The Importance of Asbestos Surveys for Commercial Properties: A Guide for Business Owners and Directors

​Introduction

Asbestos, a once-popular construction material, poses significant health risks. Business owners and property managers must prioritise the safety of employees, customers, and visitors. This guide emphasises the importance of asbestos surveys in commercial properties, helping owners comply with regulations, mitigate risks, and ensure a safe environment.

 The Hidden Dangers of Asbestos

Asbestos, commonly used for its fire resistance and insulation properties, is linked to severe health conditions like lung cancer, mesothelioma, and asbestosis. Its hazardous nature necessitated regulations to prevent exposure. This section highlights these dangers and the need for strict safety measures.

Legal Requirements and Health & Safety Guidelines

Business owners have a legal duty to safeguard those on their premises from asbestos exposure. This section covers the Control of Asbestos Regulations 2012 and other relevant legislation, outlining the consequences of non-compliance.

Understanding Asbestos Surveys

Asbestos surveys are essential for identifying the presence and condition of asbestos-containing materials (ACMs). Different surveys, such as management surveys and pre-refurbishment/demolition surveys, serve various needs during a property’s lifecycle. This part explains their purposes and differences.

• • Management Surveys: This is the standard survey often conducted during the normal occupation and use of a building to manage asbestos. It focuses on locating as far as reasonably practicable the presence and extent of any suspect ACMs in the building which could be damaged or disturbed during normal occupancy, including foreseeable maintenance and installation, and to assess their condition.

• • Refurbishment and Demolition Surveys: Required before any refurbishment or demolition work is carried out. This survey is used to locate and describe, as far as reasonably practicable, all ACMs in the area where the refurbishment work will take place or in the whole building if demolition is planned. The survey will be fully intrusive and involve destructive inspection, as necessary, to gain access to all areas, including those that may be difficult to reach.

• • Re-Inspection Surveys: These are follow-up surveys conducted at regular intervals to monitor and assess the condition of ACMs. It ensures that any known asbestos is being managed properly and remains in good condition or to identify if any further action is required.

• • Bulk Sampling Surveys: Sometimes, part of a standard asbestos survey, bulk sampling involves taking samples of materials suspected of containing asbestos for laboratory analysis to confirm the presence and type of asbestos.

Each type of survey has specific purposes and is essential in different circumstances, such as during regular building use, planned refurbishments, demolitions, or for ongoing asbestos management. These surveys help in ensuring compliance with asbestos regulations and maintaining safety standards by preventing accidental disturbance of ACMs.

The Process of Asbestos Surveys

Expanding on the process of asbestos surveys, we can delve into the steps involved, highlighting the critical role of a qualified asbestos surveyor and the importance of their expertise in ensuring accurate and reliable results:

• • • 1. Initial Consultation and Planning: The process begins with an initial consultation where the surveyor understands the property’s history, use, and any specific areas of concern. This step is crucial for planning the survey, as it helps determine the survey type needed (management, refurbishment/demolition, etc.) and the scope of the work.
      2. Property Inspection: The surveyor conducts a thorough inspection of the property. This involves examining all areas, including those less accessible, to identify potential ACMs. In a management survey, the focus is on areas likely to be disturbed during routine activities. In contrast, a refurbishment/demolition survey is more intrusive, examining areas that will be affected by the planned work.
      3. Sample Collection: If the surveyor identifies materials suspected of containing asbestos, they will collect samples using safe and controlled methods to minimise disturbance and potential fibre release. The sample collection must be done meticulously to ensure that representative samples of the material are analysed.
      4. Laboratory Analysis: The collected samples are sent to an accredited laboratory for analysis. The lab will determine the presence of asbestos and, if present, identify the type of asbestos fibres. This step is critical as different types of asbestos (e.g., chrysotile, amosite, crocidolite) have varying degrees of health risks.
      5. Reporting and Recommendations: After analysis, the surveyor prepares a detailed report. This report includes the findings of the survey, such as the location, type, and condition of any ACMs found. It also provides recommendations for managing or removing the asbestos, if necessary. This report is crucial for the property owner to understand the risks and take appropriate actions.
      6. Developing an Asbestos Management Plan: If ACMs are found, the property owner needs to develop an asbestos management plan based on the surveyor’s recommendations. This plan outlines how to manage the risk of asbestos, including procedures for monitoring, maintaining, or removing ACMs, and ensuring safety for occupants and workers.

The surveyor’s expertise is crucial throughout this process. They need to have a deep understanding of asbestos types, health risks, survey techniques, and regulatory requirements. Their skill in identifying and sampling potential ACMs, coupled with their ability to interpret laboratory results and provide actionable recommendations, is essential for the effective management of asbestos risks in any property. This comprehensive approach ensures safety, compliance, and informed decision-making for business owners and property managers.

Benefits of Asbestos Surveys for Commercial Properties

Asbestos surveys offer numerous advantages and can help avoid significant problems in the future:

Compliance with Regulations: Conducting asbestos surveys is a fundamental aspect of adhering to workplace health and safety regulations. By identifying and managing ACMs, property owners and managers can avoid the severe penalties and legal issues associated with non-compliance. In many jurisdictions, failing to conduct these surveys can result in substantial fines, legal sanctions, and even closure of business premises.

Risk Mitigation: Asbestos surveys play a crucial role in the early identification of asbestos-containing materials. This allows property managers to assess the risk these materials pose and implement effective management strategies to control or eliminate the risk. It includes creating an asbestos management plan, which is vital for maintaining a safe environment and reducing the likelihood of accidental asbestos disturbance or exposure.

Protection of Occupants: The health and safety of employees, tenants, and visitors in commercial properties are paramount. Asbestos surveys help minimise or eliminate exposure to asbestos fibres, a known health hazard. This is especially important in older buildings where asbestos is commonly used in construction materials. By identifying and managing these materials, property owners ensure that the health risks associated with asbestos, such as lung cancer, asbestosis, and mesothelioma, are significantly reduced.

Financial Savings: Early detection of ACMs through asbestos surveys enables more cost-effective planning and management. Addressing asbestos issues before they become emergencies can prevent costly remediation and legal costs in the future. For example, if asbestos is found during a routine survey, it can be managed or removed as part of planned maintenance rather than facing a sudden, expensive emergency response if it’s discovered later during refurbishment or after a health incident. This proactive approach not only saves money but also reduces downtime and disruption to business operations..

Engaging a Professional Asbestos Surveyor

Selecting the right asbestos surveyor is a critical decision for business owners. The safety of your property and its occupants hinges on the accuracy and thoroughness of the asbestos survey. Here are key factors to consider when choosing a professional asbestos surveyor:

Certifications and Accreditation: In the context of certifications and accreditations for surveyors or surveying companies, especially those involved in environmental safety and asbestos management, the role of the United Kingdom Accreditation Service (UKAS) is significant. UKAS is the sole recognised accreditation body in Great Britain, as per the guidelines provided by the Health and Safety Executive in managing and working with asbestos.

For surveyors or companies to be deemed competent in conducting surveys for Asbestos-Containing Materials (ACMs), they need to be accredited by a recognised body such as UKAS. This accreditation is in compliance with standards like BS EN ISO/IEC 17020, ensuring that the surveyors have adequate experience and training. When selecting a surveyor, it’s recommended to choose those accredited by UKAS to ensure a high level of expertise and adherence to industry standards.

In cases where a surveyor is not accredited by UKAS, it’s advised to make reasonable inquiries into their competence, including checking their qualifications, written procedures, quality control policies, and references to similar work they have done recently​​.

Moreover, UKAS’s role extends to ensuring that analysis of materials, especially for asbestos, is done to standards equivalent to those specified in ISO 17025. This includes both in-house work done by employers and work done by external analysts. Employers who perform their own analysis of samples must ensure that the work is carried out with accuracy and quality control systems equivalent to those achieved under ISO 17025 standards. For external analysts, it’s recommended to contract those identified through the UKAS website to ensure they are appropriately accredited, providing an assurance of their accreditation and an element of independence​​​​.

In summary, UKAS accreditation is essential for ensuring the competence and standard of surveyors or surveying companies, especially in the context of environmental safety and asbestos management. This accreditation serves as a testament to their knowledge and adherence to industry standards, ensuring quality and reliability in their services.

Experience and Expertise: Experience is invaluable in this field. A surveyor with extensive experience will have a deeper understanding of different building types and the various ways asbestos may have been used. They are more likely to identify ACMs that less experienced surveyors might overlook.

Comprehensive Services: Choose a surveyor who offers a full range of services. This includes not only identifying and surveying for asbestos but also testing and safe removal if necessary. A one-stop shop for all asbestos-related needs is more convenient and ensures consistency in service.

Reputation and Reviews: Look for reviews or testimonials from previous clients. A company with a solid reputation in the industry and positive feedback from clients is likely to provide reliable and high-quality services.

Customised Approach: Each property is unique, and so are its asbestos survey needs. A professional surveyor should be able to tailor their approach to suit the specific requirements of your property.

Compliance with Regulations: The surveyor should be well-versed in current regulations and capable of ensuring that your property complies with all relevant laws and guidelines.

Professional Liability Insurance: Ensure that the surveyor has adequate insurance coverage. This protects you in the event of any oversights or errors during the survey.

Ongoing Asbestos Management

Asbestos management is an ongoing process, not a one-time task. Business owners should develop an asbestos management plan, conduct regular re-inspections, and provide employee training. This part emphasises the continuous nature of asbestos management.

Conclusion

Asbestos surveys are crucial for the safety and well-being of everyone in commercial properties. They ensure compliance, mitigate risks, and protect health and finances. Regular inspections, management plans, and training are key to maintaining a safe environment. Crucial Environmental Ltd offers expertise in asbestos surveys and management, helping business owners ensure a safe, compliant environment. Remember, awareness and proactive measures are essential in protecting businesses and communities from the dangers of asbestos.

 Crucial Environmental Ltd is a preferred Option for commercial Asbestos Surveys, sampling, testing, removal and management plans. 

Crucial Environmental Ltd stands out as an excellent choice for asbestos surveys. We offer a comprehensive range of services, including surveying, testing, training and safe removal of asbestos. Our team is certified and adheres to the highest industry standards, ensuring your commercial property is thoroughly assessed for asbestos risks. Our high ratings and positive client feedback reflect their commitment to quality and safety. By choosing Crucial Environmental Ltd; you can be confident that you’re working with knowledgeable professionals who can handle all aspects of asbestos management efficiently and effectively.