Asbestos surveys are an essential part of managing building safety and regulatory compliance. Whether it’s an older commercial structure or a residential renovation, knowing how asbestos surveys are done ensures proper handling of potentially hazardous materials.
This article explains how asbestos surveys are performed, including visual inspections, bulk sampling, and air quality testing. You’ll also learn about legal requirements, safety standards, and professional best practices based on international regulations such as those by the UK Health and Safety Executive (HSE) and the U.S. Environmental Protection Agency (EPA).
Asbestos Management Report
An Asbestos Management Report documents all identified asbestos-containing materials (ACMs) within a property. It outlines their location, condition, and risk level, helping building owners and contractors manage them safely.
This report serves as a vital compliance tool under regulations like the Control of Asbestos Regulations 2012 (UK) and EPA’s NESHAP standards (U.S.), ensuring no disturbance occurs without precautionary measures.
A typical report includes:
- A floor-by-floor asbestos register
- Laboratory analysis results
- Risk assessments for each ACM
- Recommendations for safe management or removal
Robust Asbestos Management Plan
A Robust Asbestos Management Plan (AMP) is the next step after the survey. It details how the property owner intends to monitor, maintain, and control asbestos exposure risks.
According to the HSE, the AMP should include:
- Procedures for periodic inspections
- Roles and responsibilities of staff
- Emergency procedures if materials are disturbed
- Communication protocols for contractors and occupants
The AMP ensures continuous compliance and protects both workers and building occupants.
When to Consider Asbestos Testing
Identifying Potential Asbestos-Containing Materials
Asbestos was widely used in over 3,000 construction materials before bans began in the 1980s (World Health Organization). Common ACMs include:
- Vinyl floor tiles and adhesives
- Pipe insulation and cement panels
- Textured coatings and roofing materials
If your building was constructed before 2000 (UK) or before 1989 (U.S.), it’s wise to assume asbestos may be present until testing confirms otherwise.
Prior to Renovation or Demolition Activities
Asbestos testing is mandatory before any renovation, demolition, or maintenance that could disturb structural materials. Failing to test may release fibers into the air—posing severe health risks such as mesothelioma, asbestosis, and lung cancer.
OSHA and HSE both mandate pre-demolition surveys for older structures.
Types of Asbestos Testing Methods
Visual Inspections
The first step involves a detailed visual assessment of the building to identify suspect materials.
Bulk Sampling
Samples of potential ACMs are carefully collected and sent to accredited labs for polarized light microscopy (PLM) or transmission electron microscopy (TEM) analysis.
Air Quality Testing
Used after removal or disturbance to ensure airborne fiber levels meet safety thresholds—commonly below 0.01 fibers per cubic centimeter (f/cc) as per HSE guidance.
Visual Inspections
What Inspectors Look For
Professional asbestos surveyors look for materials that:
- Are friable (easily crumbled or powdered)
- Show signs of wear or damage
- Were installed before asbestos bans
Inspectors focus on ceilings, walls, flooring, insulation, boilers, and duct systems.
Tools Used in Visual Inspections
Modern inspections use:
- Endoscopes for hidden cavities
- Moisture meters for detecting damaged materials
- Digital tablets with mapping software
- Protective PPE to avoid contamination
Bulk Sampling for Asbestos
How Bulk Samples Are Collected
Surveyors wear full PPE, seal the area, and use wet methods to minimize fiber release. Samples are placed in airtight bags, labeled, and sent to UKAS or NVLAP-accredited labs for analysis.
Types of Materials Sampled
Common samples include:
- Ceiling tiles and plaster
- Pipe lagging and insulation boards
- Vinyl flooring and adhesives
- Roofing felt and cement sheets
Handling and Transporting Samples
Samples are handled under strict containment and labeling protocols. Chain-of-custody documentation ensures traceability and compliance with environmental safety laws.
Air Quality Testing for Asbestos
Types of Air Sampling Methods
There are three main types:
- Background Sampling – Conducted before asbestos work begins.
- Leak Sampling – During removal, to detect airborne leaks.
- Reassurance Sampling – After removal, confirming safety.
Filters are analyzed using phase contrast microscopy (PCM) or TEM, depending on required sensitivity.
Interpreting Air Sampling Results
Results are compared against regulatory limits. The HSE’s clearance indicator is 0.01 f/cc, while OSHA’s permissible exposure limit (PEL) is 0.1 f/cc over an 8-hour workday.
If results exceed these limits, immediate containment and re-cleaning are required.
Asbestos Testing in Different Environments
Residential Properties
Homeowners often request asbestos testing before renovation. Common areas include pipe lagging, textured coatings, and roofing felt. Costs average $250–$800, depending on the number of samples (HomeAdvisor, 2024).
Commercial Buildings
Commercial surveys are larger in scope and must comply with regulatory duty-to-manage obligations. Reports include detailed registers and risk scores.
Industrial Sites
Industrial asbestos surveys often involve high-risk materials like insulation around boilers and turbines. Specialized safety protocols and decontamination units are mandatory.
Legal and Safety Considerations
Regulations Governing Asbestos Testing
Key global standards include:
- Control of Asbestos Regulations 2012 (UK)
- EPA NESHAP 40 CFR Part 61 (U.S.)
- OSHA 29 CFR 1910.1001 & 1926.1101
Failure to comply can result in fines, legal action, or work stoppages.
Safety Measures During Sampling
Surveyors must:
- Wear respirators (P3 filters) and disposable overalls
- Seal sampling areas
- Use HEPA-filtered vacuums
- Follow decontamination procedures
Choosing a Professional Asbestos Testing Service
Qualifications to Look For
Choose surveyors accredited by:
- UKAS (ISO/IEC 17020)
- NVLAP (U.S.)
- Or certified under ISO/IEC 17025 for laboratory testing.
Certifications and Accreditations
Professionals should hold certifications such as:
- BOHS P402 (Surveying and Sampling)
- EPA Asbestos Inspector Certification
- IOSH/NEBOSH Safety Credentials
What to Do After Asbestos is Detected
Immediate Actions to Take
If asbestos is found:
- Do not disturb it.
- Restrict access to the affected area.
- Notify relevant authorities or your building manager.
- Engage a licensed asbestos removal contractor.
Long-Term Management Strategies
Options include:
- Encapsulation (sealing ACMs with a protective coating)
- Periodic re-inspection
- Safe removal by licensed contractors
Long-term management should be part of your Asbestos Management Plan and regularly reviewed.
Conclusion
Asbestos surveys are a cornerstone of building safety and compliance. Understanding how asbestos surveys are done, from inspection and sampling to air quality testing—helps organizations protect occupants, workers, and their legal standing.
Whether you manage a commercial facility or an older home, regular asbestos testing ensures a safe, compliant, and healthy environment.
Are you confident your property has been tested properly?
FAQs
1. How long does an asbestos survey take?
A standard survey can take 2–6 hours, depending on property size and complexity.
2. Can I test for asbestos myself?
DIY testing is not recommended. Professional surveyors use certified methods and protective equipment.
3. What happens if asbestos is found?
It’s either managed safely in place or removed by licensed contractors, depending on its condition.
4. How often should asbestos be re-inspected?
At least once every 12 months, according to HSE recommendations.
5. Is asbestos still used today?
Asbestos use is banned in over 60 countries, but older buildings still contain legacy materials.