Asbestos Demolition Surveys: What You Need to Know
Asbestos, once hailed for its durability and fire-resistant properties, has been widely used in building construction throughout the 20th century. However, as its serious health risks became apparent, asbestos was banned in the UK in 1999. Despite the ban, many older buildings still contain asbestos, making it a critical consideration for demolition projects. This is where an asbestos demolition survey comes into play.
If a building is scheduled for full or partial demolition, an asbestos demolition survey is not just a legal requirement but a vital step in ensuring the safety of workers, the public, and the environment. In this article, we’ll explore what an asbestos demolition survey involves, why it is essential, and how it differs from other types of asbestos surveys.
What Is an Asbestos Demolition Survey?
An asbestos demolition survey, also known as a Type 3 survey, is the most comprehensive form of asbestos assessment. Its purpose is to locate and identify all asbestos-containing materials (ACMs) within a building before demolition or major refurbishment works commence. Unlike other surveys, which are more surface-level, a demolition survey is intrusive and destructive by design.
The survey will involve extensive inspection, which may require accessing areas that are hidden or difficult to reach, such as behind walls, floors, ceilings, or within structural components of the building. Since asbestos was widely used in many parts of a structure, including insulation, ceiling tiles, floor tiles, and roofing materials, this thorough examination ensures that asbestos is located wherever it may be present.
Why Is an Asbestos Demolition Survey Important?
1. Legal Requirement
In the UK, the Control of Asbestos Regulations 2012 mandates that an asbestos survey must be carried out before any demolition or significant refurbishment work. Failure to conduct a survey can result in heavy fines, legal action, and project delays.
2. Health and Safety
Asbestos fibres are hazardous when disturbed and released into the air. Inhaling asbestos dust can lead to severe diseases such as asbestosis, lung cancer, and mesothelioma, often decades after exposure. An asbestos demolition survey ensures that the material is identified and removed safely before demolition begins, preventing dangerous exposure to workers and the public.
3. Environmental Protection
Asbestos can also contaminate the environment if not properly managed. When asbestos-containing materials are broken up during demolition, fibres can be released into the surrounding air and soil. By locating and safely removing asbestos beforehand, a demolition survey reduces the risk of environmental contamination.
4. Project Planning and Cost Management
Identifying asbestos early in the project allows for better planning and budgeting. Removing asbestos is a specialised process requiring licensed contractors, and unexpected discoveries of asbestos during demolition can cause delays and add substantial costs to a project. Conducting a thorough demolition survey upfront ensures that asbestos removal is integrated into the timeline and budget, preventing unexpected expenses later.
What Does an Asbestos Demolition Survey Involve?
The process of an asbestos demolition survey includes several steps:
1. Survey Preparation
Before the survey begins, the building’s layout, structure, and any known asbestos history are reviewed. The surveyor will assess the scope of the demolition and determine which areas of the building will need to be accessed for the survey.
2. Intrusive Inspection
The key feature of an asbestos demolition survey is its destructiveness. Surveyors will need to break through walls, ceilings, floors, and other hidden spaces to uncover all potential asbestos-containing materials. This may involve removing fixtures, fittings, and even structural elements.
3. Sampling
Once suspected ACMs are uncovered, they are sampled and sent to a laboratory for analysis. Each sample is tested to confirm whether it contains asbestos, and, if so, which type of asbestos is present (e.g., chrysotile, amosite, or crocidolite).
4. Reporting
After the survey and analysis, the surveyor will provide a detailed report outlining where asbestos was found, the type of asbestos, and the condition of the materials. This report will also include recommendations for the safe removal and disposal of the asbestos before demolition begins.
How Does an Asbestos Demolition Survey Differ from Other Asbestos Surveys?
There are generally three types of asbestos surveys:
- Asbestos Management Survey (Type 1 or 2): This is a non-intrusive survey aimed at managing asbestos in buildings that are in use. It identifies any ACMs that could be disturbed during normal occupation, maintenance, or small-scale repairs, but does not involve destructive inspection.
- Refurbishment Survey: This survey is conducted before major refurbishments but is less intrusive than a demolition survey. It focuses on areas directly affected by the refurbishment and aims to locate ACMs that may be disturbed during the renovation work.
- Demolition Survey (Type 3): This is the most comprehensive and intrusive survey, required before any demolition work. It differs from the other surveys by being invasive and covering every part of the building, including hidden and inaccessible areas.
Who Can Conduct an Asbestos Demolition Survey?
An asbestos demolition survey must be conducted by a competent, qualified surveyor, typically an accredited asbestos surveyor or a licensed asbestos removal contractor. The surveyor must have the necessary training, expertise, and certification to carry out this type of survey, as well as access to proper equipment for handling and sampling asbestos safely.
What Happens After the Survey?
Once the asbestos demolition survey is complete, and the report is delivered, the next step is to safely remove the asbestos. This work must be carried out by a licensed asbestos removal contractor who will follow strict regulations to contain, remove, and dispose of the asbestos material.
The building cannot be demolished until all ACMs identified in the survey are safely removed. Only once this step is complete can demolition proceed safely and legally.
Conclusion
An asbestos demolition survey is an essential part of any demolition or major refurbishment project involving older buildings. It ensures compliance with UK regulations, protects workers from harmful asbestos exposure, and prevents environmental contamination. Conducting a thorough survey before demolition also helps manage costs and project timelines by identifying asbestos upfront, allowing for its safe and legal removal before work begins.
