Asbestos Refurbishment Surveys

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Planning refurbishment works to a property built before asbestos was banned? An Asbestos Refurbishment Survey is a legal and practical requirement before any work begins that may disturb the fabric of a building.

At Strata Asbestos Consultancy, we provide comprehensive asbestos refurbishment surveys for domestic, commercial, industrial and public sector properties throughout the UK. Our surveys are undertaken by experienced BOHS-qualified surveyors in accordance with HSG264 – Asbestos: The Survey Guide and the Control of Asbestos Regulations 2012.

Whether you're replacing a kitchen, refurbishing offices, converting residential properties, upgrading schools or undertaking large-scale commercial alterations, our refurbishment surveys identify asbestos-containing materials before they are disturbed, allowing projects to proceed safely, efficiently and compliantly.

An Asbestos Refurbishment Survey (RAS) is a fully intrusive asbestos survey undertaken to locate and identify all asbestos-containing materials (ACMs) within the specific areas affected by refurbishment works.

Unlike a Management Survey, which is designed to manage asbestos during normal occupation, a refurbishment survey is intended to identify hidden asbestos before construction or refurbishment begins.

The survey involves controlled destructive inspection techniques to access concealed areas including:

• Wall cavities 
• Ceiling voids 
• Floor constructions 
• Service risers 
• Pipe boxing 
• Structural beams 
• Lift shafts 
• Roof voids 
• Plant rooms 
• Ductwork 
• Behind fixed furniture 
• Beneath floor finishes 

This level of inspection ensures contractors are not unknowingly exposed to asbestos during refurbishment works.

One of the most common misconceptions is that Refurbishment Surveys and Demolition Surveys are identical. They are not.

Although both survey types are intrusive and follow the principles set out within HSG264, their objectives are significantly different.

Refurbishment Survey:

A refurbishment survey is designed to inspect only the areas that will be affected by planned refurbishment works.

For example:

• Kitchen refurbishment 
• Bathroom replacement 
• Office refurbishment 
• Extension works 
• Roof replacement 
• Window replacement 
• Mechanical and electrical upgrades 
• Structural alterations 

Areas of the building that will remain unaffected by the proposed works may not require intrusive inspection.

Demolition Survey:

A demolition survey is considerably more extensive.

Its purpose is to identify all asbestos-containing materials throughout the entire structure prior to demolition, regardless of whether individual materials will be disturbed during demolition.

The survey must ensure that, as far as reasonably practicable, all ACMs can be identified before demolition proceeds.

In many cases this requires inspection of 100% of the building, including areas that would not normally be accessed during refurbishment.

Simply put:

Refurbishment Survey = only the areas affected by refurbishment.

Demolition Survey = the entire building or structure scheduled for demolition.

Choosing the correct survey type is essential to ensure compliance while avoiding unnecessary inspection costs.

Buildings constructed before the UK asbestos prohibition frequently contain hidden asbestos products that cannot be identified during normal occupation.

These materials often remain concealed behind:

• Modern kitchens 
• Bathroom suites 
• Plasterboard walls 
• Ceiling systems 
• Vinyl flooring 
• Floor tiles 
• Built-in cupboards 
• Heating systems 
• Pipe boxing 
• Structural columns 
• Service ducts 

Refurbishment activities routinely disturb these hidden materials.

Without a refurbishment survey there is a significant risk of:

✔ Exposure of contractors to airborne asbestos fibres

✔ Unexpected project delays

✔ Enforcement action by the HSE

✔ Expensive contamination clean-ups

✔ Increased project costs

✔ Delays to contractors

✔ Damage to reputation

What is HSG264?

HSG264 – Asbestos: The Survey Guide is the Health and Safety Executive's (HSE) recognised guidance document for carrying out asbestos surveys. It sets out the standards expected of asbestos surveyors and provides guidance on planning, undertaking and reporting asbestos surveys to ensure asbestos-containing materials (ACMs) are correctly identified and managed.

At Strata Asbestos Consultancy, every asbestos refurbishment survey is planned and undertaken in accordance with the principles contained within HSG264, ensuring our clients receive accurate, reliable and practical information to support their refurbishment project.

Whilst HSG264 itself is guidance rather than legislation, it is widely recognised as the industry benchmark for asbestos surveying and supports compliance with the Control of Asbestos Regulations 2012 (CAR 2012).

Why is HSG264 Important?

The primary objective of HSG264 is to ensure asbestos surveys are suitable, sufficient and fit for purpose.

A refurbishment survey that does not follow recognised guidance may fail to identify hidden asbestos-containing materials, potentially placing contractors, building occupants and others at risk of exposure when refurbishment works begin.

By following HSG264, surveys are designed to:

• Locate asbestos-containing materials before refurbishment works commence. 
• Identify concealed asbestos that cannot be seen during normal occupation. 
• Provide reliable information for contractors planning refurbishment works. 
• Reduce the likelihood of unexpected asbestos discoveries during construction. 
• Support compliance with the Control of Asbestos Regulations 2012. 
• Protect workers from accidental exposure to airborne asbestos fibres. 

Ultimately, a thorough survey undertaken in accordance with HSG264 helps minimise delays, control project costs and improve health and safety throughout the refurbishment process.

Refurbishment Surveys Must Be Planned Around the Proposed Works:

One of the key principles of HSG264 is that every refurbishment survey should be specifically designed around the scope of the proposed refurbishment works.

No two refurbishment projects are identical.

Replacing a domestic kitchen requires a different level of inspection compared with refurbishing a school, converting offices or upgrading an industrial facility.

Before undertaking a survey, our surveyors establish:

• Which areas will be refurbished. 
• Which building elements will be disturbed. 
• The level of intrusive inspection required. 
• Safe methods of access. 
• Any restrictions affecting the inspection. 
• Areas that cannot be accessed safely. 

This ensures the survey is proportionate to the proposed works while still providing contractors with the information they need to work safely.

Intrusive Inspection is Essential:

Unlike a Management Survey, HSG264 recognises that refurbishment surveys require intrusive inspection techniques to identify asbestos hidden within the building structure.

Depending on the proposed refurbishment works, this may include accessing:

• Ceiling voids 
• Floor voids 
• Wall cavities 
• Pipe boxing 
• Service risers 
• Ductwork 
• Roof voids 
• Structural encasements 
• Lift shafts 
• Plant rooms 
• Beneath floor finishes 
• Behind fixed furniture 

Controlled inspection damage is often unavoidable and forms an essential part of a suitable refurbishment survey. The extent of any intrusive inspection is agreed with the client before work begins and is limited to the areas affected by the proposed refurbishment.

Representative Sampling and Laboratory Analysis:

HSG264 emphasises that suspected asbestos-containing materials should not be identified by appearance alone.

Representative samples should be carefully obtained and analysed by a UKAS-accredited laboratory using recognised analytical methods.

Where sampling cannot be undertaken safely, or access is not possible, HSG264 recommends that materials should be presumed to contain asbestos until proven otherwise.

This cautious approach helps ensure that refurbishment work can be planned safely, even where complete access is not immediately achievable.

Survey Limitations and Exclusions:

Another important principle of HSG264 is recognising that every survey has limitations.

Some areas may remain inaccessible due to:

• Structural safety concerns. 
• Live electrical equipment. 
• Confined spaces. 
• Occupancy restrictions. 
• Operational plant and machinery. 
• Client-imposed limitations. 
• Restricted access. 

Where access cannot be obtained, these limitations are clearly documented within the survey report together with recommendations for further investigation where appropriate.

Providing transparent information about any limitations enables clients and contractors to make informed decisions before refurbishment work proceeds.

Experience Makes the Difference:

Although HSG264 provides the framework for asbestos surveying, the quality of a refurbishment survey ultimately depends on the competence and experience of the surveyor carrying it out.

With over 20 years of practical asbestos industry experience, Strata Asbestos Consultancy has undertaken refurbishment surveys within domestic properties, commercial buildings, schools, healthcare facilities, industrial sites, manufacturing plants, hotels, public buildings and complex operational environments.

Our surveyors understand how buildings have evolved through extensions, alterations and previous refurbishment works, allowing us to identify hidden asbestos risks that may otherwise remain undetected.

Every refurbishment survey is approached with the same objective—to provide accurate, reliable and practical information that enables refurbishment works to proceed safely, efficiently and in compliance with current asbestos legislation.

At Strata Asbestos Consultancy we have undertaken refurbishment surveys across a wide variety of complex environments including schools, hospitals, industrial manufacturing facilities, oil refineries, commercial offices, hotels, retail premises, public buildings and residential properties. Our practical experience allows us to understand how buildings have been altered over time, identify concealed asbestos-containing materials and tailor the level of intrusive inspection to the proposed refurbishment works. We don't simply follow a checklist—we use our technical knowledge and industry experience to ensure surveys are proportionate, thorough and provide contractors with the information they need to work safely. 

Many asbestos-containing materials remain concealed until refurbishment work begins. Our refurbishment surveys frequently identify asbestos within: 

Thermal Insulation:

• Pipe insulation 
• Boiler insulation 
• Calorifiers 
• Thermal lagging

Insulation Boards:

• Asbestos Insulation Board (AIB) 
• Fire protection panels 
• Ceiling panels 
• Service risers 
• Lift shafts 
• Partition walls

Decorative Finishes

• Textured coatings 
• Ceiling finishes 
• Wall coatings

Floor Construction

• Vinyl floor tiles 
• Thermoplastic floor tiles 
• Bitumen adhesive 
• Vinyl sheet flooring 
• Floor levelling compounds

Cement Products

• Roof sheets 
• Wall cladding 
• Soffits 
• Gutters 
• Downpipes 
• Flues 
• Water tanks

Plant & Equipment

• Rope seals 
• Gaskets 
• Packing materials 
• Electrical flash guards 
• Fuse carriers 
• Resin composites 
• Sink pads

Many of these materials cannot be identified by visual inspection alone. Representative sampling and laboratory analysis are required to confirm the presence or absence of asbestos. 

Every report is designed to provide contractors, project managers and clients with clear, practical information that supports safe refurbishment.

Reports typically include:

• Executive Summary 
• Survey Scope 
• Methodology 
• Laboratory Certificates 
• Detailed Material Assessments 
• Risk Assessment 
• Photographic Evidence 
• Annotated Floor Plans 
• Sample Locations 
• Asbestos Register 
• Recommendations 
• Areas Not Accessed 
• Survey Limitations 

Reports are presented in a clear format, allowing refurbishment contractors to easily identify asbestos risks before work begins.

One of the most common causes of project delays is the unexpected discovery of asbestos after refurbishment has already commenced.

Commissioning an asbestos refurbishment survey during the planning stage allows asbestos risks to be identified and managed before contractors arrive on site.

Early identification enables:

✔ Better project planning

✔ Accurate contractor pricing

✔ Reduced programme delays

✔ Compliance with asbestos legislation

✔ Protection of workers

✔ Prevention of contamination incidents

✔ Reduced project costs

✔ Improved health and safety management

Investing in a refurbishment survey before work begins is almost always significantly less expensive than dealing with the consequences of discovering asbestos during construction.

An asbestos refurbishment survey plays a critical role in ensuring refurbishment works can proceed safely and in compliance with current legislation. However, we regularly encounter projects where surveys have been incorrectly commissioned, are no longer suitable for the planned works, or fail to provide contractors with the information they require.

Avoiding the following common mistakes can help prevent unnecessary delays, unexpected costs and the accidental disturbance of asbestos-containing materials.

Commissioning the Wrong Type of Survey:

One of the most common mistakes is requesting a Management Survey when a Refurbishment Survey is actually required.

Management Surveys are designed to manage asbestos during the normal occupation and maintenance of a building. They are not intended to identify all asbestos that may be disturbed during refurbishment works.

Where refurbishment work is planned, a dedicated Refurbishment Survey should be undertaken within the affected areas before work begins.

Not Defining the Scope of Refurbishment:

A refurbishment survey is only as effective as the information provided at the planning stage.

If the extent of the proposed refurbishment is unclear, areas requiring intrusive inspection may be omitted, resulting in additional surveys being required later.

Providing drawings, specifications or a clear description of the proposed works enables the survey to be planned appropriately and reduces the likelihood of unexpected asbestos discoveries during construction.

Assuming Previous Surveys Are Still Suitable:

Buildings often undergo multiple alterations throughout their lifetime.

A Management Survey completed several years ago may not adequately cover proposed refurbishment works, particularly where intrusive inspection was never undertaken.

Previous asbestos information should always be reviewed, but a new Refurbishment Survey may still be required depending on the scope of the planned works.

Beginning Refurbishment Before Receiving Survey Results:

Starting refurbishment before receiving the completed survey report or laboratory results can expose contractors to unidentified asbestos-containing materials.

Survey findings should always be reviewed before work commences so that any asbestos identified can be safely managed or removed where necessary.

Restricting Intrusive Access:

Because refurbishment surveys are intrusive by nature, limiting access to certain building elements can significantly reduce the effectiveness of the survey.

Where safe access is not available, survey limitations will be recorded within the report together with recommendations for further investigation. Where reasonably practicable, allowing appropriate intrusive inspection before refurbishment begins helps minimise delays once contractors are on site.

Assuming Modern Finishes Mean There Is No Asbestos:

Modern kitchens, bathrooms and decorative finishes can often conceal original asbestos-containing materials beneath.

It is common to identify asbestos floor tiles beneath modern vinyl flooring, asbestos insulation board behind replacement kitchens, textured coatings concealed beneath newer finishes or asbestos cement products hidden behind refurbishment works.

The appearance of a recently refurbished room should never be taken as evidence that asbestos is absent.

Choosing Cost Over Competence:

An asbestos refurbishment survey should provide reliable information that contractors can confidently work from.

Selecting a provider based solely on the lowest quotation may result in surveys that do not adequately reflect the scope of the proposed works or identify concealed asbestos-containing materials.

Choosing an experienced consultancy that follows the principles of HSG264 helps ensure surveys are thorough, proportionate and fit for purpose.

Why Getting the Right Survey Matters:

A correctly planned and executed refurbishment survey provides contractors with the information they need before work begins, reducing the risk of accidental asbestos disturbance, costly project delays and unnecessary disruption.

At Strata Asbestos Consultancy, we take the time to understand every refurbishment project, ensuring each survey is specifically tailored to the proposed works and undertaken in accordance with the principles of HSG264 – Asbestos: The Survey Guide.

Does every refurbishment project require an asbestos survey?

If the building was constructed before asbestos was prohibited in the UK and the proposed works will disturb the building fabric, an asbestos refurbishment survey should normally be undertaken before work begins. 

Can refurbishment surveys be completed while a building is occupied?

Because refurbishment surveys involve intrusive inspection and may disturb asbestos-containing materials, the affected areas should generally be vacant during the survey. In larger buildings, unaffected areas can often remain occupied where suitable segregation measures are in place. 

Will the survey damage my property?

Yes. Refurbishment surveys are intentionally intrusive and involve controlled inspection techniques to access concealed building elements. The extent of any inspection damage is agreed beforehand and is proportionate to the proposed refurbishment works. 

How quickly can surveys be arranged?

We understand refurbishment programmes often operate to tight timescales. Wherever possible, we offer prompt appointments and prioritise report delivery to minimise delays to your project. 

Do you provide nationwide coverage?

Yes. Strata Asbestos Consultancy undertakes refurbishment surveys throughout England, supporting homeowners, contractors, property managers, housing associations, schools, local authorities, commercial organisations and industrial clients. 

Asbestos Management Surveys:

An asbestos management survey is designed to locate, as far as reasonably practicable, the presence and extent of asbestos-containing materials within occupied buildings. The survey helps dutyholders comply with the Control of Asbestos Regulations 2012 by providing an asbestos register and information required to safely manage asbestos during normal occupation and routine maintenance.

Learn more about our Asbestos Management Surveys →

Demolition Asbestos Surveys:

A demolition asbestos survey is required before a building, or part of a building, is demolished. These fully intrusive surveys are designed to identify all asbestos-containing materials, as far as reasonably practicable, enabling their safe removal before demolition commences.

Learn more about our Demolition Asbestos Surveys →

Asbestos Re-Inspection Surveys:

Known or presumed asbestos-containing materials should be periodically inspected to confirm they remain in a satisfactory condition. Our asbestos re-inspection surveys update your asbestos register and help ensure asbestos continues to be managed safely.

Learn more about our Asbestos Re-Inspection Surveys →

Asbestos Sampling & Testing:

If you're unsure whether a material contains asbestos, representative samples can be safely taken and submitted to a UKAS-accredited laboratory for analysis. Sampling provides certainty before refurbishment, demolition or maintenance works commence.

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Asbestos Management Plans:

An asbestos management plan provides the practical arrangements required to manage asbestos safely within non-domestic premises. It supports dutyholders in meeting their legal responsibilities by detailing inspection frequencies, communication procedures and emergency arrangements.

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Asbestos Waste Collection & Disposal:

Following asbestos removal works, waste should be transported and disposed of in accordance with current hazardous waste legislation. We provide compliant asbestos waste collection and disposal services for domestic, commercial and industrial clients throughout the UK.

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Non-Licensed Asbestos Removal:

Certain lower-risk asbestos-containing materials can be removed without the need for a licensed asbestos contractor, provided the work falls within the scope of non-licensed or notifiable non-licensed work. We undertake selected non-licensed asbestos removal works in accordance with current legislation and industry guidance.

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Asbestos Consultancy:

Our independent asbestos consultancy service provides practical advice on asbestos legislation, refurbishment planning, management arrangements, contractor support and compliance. Whether you require technical guidance or ongoing consultancy support, we're here to help.

Learn more about Asbestos Consultancy →

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