Before any refurbishment or demolition project begins, one of the most critical steps is conducting an asbestos survey. This isn’t just a box-ticking exercise—it’s a legal requirement designed to protect workers, the public, and the environment from asbestos exposure. According to the World Health Organization, over 107,000 people die annually from asbestos-related diseases, highlighting the severe risks of mishandling this material (WHO, 2024).
In this article, we’ll explore everything professionals need to know about refurbishment and demolition asbestos surveys (commonly called R&D surveys). From NESHAP regulations to legal responsibilities and survey procedures, you’ll learn exactly why these surveys matter, when they’re required, and what happens if you skip them.
What Is an Asbestos Survey?
An asbestos survey is a formal inspection carried out to identify asbestos-containing materials (ACMs) within a building. These materials were widely used in construction before asbestos was banned due to its heat resistance and insulation properties.
There are different types of asbestos surveys, but their main goal is always the same:
- To locate and assess any ACMs.
- To ensure safe management, removal, or containment before any work that could disturb them.
Do You Need an Asbestos Survey Before Demolition? Here’s What the NESHAP Regulation Says.
Yes, absolutely. Under the National Emission Standards for Hazardous Air Pollutants (NESHAP), an asbestos inspection is mandatory before any demolition or renovation project—no exceptions.
NESHAP, enforced by the U.S. Environmental Protection Agency (EPA), requires owners and operators to inspect the facility for asbestos before any demolition or renovation begins, regardless of the building’s age or size. Failure to comply can result in significant fines and legal action.
According to the EPA’s NESHAP 40 CFR Part 61, owners must:
- Conduct a thorough asbestos survey before demolition.
- Notify the proper state or local authority of asbestos presence or absence.
- Ensure any asbestos removal is performed by licensed professionals.
(Source: EPA, NESHAP Subpart M – Asbestos National Emission Standards)
Why the Law Requires It: NESHAP Regulations
NESHAP regulations were created to prevent asbestos fibers from becoming airborne during construction or demolition. Even minimal exposure can cause serious illnesses like asbestosis, lung cancer, and mesothelioma.
The regulations ensure:
- Proper identification of ACMs before disturbance.
- Safe removal and disposal procedures.
- Worker and public protection from airborne asbestos dust.
By following NESHAP, building owners demonstrate compliance and safeguard both human health and the environment.
What Is the Legal Guidance on the Demolition of Buildings With Asbestos?
Regulation Says
If asbestos is found, demolition cannot proceed until all identified ACMs have been safely removed or encapsulated by a licensed asbestos abatement contractor. The work must comply with:
- EPA NESHAP standards (U.S.)
- Control of Asbestos Regulations 2012 (UK)
- Occupational Safety and Health Administration (OSHA) asbestos standards (29 CFR 1926.1101).
Demolition can only proceed once an air clearance certificate is issued, confirming the site is safe.
When Is an Asbestos Survey Required?
An asbestos survey is required when:
- A building was constructed before 2000 (in the UK) or before 1989 (in the U.S.).
- Refurbishment, renovation, or demolition is planned.
- The building’s materials are unknown or undocumented.
Even small-scale projects—like removing walls or ceilings—can disturb hidden asbestos, so it’s always safer (and often required by law) to survey first.
Who Is Responsible for the Survey?
The duty holder—typically the building owner, property manager, or employer—is legally responsible for arranging an asbestos survey.
According to the Control of Asbestos Regulations, the duty holder must:
- Identify the presence and condition of ACMs.
- Maintain an asbestos management plan.
- Hire a UKAS-accredited (or EPA-licensed) asbestos surveyor.
Failure to comply can result in heavy fines or prosecution.
What Happens If You Skip It?
Skipping an asbestos survey can have serious legal and health consequences:
- Regulatory penalties: Fines of up to £20,000 in the UK or $25,000 per day in the U.S. (EPA).
- Project delays: Work may be stopped until a compliant survey is provided.
- Health risks: Disturbing ACMs can release toxic fibers that remain in the air for hours.
- Legal liability: If workers or occupants become ill, the property owner may face lawsuits.
What About Residential Homes?
While domestic homeowners aren’t always legally required to conduct asbestos surveys, contractors performing renovations are.
If you’re planning major work—such as loft conversions, extensions, or demolishing structures built before 2000—it’s strongly advised to have a refurbishment and demolition survey performed for safety and compliance.
What Is a Refurbishment and Demolition (R&D) Survey?
An R&D survey is the most comprehensive type of asbestos inspection. It’s specifically designed for projects involving structural changes or demolition.
What Is an Asbestos Demolition Survey?
A demolition survey focuses on identifying all asbestos-containing materials in a building or area scheduled for complete demolition.
When Is a Demolition Survey Carried Out?
This survey is carried out before demolition begins, and only when the building is vacant and safe to access. It often involves destructive inspection methods to reach all potential asbestos areas.
R&D Surveys Explained
R&D surveys go beyond visual checks. Surveyors take samples from walls, floors, ceilings, insulation, and pipework to confirm the presence of asbestos in a laboratory setting.
When Are R&D Surveys Needed?
You’ll need an R&D survey when:
- Structural modifications are planned.
- Demolition is scheduled.
- The property is older and hasn’t had an asbestos report.
What Happens During Asbestos Refurbishment and Demolition Surveys?
During an R&D survey, licensed asbestos surveyors:
- Inspect the entire structure.
- Collect material samples for lab testing.
- Report on the type, condition, and location of asbestos.
- Provide recommendations for safe removal or management.
What If an R&D Survey Highlights the Presence of Asbestos?
If asbestos is found, the material must be safely removed by licensed contractors following NESHAP or HSE procedures. The site is then re-inspected and cleared for further work.
How We Prepare for Asbestos Surveys
A professional asbestos surveying company ensures:
- Full risk assessment before site entry.
- Sampling strategy that covers all potential ACMs.
- Air monitoring and clearance testing post-removal.
- Detailed documentation for compliance records.
Using an accredited company guarantees accuracy and legal compliance, minimizing project risks.
At Core Surveys, We’re Fully Accredited to Carry Out R&D Surveys
At Core Surveys, we’re UKAS-accredited to conduct Refurbishment and Demolition Asbestos Surveys nationwide. Our certified surveyors use advanced equipment and methods to ensure every potential ACM is located and documented.
We provide:
- Comprehensive survey reports with photos and lab results.
- Expert guidance on asbestos removal and management.
- Support for legal compliance with HSE and NESHAP standards.
Conclusion
Refurbishment and demolition asbestos surveys aren’t optional—they’re essential for compliance, safety, and environmental protection. Ignoring them can lead to severe legal consequences, costly delays, and life-threatening health risks.
By partnering with accredited asbestos surveyors, you not only stay compliant but also safeguard everyone involved in your project.
Have you scheduled your asbestos survey before your next refurbishment or demolition project? Don’t wait until it’s too late.
FAQs
Q1: Is an asbestos survey mandatory before demolition?
Yes, NESHAP and HSE regulations require asbestos surveys before any demolition or major refurbishment.
Q2: How long does an asbestos survey take?
Depending on building size, it typically takes between 1–3 days to complete and analyze results.
Q3: Can I do the survey myself?
No. Surveys must be conducted by licensed, accredited professionals for legal and safety reasons.
Q4: What happens if asbestos is found?
It must be safely removed by a licensed abatement contractor before work continues.
Q5: Are R&D surveys disruptive?
Yes, they can be intrusive because surveyors need access to all areas, including behind walls and ceilings, to collect samples.