessmenttobecarriedoutandawritten
plantomanagetheriskstobeproduced.Theprocessisshownschematicallyin
Figure2.
SURVEY
Asbestos register
plan/drawing
Refurbishment or
demolition surveyManagement
survey
Management plan
Risk assessment
Figure 2Schematicdiagramshowingthelinkbetweentheasbestossurveyandthe
managementplan
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36Inmostcasesthesurveywillhavethreemainaims:
itmustasfarasreasonablypracticablelocateandrecordthelocation,extent
andproducttypeofanypresumedorknownACMs;
itmustinspectandrecordinformationontheaccessibility,condition*and
surfacetreatmentofanypresumedorknownACMs;
itshoulddetermineandrecordtheasbestostype,eitherbycollecting
representativesamplesofsuspectmaterialsforlaboratoryidentification,orby
makingapresumptionbasedontheproducttypeanditsappearanceetc.
Presumption or identification of ACMs
37 ThedutytomanagerequirementinCAR2006regulation4allowsmaterialsto
bepresumedtocontainasbestos.Thereforeintheasbestossurvey,materialscan
bepresumedtocontainasbestos.Therearetwolevelsofpresumption:
1 Strong presumption:inthiscasethemateriallooksasifitisanACM,orthatit
mightcontainasbestos.Thisconclusioncanbereachedthroughvisualinspection
alonebyanexperienced,well-trainedsurveyor,familiarwiththerangeofasbestos
products.Examplesofstrongpresumptionwouldbe:
wherelaboratoryanalysishasconfirmedthepresenceofasbestosinasimilar
constructionmaterial;
materialsinwhichasbestosisknowntohavebeencommonlyusedinthe
manufacturedproductatthetimeofinstallation(egcorrugatedcementroof
andwallsheeting,cementguttersanddrainpipes,cementwatertanks,ceiling
tiles,insulatingboards);
materialswhichhavetheappearanceofasbestosbutnosamplehasbeentaken,egthermalinsulationonapipewherefibresareclearlyvisible.
2 A default situationwhereamaterialispresumedtocontainasbestos
becausethereisinsufficientevidence(egnoanalysis)toconfirmthatitisasbestos
free,orwhereadutyholder/surveyordecidesthatitiseasierundertheplanned
managementarrangementstopresumecertainmaterialscontainasbestos.Many
non-asbestosmaterialswillalsobepresumedtocontainasbestosusingthis
system.Thereisafurtherdefaultsituationwherematerialsmustbepresumed
tocontainasbestos.Thedefaultappliestoareaswhichcannotbeaccessed
orinspected.Inthissituation any area not accessed or inspected must be
presumed to contain asbestos, unless there is strong evidence that it
does not.
*Theexceptionisrefurbishmentanddemolitionsurveyswhereinformationontheconditionofthe
asbestosisusuallynotrequired(seeparagraph52),astheACMwillberemovedsoonafterthesurvey.
However,incircumstanceswheretheremovalwillnottakeplaceforsometimeafterthesurvey(eg
morethanthreemonths),theACMswillhavetobemanagedduringthisperiod.Inthissituation,
theconditionoftheACMsshouldalsobedeterminedandremedialactiontakenasappropriate(see
paragraphs124and130).
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38Materialscannotbepresumedtobeasbestosfree(iecontainnoasbestos)
unlessthereisstrongevidencetoconcludethattheyarehighlyunlikelytocontain
asbestos.Thereareobviousmaterialswhicharenotasbestos,egwood,glass,
metal,stoneetc.Therearealsomanyexamplesofasbestosbeingpresentinside
materials,egasandwichlayerinsidedoors,insidecolumnsorundercolumn
casings,onthehiddensideofitems,egwoodpanelling,ceilingtiles,under
veneers.Reasonstoconcludethatamaterialdoesnotcontainasbestoswouldbe:
non-asbestossubstitutematerialswerespecifiedintheoriginalarchitects/
quantitysurveyorsplansorinsubsequentrefurbishments;
theproductwasveryunlikelytocontainasbestosorhaveasbestosadded(eg
wallpaper,plasterboardetc);
post-1985construction(foramphiboleACMssuchasasbestosinsulating
board,seeAppendix1);
post-1990constructionfordecorativetexturedcoatings(formulations
containingasbestoswereprohibitedin1988andsomesuppliersvoluntarily
ceasedusingasbestosin1984); post-1999construction(somechrysotileproductswereprohibitedin1993and
nearlyallwereprohibitedin1999).
39ItisnotalwaysstraightforwardtoconcludethatACMsareabsent.The
regulationsrequirethatreasonablestepsaretaken.Whileoriginalspecifications
maynothaveincludedACMsincertainbuildinglocations,workersmayhaveused
themfortheirconvenience.Forexample,workonbuildingsystems(egCLASP
systems14hasshownthatACMs,egasbestosinsulatingboard(AIB)off-cuts
wereusedasfiller/packingandsupportitemsinplaceswheretheirpresencewas
notrecorded.Therearealsomanyexamplesofpoorremovalpracticeleaving
asbestos-containingdebrisandresidues.Thereforeareaswhereasbestoshas
beenremovedpreviouslywillneedtobereinspectedaspartofthesurvey.
Areas where asbestos has been removed previously will need to be
reinspected.
Types of survey
40Thisdocumentdescribestwodifferenttypesofsurvey: management surveys
andrefurbishmentanddemolition surveys.
41Thetypeofsurveywillvaryduringthelifespanofthepremisesandseveralmay
beneededovertime.Amanagementsurveywillberequiredduringthenormal
occupationanduseofthebuildingtoensurecontinuedmanagementoftheACMsinsitu.Arefurbishmentordemolitionsurveywillbenecessarywhenthebuilding(or
partofit)istobeupgraded,refurbishedordemolished.Itisprobablethatatlarger
premisesamixtureofsurveytypeswillbeappropriate,egaboilerhouseduefor
demolitionwillrequirearefurbishment/demolitionsurvey,whileofficesatthesame
sitewouldhaveamanagementsurvey.Inlateryearsrefurbishmentsurveysmay
berequiredinroomsorfloorswhicharebeingupgraded.Insectorswherethere
arelargenumbersofproperties(egdomestichouses)orinternalunits(eghotels),
onlyparticularroomsmaybespecifiedforupgrading,egkitchens,bathroomsand
bedrooms.Refurbishmentsurveyswouldonlybenecessaryintheselocations.
42Itisimportantthattheclientandthesurveyorknowexactlywhattypeofsurvey
istobecarriedoutandwhere,andwhatthespecificationwillbe.Sothereshouldbeaclearstatementandrecordofthetypeofsurveythatistobecarriedout,
includingthereasonsforselectingthattypeofsurvey,andwhereitistobecarried
out.
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Management survey
43Amanagementsurveyisthestandardsurvey.Itspurposeistolocate,asfar
asreasonablypracticable,thepresenceandextentofanysuspectACMsinthe
buildingwhichcouldbedamagedordisturbedduringnormaloccupancy,including
foreseeablemaintenanceandinstallation,andtoassesstheircondition.
44Managementsurveyswillofteninvolveminorintrusiveworkandsome
disturbance.Theextentofintrusionwillvarybetweenpremisesanddepend
onwhatisreasonablypracticableforindividualproperties,ieitwilldependon
factorssuchasthetypeofbuilding,thenatureofconstruction,accessibilityetc.A
managementsurveyshouldincludeanassessmentoftheconditionofthevarious
ACMsandtheirabilitytoreleasefibresintotheairiftheyaredisturbedinsome
way.Thismaterialassessment(seeparagraphs124127)willgiveagoodinitial
guidetothepriorityformanagingACMsasitwillidentifythematerialswhichwill
mostreadilyreleaseairbornefibresiftheyaredisturbed.
45ThesurveywillusuallyinvolvesamplingandanalysistoconfirmthepresenceorabsenceofACMs.Howeveramanagementsurveycanalsoinvolvepresumingthe
presenceorabsenceofasbestos.Amanagementsurveycanbecompletedusing
acombinationofsamplingACMsandpresumingACMsor,indeed,justpresuming.
Anymaterialspresumedtocontainasbestosmustalsohavetheircondition
assessed(ieamaterialassessment).
Management surveys can involve a combination of sampling to confirm
asbestos is present or presuming asbestos to be present.
46Bypresumingthepresenceofasbestos,theneedforsamplingandanalysis
canbedeferreduntilalatertime(egbeforeanyworkiscarriedout).Howeverthisapproachhasimplicationsforthemanagementarrangements.Thedutyholder
bearspotentialadditionalcostsofmanagementforsomenon-ACMs.Anywork
carriedoutonpresumedmaterialswouldneedtoinvolveappropriatecontractors
andworkmethodsincompliancewithCAR2006irrespectiveofwhetherthe
materialwasactuallyanACMornot.Alternatively,beforeanyworkstarts,sampling
andanalysiscanbeundertakentoconfirmorrefutethepresenceofasbestos.
Theresultswilldeterminetheworkmethodsandcontractorstobeused.The
presumptionapproachhasseveraldisadvantages:itislessrigorous,itcan
leadtoconstantobstructionsanddelaysbeforeworkcanstart,anditismore
difficulttocontrol,seeA comprehensive guide to managing asbestos in premises.
Defaultpresumptionsmayalsoleadtounnecessaryremovalofnon-ACMs
andtheirdisposalasasbestoswaste.Defaultpresumptionsmaybesuitablein
someinstances,egsmallorsimplepremises,aspartofaclientsmanagementarrangements.
47SurveyorsshouldalwaysendeavourtopositivelyidentifyACMs.Asufficient
numberofsamplesshouldbetakentoconfirmthelocationandextentofACMs.It
islegitimatetoreducesamplenumberswherematerialscanbestronglypresumed
tobeACMs.Howeverthedefaultpresumptionoptionshouldbeavoidedwhere
possible,asitcanmakemanagingasbestosmoredifficultforthedutyholder.
Defaultpresumptionshouldonlybeusedincircumstanceswhereitisrequested
bytheclientand/orwhereaccessgenuinelycannotbeobtained.
48Whensamplingiscarriedoutaspartofamanagementsurvey,samples
fromeachtypeofsuspectACMshouldbecollectedandanalysed.Ifthematerialsampledisfoundtocontainasbestos,othersimilarmaterialsusedinthesameway
inthebuildingcanbestronglypresumedtocontainasbestos.Lesshomogeneous
materials(egdifferentsurfaces/coating,evidenceofrepairetc)willrequireagreater
numberofsamples.Thesamplenumbershouldbesufficienttoestablishwhether
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asbestosispresentornotintheparticularmaterial.Samplingmaytakeplace
simultaneouslywiththesurvey,orasinthecaseofsomelargersurveys,canbe
carriedoutlaterasaseparateexercise.
49Allareasshouldbeaccessedandinspectedasfarasisreasonablypracticable.
Areasshouldincludeunderfloorcoverings,abovefalseceilings,andinsiderisers,
serviceducts,liftshaftsetc(seeBox4). Surveying may also involve some
minor intrusive work,suchasaccessingbehindfasciaandpanelsandother
surfacesorsuperficialmaterials.Theextentofintrusionwilldependonthedegree
ofdisturbancethatisorwillbenecessaryforforeseeablemaintenanceand
relatedactivities,includingtheinstallationofnewequipment/cabling.Surveyors
shouldcomepreparedtoaccesssuchareas(iewiththecorrectequipmentetc).
Managementsurveysareonlylikelytoinvolvetheuseofsimpletoolssuchas
screwdriversandchisels.Anyareasnotaccessedmustbepresumedtocontain
asbestos.Theareasnotaccessedandpresumedtocontainasbestosmustbe
clearlystatedinthesurveyreportandwillhavetobemanagedonthisbasis(see
paragraph46),iemaintenanceorotherdisturbanceworkshouldnotbecarriedoutintheseareasuntilfurtherchecksaremade.
Box 4: Areas to be inspected as part of a management survey
AllACMsshouldbeidentifiedasfarasisreasonablypracticable.Theareas
inspectedshouldinclude:underfloorcoverings,abovefalseceilings(ceilingvoids),
lofts,insiderisers,serviceductsandliftshafts,basements,cellars,underground
rooms,undercrofts(thislistisnotexhaustive).
50Managementsurveysshouldcoverroutineandsimplemaintenancework.
Howeverithastoberecognisedthatwheremoreextensivemaintenanceorrepairworkisinvolved,theremaynotbesufficientinformationinthemanagement
surveyandalocalisedrefurbishmentsurveywillbeneeded.Arefurbishment
surveywillberequiredforallworkwhichdisturbsthefabricofthebuildinginareas
wherethemanagementsurveyhasnotbeenintrusive.Thedecisionontheneed
forarefurbishmentsurveyshouldbemadebythedutyholder(probablywithhelp
fromothers).
Refurbishment surveys will be required for all work which disturbs the
fabric of the building in areas where the management survey has not been
intrusive.
The dutyholder will need to make the decision but probably with help
from others.
Refurbishment and demolition surveys
51Arefurbishment and demolition surveyisneededbeforeanyrefurbishmentor
demolitionworkiscarriedout.Thistypeofsurveyisusedtolocateanddescribe,
asfarasreasonablypracticable,allACMsintheareawheretherefurbishment
workwilltakeplaceorinthewholebuildingifdemolitionisplanned.Thesurveywill
befullyintrusiveandinvolvedestructiveinspection,asnecessary,togainaccess
toallareas,includingthosethatmaybedifficulttoreach.Arefurbishmentand
demolitionsurveymayalsoberequiredinothercircumstances,egwhenmore
intrusivemaintenanceandrepairworkwillbecarriedoutorforplantremovalor
dismantling.
52ThereisaspecificrequirementinCAR2006(regulation7)forallACMsto
beremovedasfarasreasonablypracticablebeforemajorrefurbishmentorfinal
demolition.RemovingACMsisalsoappropriateinothersmallerrefurbishment
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situationswhichinvolvestructuralorlayoutchangestobuildings(egremovalof
partitions,walls,unitsetc).UnderCDM,thesurveyinformationshouldbeused
tohelpinthetenderingprocessforremovalofACMsfromthebuildingbefore
workstarts.Thesurveyreportshouldbesuppliedbytheclienttodesignersand
contractorswhomaybebiddingforthework,sothattheasbestosriskscanbe
addressed.Inthistypeofsurvey,wheretheasbestosisidentifiedsothatitcan
beremoved(ratherthantomanageit),thesurveydoesnotnormallyassess
theconditionoftheasbestos,otherthantoindicateareasofdamageorwhere
additionalasbestosdebrismaybepresent.However,wheretheasbestosremoval
maynottakeplaceforsometime,theACMsconditionwillneedtobeassessed
andthematerialsmanaged(seeparagraph124).
53 Refurbishmentanddemolitionsurveysareintendedtolocatealltheasbestosin
thebuilding(ortherelevantpart),asfarasreasonablypracticable.Itisadisruptive
andfullyintrusivesurveywhichmayneedtopenetrateallpartsofthebuilding
structure.Aggressiveinspectiontechniqueswillbeneededtoliftcarpetsandtiles,
breakthroughwalls,ceilings,claddingandpartitions,andopenupfloors.Inthesesituations,controlsshouldbeputinplacetopreventthespreadofdebris,which
mayincludeasbestos.Refurbishmentanddemolitionsurveysshouldonlybe
conductedinunoccupiedareastominimiseriskstothepublicoremployeesonthe
premises.Ideally,thebuildingshouldnotbeinserviceandallfurnishingsremoved.
Forminorrefurbishment,thiswouldonlyapplytotheroominvolvedorevenpart
oftheroomwheretheworkissmallandtheroomlarge.Inthesesituations,there
shouldbeeffectiveisolationofthesurveyarea(egfullfloortoceilingpartition),and
furnishingsshouldberemovedasfaraspossibleorprotectedusingsheeting.The
surveyedareamustbeshowntobefitforreoccupationbeforepeoplemoveback
in.Thiswillrequireathoroughvisualinspectionand,ifappropriate(egwherethere
hasbeensignificantdestruction),reassuranceairsamplingwithdisturbance.Under
nocircumstancesshouldstaffremaininroomsorareasofbuildingswhenintrusivesamplingisperformed.
54Theremaybesomecircumstanceswherethebuildingisstilloccupied(iein
use)atthetimeademolitionsurveyiscarriedout.Forexampleintheeducational
sector,refurbishment/demolitionsurveysmaybeconductedinschoolsorcolleges
duringoneclosureperiod(egholidays)andtheworknotundertakenuntilthe
nextholidayperiod.Also,ademolitionsurveymaybeconductedtoestablishthe
economicfutureorviabilityofabuilding(s).Thesurveyresultswoulddeterminethe
outcome.Insuchsituations,thesurveywillneedextremelycarefulmanagingwith
personnelandequipment/furnishingsbeingdecantedandprotected(asnecessary),
whilethesurveyprogressesthroughthebuilding.Again,thereshouldbeeffective
isolationofthesurveyareasandthesurveyedareamustbeshowntobefitfor
reoccupationbeforepersonnelreoccupy(seeparagraph53).
Survey restrictions and caveats
55Thevalueandusefulnessofthesurveycanbeseriouslyunderminedwhere
eithertheclientorthesurveyorimposesrestrictionsonthesurveyscopeoronthe
techniques/methodusedbythesurveyor.InformationonthelocationofallACMs,
asfarasreasonablypracticable,iscrucialtotheriskassessmentanddevelopment
ofthemanagementplan.Anyrestrictionsplacedonthesurveyscopewillreduce
theextenttowhichACMsarelocatedandidentified,incurdelaysandconsequently
makemanagingasbestosmorecomplex,expensiveandpotentiallylesseffective.
56Inmanagementsurveys,surveyorsshouldbeproperlypreparedforaccessing
allreasonablypracticableareasinallpartsofthebuilding(seeBox4).Potentially
difficulttoenterareas(includinglockedroomsetc)shouldbeidentifiedinthe
planningstagewiththedutyholderandarrangementsmadeforaccess(egMEWPs
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forworkatheight,roomsunlocked,doors/corridorsunblockedetc).Insituations
wherethereisnoentryonthedayofthesurvey,arevisitshouldbemadewhen
accesswillbepossible.Wheretherearehealthandsafetyrisksassociatedwith
someactivities(egheight,confinedspaces),theseshouldbeadequatelyassessed
andarrangementsmadetocontrolthem(seeparagraphs8391).Anyareanot
accessed(andwherenootherinformationexists)mustbepresumedtocontain
asbestosandbemanagedonthatbasis.
57Inrefurbishmentsurveys,theareaandscopeoftheworkwillneedto
beagreedbetweenthedutyholderandthesurveyor.Inthesesurveysandin
demolitionsurveysthereshouldbenorestrictionsonaccessunlessthesiteis
unsafe(egfire-damagedpremises)oraccessisphysicallyimpractical.Thelevel
ofintrusionwillbesignificantlygreaterthanwithmanagementsurveys.Itwill
includeaccessingstructuralareas,betweenfloorsandwallsandunderground
services.Someareasmaybedifficulttogainentrytoand/ormayneedspecialist
assistanceorequipment.Accessarrangementsneedtobefullydiscussedinthe
planningstageandformpartofthecontract,particularlywhereassistancehastobeengaged.Whereaccesshasnotbeenpossibleduringrefurbishmentand
demolitionsurveys,theseareasmustbeclearlylocatedonplansandinthetextof
thereporttoallowtherefurbishmentanddemolitionprocessestobeprogressive
inthoseareas.AnyACMsmustbeidentifiedandremovedatthistime.Itisnow
recognisedthatevenwithcompleteaccessdemolitionsurveys,allACMsmaynot
beidentifiedandthisonlybecomesapparentduringdemolitionitself.Surveyors
needtobecompetenttodoalltherelevantworkandtasksinthisclassofsurveys
(seeSection2:Competenceandqualityassuranceprocedures).Theywillneed
someknowledgeofconstruction,beabletocarryouttheworksafelyandwithout
risktohealth,havethecorrectequipmenttodotheworkandhavetheappropriate
insurance.
58Ifanyrestrictionshavetobeimposedonthescopeorextentofthesurvey,
theseitemsmustbeagreedbybothpartiesandclearlydocumented.Theyshould
beagreedbeforeworkstarts(egatthepreliminarysitemeetingandwalk-through
inspectionorduringdiscussion(seeparagraphs7778))andarelikelytoformpart
ofthecontract.Ifduringthesurvey,thesurveyorisunabletoaccessanylocation
orareaforanyreason,thedutyholdermustbeinformedassoonaspossibleand
arrangementsmadeforlateraccess.Ifaccessisnotpossible,thenthesurvey
reportshouldclearlyidentifytheseareasnotaccessed.Limitationsshouldbekept
toanabsoluteminimumbyensuringthatstaffareadequatelytrained,insuredand
havetheappropriateequipmentandtools.
Survey restrictions and caveats can seriously undermine the
management of asbestos in buildings. They should be included onlywhere absolutely necessary and should be fully justified. Most can
be avoided by proper planning and discussion. They must be agreed
between the dutyholder and the surveyor and documented in the survey
report.
Survey strategy
Non-domestic premises
59Inthenon-domesticsector,thereisanexpectationthateverybuildingwillbe
surveyedonanindividualbasistoidentifythepresenceandconditionofasbestos.
Inpremiseswheretherearelargenumbersofsimilarornear-identicalrooms(egofficesorhotels),asurveystrategycanbeadoptedwhichreflectsthescaleand
natureofthebuildings.Allroomsshouldbevisuallyinspected,asthereclearlycan
bedifferencesinroomsduetolocation(egpresenceofrisers,services)orfunction/
facilities.Subsequently,similarroomscanbeplacedintogroups(ieroomswith
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similarlocationsorfacilities,suchasnexttolifts,containingrisers,gableendor
middlebuildingrooms,plantroomsetc).Inthesegroupsthereislikelytobegreater
uniformityinthepresenceofACMs,egfireprotectionnexttoliftshafts).Within
thesegroups,therewillbelessneedforsamplinginallrooms.Samplingcanbe
conductedinarepresentativenumberofroomsand,whereACMsareidentified,
thesameitemsinotherroomsinthisgroupcanbestronglypresumedtocontain
asbestos.
Domestic premises
60Inthedomesticsector,localauthoritiesandhousingassociationshave
responsibilityforverylargenumbersofpropertieswhichneedarangeof
maintenanceandrepairworkaswellasgeneralimprovementandupgradingor
occasionallydemolition.Workscanincludeelectricalrewiring,structuralrepairsand
alterations,replacementwindows,centralheating,insulation,renewalofbathroom
andkitchenfittingsorcompleterenovations.Theworkmaybenecessaryon
individualorsmallnumbersofpremises(egemergencyworkduetofire/water/stormdamage)oronlargenumberswheretherearemajorimprovementor
upgradingschemes(egtheDecentHomesImprovementprogramme).
61Domesticpropertiespresentparticularchallengesforsurveyingasbestos.The
mainissuesarethescale(ielargenumberofproperties(andconsequentlywhatis
reasonableandpracticable)),therealextentofsimilarityinbuildingmaterialsand
thepersonalnatureoftheproperty.Asbestoswasextensivelyusedindomestic
propertiesbetween1930and1980.HoweverthepresenceofACMscannow
bequitevariableandunpredictableevenwithinthesamearchetypalgroup.The
contentvariesforseveralreasonsincluding:
inconsistent/variableinitialuse; randomuseofwastepiecesandoffcutsbybuilders;
previousunrecordedremovalofasbestos;
modificationsofpropertiesbytenants(presentandpast)andhousing
associations(removingandaddingACMs).
62Domesticdwellingsoftenfallintoparticulararchetypalgroupsintermsofstyle,
designandage,egflatswithinblockswouldgenerallybesimilaratconstruction.
Thesefactorscanbeusedtodevelopthesurveystrategy.Thefollowing
paragraphsoutlinethegeneralstrategytouseforsurveyingdomesticproperties.
Therearethreecomponents:establishtheasbestosstatusofproperties,carryout
managementsurveysandcarryout,asnecessary,refurbishmentsurveys.
Establish asbestos status of properties63Carryoutadesk-topstudytoestablishtheprobableasbestosstatusofgroups
ofproperties.Inthisexercise,propertiescanbeplacedintoarchetypalgroups
basedonvariousparametersincludingconstructiondate(egestatesphases),
housedesignandlocation.Thesegroupsofpropertiescanbeseparatedintothe
followingcategories:asbestosfree,containACMsandpossiblycontainACMs.
Themaincriteriainvolvedhereforconcludinggroupsareasbestosfreewouldbe
anypropertyconstructedin2000orlater.Itmayalsobepossibletoconclude
thatgroupsareasbestosfreebasedonotherinformation,suchasoriginal
constructioninformation,buildingmaterialspecification,previousasbestossurveys
orremovalsorotherrecords.Theevidenceforthiswouldneedtobestrongand
recordscomplete.Thesesourcesofinformationwouldalsobeusedtoconclude
thedefinitepresenceofasbestosinparticularpropertygroups.Otherpropertiesconstructedpre-2000shouldbeclassedaspossiblycontainingACMs(unlessthere
isevidencetoshowotherwise(egprevioussurveysetc)).
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Management surveys
64Managementsurveysshouldbecarriedoutonpropertieswhichcontain
orpossiblycontainACMs.Asbestos-freedwellingsshouldberecordedas
suchinthemanagementplananddonotneedsurveying.Howeverworkersin
suchpremises(particularlypre-2000)shouldalwaysbevigilant.Aproportion
ofpropertiesineachcategory(iecontainorpossiblycontainACMs)andeach
archetypalgroupshouldbesurveyed.Exactsamplingratioscannotbespecified,
astheproportionwilldependonthevariabilityofhousingstock.Aproportion
shouldbesurveyeduntiltheresultsdemonstrateasfarasreasonablypracticable
thatthereisconsistencyintherangeofACMsinthepropertytype.Notevery
propertywillcontainalltheACMitemsbuttherangeofACMsinthepropertytypes
willbeknown.Everynon-surveyedpropertyhasthepotentialtocontainallthe
ACMsintherangeandtheACMsshouldbemanagedonthatbasis.Wherethere
isconsiderablevariability,theratiosurveyedwillbehigh.
65Informationfromthemanagementsurveyscanbeenhancedwithdatafrom
moreintrusivesurveyswhenthecircumstancesallow,egwhenpropertiesarevacant.Informationfromrefurbishmentanddemolitionsurveysshouldbeusedto
updatetheasbestosregisterforthatparticulartypeofproperty.
66Managementsurveys,supportedbyrefurbishmentanddemolitionsurveys,
shouldbeusedastheprimarymeansofmanagingroutinemaintenanceworkin
domesticpremises.Howeverdutyholdersmustrecognisethatthesesurveysare
limitedintheirscopeandextentofintrusionandthereforedonotprovidesufficient
informationonthepresenceofACMsforlargerscalerefurbishmentandother
improvementprojects.
Refurbishment surveys
67Refurbishmentanddemolitionsurveyswillberequiredwhererefurbishmentworkorotherworkinvolvingdisturbingthefabricofthebuildingiscarriedout.
Thesurveystrategyforrefurbishmentworksissimilartothatformanagement
surveys.Refurbishmentanddemolitionsurveysshouldalsobecarriedouton
aproportionofpropertiesintheworkprogramme.Theratioagainwilldepend
onasbestosvariabilitywithinthehousingstockandmaybehighwherethereis
substantialvariation.Aproportionshouldbesurveyeduntiltheresultsdemonstrate
asfarasreasonablypracticablethatthereisconsistencyintherangeofACMs
inthepropertytypeandthereisanaccuratepictureofasbestospresence.The
refurbishmentanddemolitionsurveywillonlybenecessaryinthespecificarea/
locationwheretheworkswilltakeplace,egcupboard,partofaroom,kitchen/
bathroom.Howeverfurtherrefurbishmentanddemolitionsurveyswillbenecessary
inotherlocationswhennewimprovementschemesareproposed.Theselocalised
refurbishmentanddemolitionsurveysshouldhavethespecificpurposeofidentifyingACMsforremoval,controloravoidanceduringtherefurbishmentworks.
68Forhouseimprovementschemesandotherprojectwork,refurbishmentand
demolitionsurveysshouldbeincorporatedintotheplanningphaseofsuchworkas
faraspossible.Thiswillavoiddelaysanddisruptionetc.Wheretheworkisurgent
(egessentialoremergencymaintenance,repairandinstallation),therefurbishment
surveysmayhavetobecarriedoutjustbeforetheworkitself.Surveysshouldbe
performedwithduediligence.
69Theabovestrategyrequiresmanagementarrangementswhichreflectthe
circumstancesanduncertaintyofACMsindomesticpremises.Therewillalways
bethepotentialforACMsnottohavebeenidentifiedbeforemaintenanceandrefurbishmentworkiscarriedout.Inthesesituationsthemanagement
arrangementsmustincludethefollowing:
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adequateasbestostrainingoftradespeople(egtocoverawareness,including
identification)andworkprocedures;
arrangementsmustbeinplacetoensurethatasbestosregistersorrecordsare
checkedbeforeworkcommencingandthereareproceduresfordealingwith
anysuspect/suspicious/unknownmaterial,iestopwork,checkmaterialetc;
adequatesupervisiontoensureproceduresareimplementedandfollowed.
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4 Survey planning
70Thekeytoaneffectivesurveyistheplanning.Thedegreeofplanningand
preparationwilldependontheextentandcomplexityofthebuildingportfolio.
Single,simpleone-storeyfactorybuildingswillbedifferentfromaschooloralarge
hospitalcomplex.Surveysonsiteswithmanyandvariabletypesofbuildingswill
needconsiderableplanningandprioritising.Theprinciplestobeusedinplanning/
structuringandconductingthesurveywillbesimilarinallcases.Thesurveyis
notaboutjustturningupandtakingsamples.Thereneedstobeasufficientinitial
exchangeofinformationbetweenthedutyholderorclientandthesurveyorand
aclearunderstandingbybothpartiesofwhatisrequired.Theinformationwillbe
usedtoformthecontractbetweenthedutyholderandthesurveyorincludingwhere
thesurveyisperformedin-house.
Box 5: Information the surveyor needs from the client
Detailsofbuildingsorpartsofbuildingstobesurveyedandsurveytype(s).
Detailsofbuilding(s)use,processes,hazards,priorityareas.
Plans,documents,reportsandsurveysondesign,structureandconstruction.
Safetyandsecurityinformation:firealarmtesting,specialclothingareas(eg
foodproduction).
Accessarrangementsandpermits.
Contactsforoperationalorhealthandsafetyissues.
Box 6: Information the client/dutyholder should expect from the surveyor
Surveyor(s)identity,qualifications,accreditationorcertificationstatus,quality
controlprocedures.
Referencesfrompreviouswork.
Insurance(professionalindemnitycover).
Costs.
Proposedscopeofwork.
Planofwork,includingplansforsamplingorasbestosdisturbance.
Timetable.
Detailsofcaveats.
Report,includingareasnotaccessed/notsurveyed).
71ThekeypointsaresummarisedinBoxes5and6.Thedutyholdershouldknowwhattoexpectfromthesurveyorandviceversa.
Dutyholders planning
72Thedutyholderneedstoconsiderthepurposeofthesurveyandwhat
informationitneedstoprovide.Thedutyholderwillbetheclientandshould
consider:
Whythesurveyisneeded?
Whattype(s)ofsurveyisneeded?
Whatinformationmustthesurveyprovide? WhatformatdoIwantthereportin(asbestosregister,drawings,electronic,
printedetc)?
Whatinformationwillthesurveyorrequire?
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Surveyors planning procedure
73Thesurveyorshouldestablishthetypeofsurvey(s)required.Itmaybethat
morethanonesurveytypewillberequired,egamanagementsurveyformost
ofthepremises,butarefurbishmentsurveyinonebuildingorpartofabuilding.
Establishingthesurveytypeshouldbedoneinconsultationwiththeclient.The
surveyplanningshouldbestructuredandincludethevariousstepsoutlinedbelow.
Thesestepsarelistedseparatelybutinpracticetherewillbeoverlaportheywill
runconcurrently/simultaneously.Theremaybesomesituationswhereallthesteps
arenotnecessaryorpossible(egsmallorsimplepremises,fire-damagedpremises
andpre-purchasesurveysetc).Wherethesurveyinvolvessamplingorasbestos
disturbance,asite-specificassessmentandplanofworkisrequiredunderCAR
2006.
Step 1: Collect all the relevant information to plan the survey.
Step 2: Consider the information (desk-top study).
Step 3: Prepare a survey plan (including how data will be recorded).
Step 4: Conduct a risk assessment for the survey.
Step 1: Collect all the relevant information to plan the survey
74Itisessentialthatthesurveyorcollectsallthenecessaryrelevantinformation
toensurethatthesurveyiscompletedefficiently,effectivelyandsafely,andthatit
meetstheclientsrequirements.Theinformationshouldbegatheredasearlyas
possibletoenablethoroughplanning.Theidealsituationwouldbetoarrangeapreliminarysitemeetingandhaveawalk-throughinspection.Thisisessentialfor
largeandcomplexpremises.However,pre-surveysitevisitsmaynotalwaysbe
possible(egsmallsurveyswherethecostofasecondvisitoutweighsadvantages
orwheretherearemultiplepremises(egchainstores)anditisnotpracticaltovisit
themall).Insuchsituationstheinformationwillneedtobegatheredthroughother
means(egbycorrespondencesuchasphone/e-mail/post,orbyapreliminary
meetingandwalk-throughimmediatelybeforethesurvey).
75TheinformationrequiredislistedinBox7.Itisofteneasiertoobtainthis
informationthroughdirectdiscussionwiththeclient.Themeetingisalsoan
opportunitytoexplainfurtherthenatureofthesurveyandmaterialassessments
andagreethenatureandformatoftheresultsandreport.
76Accurateplansofthebuilding(s)andthefloorlayoutshouldbeobtainedat
thisstagewherepossible.Buildingplansshouldbeusedforcomplexpremises.
Theplansshouldcontainthemainfeaturesofeachroom,corridors,stairsetc.
Theplansshouldbemarkedwithuniquefloorandroomnumberstohelpidentify
individuallocations.Theplansshouldbecheckedforaccuracyandcompleteness.
Ifplansarenotavailable,anaccuratedrawingofthepremiseswillneedtobe
madebythesurveyorbeforethesurveystarts.Insomepremises(egsmall/
uncomplicated),asimpledrawingshowingthesalientfeaturesmaybesufficient.In
othersituations,moredetaileddrawingswillhavetobemade.Theseplanswillbe
usedtorefertoandrecordthepositionofanysuspectmaterialandthelocationof
anysamplestakenforidentification.Theplansshouldalsobeusedtolocateand
recordanysensitiveorrestrictedareasandhazards.
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Box 7: Information to be collected by the surveyor
Descriptionanduseofproperty(ieindustrial,office,retail,domestic,
education,healthcareetc).
Numberofbuildings:age,typeandconstructiondetails.
Numberofrooms.
Anyunusualfeatures,undergroundsections.
Detailsaboutwhetherthebuildingshavebeenextended,adaptedor
refurbished,andiftheyhave,whentheworkwasdone.
Anyplantorequipmentinstalled.
Whetheralistedbuilding,conservationareaetc.
Extentorscopeofsurveyrequired(possiblymarkdetailsonasiteplanor
architectsdrawings).
Whetherthesurroundinggroundandassociatedbuildingsorstructuresare
tobeincludedinthescopeofthesurvey.
Currentplansordrawingsofthesite.
Previousplans,includingarchitectsoriginaldrawingsandspecificationsandsubsequentplansformajorchangesandrefurbishment.
Whetherthepremisesarevacantoroccupied.
Anyrestrictionsonaccess.
Specialrequirementsorinstructions.
Responsibilityandarrangementsforaccess.
Whethersurveydamageistobemadegood(refurbishment/demolition
surveys).
Site-specifichazards(mechanical,electrical,chemicaletc).
Responsibilityforisolationofservices,power,gas,chemicalsetc.
Workingmachineryorplant(includinglifts)tobemadesafe(theseare
coveredingreaterdetailinStep4).
Ifphotosaretobetaken. Howmanybulksampleswillbenecessary.
Thelocationofallservices,heatingandventilationducts,plantrooms,riser
shaftsandliftshafts.
Detailsofanypreviousasbestossurveys(Type1/2/3Surveys),current
asbestosregistersandallrecordsofasbestosremovalorrepairs.
InformationonpossiblerepairstoACMs,egpipe/thermalinsulation.
Historyofthesite:anybuildingspreviouslydemolished;presenceof
undergroundductsorshaftsetc.
Preliminary site meeting and walk-through inspection
77Awalk-throughinspectionwillbeextremelyvaluableforplanningthesurvey
andidentifyingpotentialissuesandproblems.Theinspectionwillenablethesurveyortobecomefamiliarwiththelayoutofthepremises,includingthelocation
ofequipmentandfurnitureetc,whichmayimpedeaccessorsampling.In
addition,itwillallowthesurveyortogainanappreciationofthesizeoftheproject
andtoestimatetheextentofsamplingrequired.Theinspectionalsoallowsany
specifichazardstoberecognisedanddiscussedtominimisetherisks.Itwillalso
enableotherpotentialissuestobeidentifiedorraised(andresolved).Possible
issuesincludeentryoraccessrestrictions(egtoceilingvoids,highareasand
crawlspaces),samplingmatters(egsamplingonlywhentheareaisunoccupied,
materialsordecorationswhichcannotbedisturbed,labellingofsamplelocations,
futureplacementofasbestoswarninglabels(seeFigure3),measuresusedto
reducedustreleaseandclean-upetc)andthepotentialneedforalicensed
asbestoscontractor(egtogainaccessthroughAIBceilingtiles).Whereaccessisrequiredtohighareas,arrangementsshouldbemadefortheuseofscaffolding,a
towercraneorMEWP.Thewalk-throughinspectionshouldalsobeusedtocheck
theaccuracyofthebuildingplans.
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Figure 3Asbestoslabel
78Ifapre-surveysitemeetingandwalk-througharenotpossible,theinformation
listedinBox7shouldbecollectedthroughdiscussionandcorrespondencewiththeclient.Anyinformationnotcollectedwillneedtobeobtainedatthesiteprior
tothesurveystarting.Inaddition,plansanddrawingswillneedtobecheckedat
thistime.
Step 2: Consider the information (desk-top study)
79Thesurveyorneedstocollateandconsiderallthecollectedinformation(eg
onthepremises,buildingstructures,processes,plantandmachinerytypes)so
thesurveycanbeproperlyplanned.Thisisadesk-topexercisetoreviewthe
information,planthesurveystrategyandconsiderifthereareanygapsinthe
information.Thesurveyorshouldalsoconsidertheresourcesandequipmentetc,
whichwillbenecessarytocompletethework.Thesurveyorshouldconsidertheinformationonthefollowing:
competencytoundertakethework;
availableresources;
intendedprogrammeofworks;
expectedequipmenttobeusedforaccess:
intothestructure;
tohighlevels;
intocontaminatedareasorconfinedspaces;
throughknownACMs;
theneedforadditionaltrades(joiner,electrician,builder)togainaccessduring
thesurveyortoreinstateareasoncompletion;
bulksamplingstrategyandexpectednumberofsamplestobetakenwith
referencetothesiteplan.
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80Manypremiseswillberelativelysimpleandstraightforward,egoneortwo
buildingsandnoadditionallandorground,nomachinery,liftsandoutbuildings
andnopreviousrefurbishmentordemolition.Thedesk-topreviewisthetimeto
focusonthenatureofthepremisesandthetypeofsurvey.Refurbishmentand
demolitionsurveysinparticularwillneedmuchconsideration.
Step 3: Prepare a survey plan (including how data will be recorded)
81Afteralltherelevantinformationhasbeencollectedandthepreliminarysite
inspectionanddesk-topstudyhavebeencompleted,awrittenplanforthemain
surveycanbeproduced.Theplanessentiallysetsoutthecontentofthesurvey
andcanformthebasisofthecontractwiththeclient.Theplanwillnormallyspecify
thefollowing:
Scope
Thescopeofthebuildingssurvey.
Anyexternalareastobeincluded.
Anyareastobeexcluded.
Thetypeofsurvey(managementorrefurbishmentanddemolition).
AnypossibleorknownACMs,nottobeincludedinthesurvey.
Survey procedure
Thesurveyprocedure(eghowitwillbeconducted)andsamplingstrategy
including:
agreednumbersofsamplesandsamplingmethods;
agreednumbersofphotographs; proceduresformakinggood;
agreedsurveytimesofwork;
agreedsignage;
keyaccess;
agreedstartandcompletiondates;
thematerialassessmentmethodandtheparameterstobeassessed(eg
producttype,location,extent,conditionandaccessibilityofACMs);
theinformationtoberecordedandthemethodandformattobeused;
thequalityassurancechecksandprocedurestobeundertaken;
anyknownareawhereaccesswillnotbepossible.
Personnel and safety issues
Namesofsurveyors(forsecuritypurposes). Safetyprecautionsfromthesurveyorsriskassessment,includingstepsto
minimiseasbestosdisturbanceandpreventasbestosspread.
Sitesafetyproceduresforemergenciesincludingdecontaminationetc.
Report
Reportformatwithheadings(seeparagraph132).
Whatdatawillbereported.
Howthedatawillbepresented(eachroom/areashouldbeindividually
recorded).
Thewaythesurveydatawillbestored,accessedandupdated(egapaper
copyinthesitemanagersofficeoracomputerdatabaseaccessibleona
networkortheinternet). Thewayphotographicorvideorecordsandmarked-upplanswillbestored
andreported.
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Howtorecordasbestoslook-alikematerials(ifnotsampled).
Otherinformationrequiredbytheclientthatmayhavebeenagreed,eg
detailingfixings.
82Thesurveyreportshouldcontainasummaryoftheresultsinaformatthat
canbeusedasthebasisforanupdatableregisterofACMs(ietheasbestos
register)andadiagram(iebuildingdrawings)indicatingthelocationsofACMs(see
paragraphs131144).Thisregisterwillneedtobereadilyaccessibletoallinvolved
ininitiatingmaintenanceorotherworkonthefabricofthebuilding.Itshouldbe
availableinhardcopyformatand,whereappropriate,storedelectronically.
Step 4: Conduct a risk assessment for the survey
83Surveyingwillpresenthealthandsafetyissuestothesurveyorsandothers.
Thereforebeforeasitesurvey,itisimportantthatanassessmentoftherisksto
thehealthandsafetyofsurveyors,samplingpersonnelandbuildingoccupantsiscarriedout.Theclientshouldprovideinformationrelatingtoanyhazardsspecific
tothesiteattheStep1stage.Thetypesofnon-asbestoshazardswhichmaybe
associatedwithsurveysinclude:
workingatheights,inceilingvoidsoronafragileroof;
workingonoperablemachineryorplant;
workinginconfinedspaces;
chemicalhazards;
electricalhazards;
biologicalhazards;
noisehazards;and
loneworking.
84Theremayalsobeotherspecifichazardsincertaintypesofpremises,eg
hospitalsandnuclearplanthaveradiologicalhazards.
85Theriskassessmentshouldbepreparedbyacompetentperson(normallythe
surveyor)anditshouldbewrittendown.Itshouldestablishallthehazardsatthe
particularpremisesandgoontoidentifythecorrectprecautionsandprocedures
inaplan of workforthesurvey.Inmanycases,surveyorswillonlyseethesite
forthefirsttimeatthesurvey,sotheywillhavelittlechancetoevaluatethesite-
specifichazardsthatareinvolvedandwillrelyontheriskassessmentmadebased
oninformationcollectedatStage1.Theriskassessmentshouldalsospecifically
addresstheasbestosissues,including:
theneedtopreventdisturbanceofACMsasfaraspossible;
theneedtopreventthespreadofACMs;
identificationofsafeworkprocedures(egcontrolstobeusedwhiletaking
samples,arrangementsforenteringcontaminatedareas);
PPEtobeused;
decontaminationanddisposalarrangements.
86 Informationonsafesystemsofworkforasbestossamplingissetoutin
paragraphs110111.
87Refurbishment/demolitionsurveysaremorelikelytopresentsomeserious
healthandsafetyhazardsduetotheintrusiveanddestructivenatureofthework,eghiddenelectricalcablesorpipesorunstablebuildings.Thehazardswillneedto
beproperlyaddressedwithproceduresinplacetodealwithemergencies.
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Safe work procedures
88Ideallyasurveyshouldbeconductedwithateam(s)oftwopeople.Thishasa
numberofadvantages,forexampleinassistingwithcarryingequipmentsuchas
stepladders,labellingofsamplebagsanddocumentation.Incasesofremoteor
dangerouslocations(egderelictbuildingsoritemsidentifiedinparagraphs8384),
ateamoftwoshouldbespecifiedasasafetyrequirement.Teamworkingalso
allowsfieldtrainingofnewsurveyorstobecarriedoutinasupervisedpractical
environmentandgivesabetterchanceoffindingACMs.Furtherinformationon
safeworkingprocedurescanbefoundinparagraphs110111.
Personal protective equipment
89Disposablecoveralls,overshoesandglovesshouldbewornwhenthereis
alikelihoodofasbestoscontaminatingthesurveyorsclothingandduringbulk
sampling.Thecoverallsshouldbethetypenormallyusedforasbestoswork(ie
Type5coverall)andshouldhaveahoodandelasticatedcuffsandankles.They
canusuallybewornovernormalclothing,butshouldbecarefullyremovedafter
usebyturninginsideout,andbedisposedofasasbestoswaste.Coverallsshouldnotbereusedaftertheyhavebeentakenoff.Thecoverallsareusuallyrolled
insideouttominimisespreadsothattheoutsidemakescontactwiththeinside:if
reusedtheywillcontaminatenormalclothing.Takecaretopreventthespreadof
asbestos.Forsomedirtyorcontaminatedsites,Wellingtonbootswillberequired,
andtheseshouldbewipedorwashedcleaniftheybecomecontaminated.They
shouldalsobecleanedaftersamplingiscompleted.Forsomesites,morestringent
decontaminationproceduresmaybeneeded(seeparagraph91). There should
be an appropriate statement in the generic plan of work as to what type of
situation will trigger this, so that even at sites where a preliminary meeting
etc was not feasible, appropriate precautions can be taken by the surveyor.
90AppropriateRPEshouldbewornduringsamplingorwhensurveyingareaswheretheasbestosislikelytobedisturbedduringtheinspection(egcrawl
tunnelsandabovefalseceilings).Thesurveyandsamplingpersonnelmusthave
beenproperlytrainedintheselection,useandmaintenanceofRPEandfollow
theguidancegiveninAsbestos:The analysts guide for sampling, analysis and
clearance procedures.15InmanycasesadisposableFFP3respiratororahalfmask
fittedwithaP3filterwillprovideadequateprotection.Face-fittestsshouldbe
carriedouttoconfirmthatthemaskfitsthewearer.
Decontamination and disposal arrangements
91Ifthesurveyorhastoenterareaswherethereissignificantcontamination
(egthermalinsulationincrawltunnels,sprayinsulationinceilingvoids),thereisa
greaterpotentialforcontaminationofclothingandfootwear.Theriskassessment
musttaketheseconditionsintoaccount,asadditionalsafetyprecautionsanddecontaminationprocedureswillbeneeded.Itmayinvolveahigherstandardof
personalprotection(egpoweredfull-facepiecerespiratorfittedwithaP3filter)and
morecomprehensivedecontaminationprocedures(eguseofadecontamination
unit).Whereentryintotheselocationsisnecessary,surveyorsmustbeadequately
trainedintheuseofhigh-performanceRPEandindecontaminationprocedures
(decontaminationproceduresarecoveredinAsbestos: The analysts guide
for sampling, analysis and clearance procedures).Surveyorsshouldnotwear
theirownclothesundercoverallsinthesecircumstances.Inaddition,there
shouldbeappropriatediscussionbetweenthesurveyorandclienttoensurethe
relevantdecontaminationproceduresareemployed.Ifsignificantcontamination
isunexpectedlyencounteredinthecourseofthesurvey,thenemergency
proceduresshouldbeimplemented,egleavetheareaanddiscusswiththeclient.
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5 Carrying out the survey
(surveying)Introduction
92Surveysshouldbecarriedoutmethodically,systematicallyanddiligentlyto
makesureACMsarenotmissedandallareasofthepremisesareinspected.
Buildingplansshouldbeusedtopreparethesurveystrategyandforchecking
progressthroughthepremises.Plansshouldbeinspectedtomakesurebuilding
featuresandservices(egvoids,cavities,risers,ducting,undercroftsetc)are
included.Therearevariousoptionsforasystematicsurveyinspection.One
exampleisshowninBox8.
93EachareashouldbesurveyedwithduecaretoavoidmissinganyACMs.
Surveyorsshouldbeinquisitiveanduseinitiative.Materialsshouldbetappedand
prodded.Everythingshouldbecheckedandinspected.Donotpresumeeveryitem
isthesamejustbecauseitlookssimilar.Thisisparticularlyrelevantwhenassuming
itemsarenon-asbestos.Sampleandtakephotographsasyougoalong.Lookout
forunusual,potentialsourcessuchasoversprayorpackers.Allowenoughtimefor
thesurvey.Itisgoodpracticetosurveyinpairsietwopeopleworkingtogether,
withbothinspectingoneareaatthesametime.Recheckareaswhicharecomplex
orhavemanyitems(egplantrooms).ACMswillbemissedwheresurveyorsare
tired,rushedormakeassumptions.Doafinalwalkthrough,checkingnotesagainst
plans.Largepremiseswillrequiremoredetailedsurveyprocedures,particularlyif
severalsurveyorsareinvolved,egitmaybeappropriatetocarryoutaseparatesurveyonthebuildingservices,machineryandanylargefloorandceilingvoids;
andrecapsandchecksshouldbecarriedoutfrequently.
Box 8: Example of a systematic survey inspection
External areas:
Workdownwardsfromhightolow.
Workfromtheperipheryinwards.
Internal areas:
Workupwardsfrombasementtoroof.
Inspecteachareaindividually.
Workaroundeachareaclockwisefromthedoorofentry. Inspecteachcomponentinsideeachcompartmentinthefollowingorder:
ceiling,walls,floors,fixturesandfittings,equipmentandservices.
Lookateachitemindividually.
General:
Checkandinspecteverything.
Sampleandtakephotographsasyougoalong.
Recheckareaswhicharecomplexorhavemanyitems.
Doafinalwalk-through,checkingnotesagainstplans.
Types, location and appearance of asbestos-containing building products:Appendices
94Appendices23providedetailedinformationonACMsinbuildings.Appendix
2summarisesthemaintypesandusesofACMsinthefabricofabuildingand
infixedinstallationssuchasheating,waterandelectricalsystems.Itliststhe
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mainproducttypes,theirlocationanduse,asbestoscontent,datelastusedand
commontradeorproductnames.Theproducttypesarelistedapproximately
inorderoftheirabilitytoreleasefibresassumingnosurfacetreatmentshave
beenapplied.Thelocationsofmanyoftheseproductsinbuildingsisshown
diagrammaticallyinAppendix3togetherwithanextensivepicturegalleryofmany
asbestosproductsasanaidtoidentifyingACMs.
Older industrial machinery and plant
95Olderequipmentislikelytocontainasbestosduetoitsageorhigher
performancerequirements.Theequipmentisalsolikelytoneedservicingand
maintenance.Thesurveyorshouldinspecttheaccessiblepartsofmachinery
andplantwhichprovideheatandelectricalinsulation,high-performanceseals
andfrictionalperformance(egdrivingbelts,clutches,brakesandbearings).The
surveyorshouldnotsampleorworkonanymachineryunlessqualifiedtodoso.
Engineersormaintenancepersonnelmaybeabletohelpinthesesituations.
Ifsamplingisnotcarriedout,theequipmentshouldbepresumedtocontain
asbestosunlessthereisevidencethatitcontainsnon-asbestosmaterials.
Older consumer electrical products
96Olderconsumer-typeindustrialelectricalproductsmayalsocontainsome
ACMs(eghairdryers,irons,washingmachines,dishwashers,tumbledryers).
Howeverastheasbestosinthistypeofequipmentisnotreadilyaccessibleand
presentsonlyaverylowrisk,itisnotpracticaltoinspectorsampleforit.However,
productswhichareusedfororrequiresignificantheatinsulationshouldbe
inspectedduringthesurvey.Thesewillincludesimmeringmats,ironstands,fire
curtainsandblankets,catalyticgasheaters,alltypesofwarmair,storageorradiant
heaters,andcookerdoorseals.
What to assess and record97ThemanagementsurveyrequiresthattheconditionoftheACMsandtheir
abilitytoreleasefibresareassessed(ieamaterialassessment).Therefore,for
amanagementsurvey,theinformationlistedinBox9shouldbeobtainedand
recordedforeachACMorpresumedorsuspectACM.Refurbishmentand
demolitionsurveysnormallyrequirelessinformationasdetailsofACMconditionare
notrequired(seeBox10butnotetimereference).
Box 9: Information required for a management survey
Asbestosproducttype(s).
Locationofthematerial(s).
Extent(orquantity)ofthematerial(s).
Asbestostype(s). Accessibilityand/orvulnerabilityofthematerial(s).
Amountofdamageordeterioration.
Surfacetreatment(ifany).
Box 10: Information* required for a refurbishment or demolition survey
Asbestosproducttype(s).
Locationofthematerial(s).
Extent(orquantity)ofthematerial(s).
Asbestostype(s).
*Wheretherefurbishmentordemolitionworkwillnot
takeplaceforasignificantperiodafterthesurvey(egthreemonths),thentheinformationrequiredfora
managementsurveyshouldbeobtained(seeparagraph52).
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Presumed ACMs
98Ifasampleisnottaken,theremustalsobeapresumptionmadewhetherthe
materialisasbestosornon-asbestos.Surveyorsmayvisuallyassesstheedgesand
damagedareasofsuspectmaterialsandrecordthefollowing:
whethervisiblefibresarepresentoncloseinspection(seeAsbestos: The
analysts guide for sampling, analysis and clearance procedures);
thecolourofthefibres,ifvisible;and
whetherfibresarevisuallyconsistentwithasbestos(egformbundleswith
splayedends).
99Somematerials,liketexturedplasters,paintsandvinylfloortiles,maycontain
veryfinedispersedchrysotileasbestoswhichmaynotbeseenbyeyeorwith
amagnifyingglass,andthesematerials(ifold)willhavetobepresumedto
containasbestosunlesstheyaresampledandcarefullyanalysedbyacompetent
laboratory.Asimportedmaterialsmayhavecontainedchrysotileasbestosuntil
1999andlaboratoriesoftenmissthefineasbestos,someadditionalchecksmaybenecessarywiththesetypesofmaterials.Otherusefulcharacteristics(egsurface
texture,soundwhenknocked,warmthtotouch,surfacehardness/deformationwith
aprobe)mayalsobeusedbyexperiencedsurveyorstohelpcomparethematerial
withothermaterialstheyhavepreviouslyencounteredandhadsamplesidentified.
Unlessthesurveyorisconvincedthatthereisadequateevidencetoconcludethat
thematerialisasbestos-free(egplaster,plasterboard,woodetc),apresumptionor
strongpresumptionshouldbemadethatitisanACM.
Asbestos type
100Thematerialassessmentrequiresinformationonthetypeofasbestos.Inthe
absenceofanalyticaldataandwheresimilarproductshavenotbeenidentifiedin
thesurvey,themostlikelyasbestostypemustbeallocatedbasedontheproducttypesandageinAppendix2.Itmayalsobepossibletoobtaininformationon
thetypeofasbestosfromcloseinspectionofthematerial,egiffibresarevisible
intheproduct,thesecangivesomeadditionalclu