Asbestos Refurbishment Survey | Pre-Works Asbestos Surveys | North of England | HSG Asbestos Surveys

Asbestos Refurbishment Surveys | HSG Asbestos Surveys

An asbestos refurbishment survey – also known as a pre-refurbishment asbestos survey or Type 3 survey – is a mandatory inspection that must be carried out before any renovation, alteration, fit-out, or intrusive maintenance work begins on a building constructed or refurbished before the year 2000. Its purpose is to locate all asbestos-containing materials (ACMs) in the areas that will be disturbed by the planned works, so that asbestos can be safely removed or managed before contractors start on site.

Unlike a management survey, a refurbishment survey involves destructive investigation where necessary – opening ceiling voids, lifting floor coverings, accessing wall cavities – to fully characterise the asbestos risk before work begins. Failing to commission this survey before renovation work is both a criminal offence under the Control of Asbestos Regulations 2012 and a serious risk to the health of the workers involved.

HSG Asbestos Surveys provides asbestos refurbishment surveys across Yorkshire, Lancashire, Greater Manchester, Merseyside, and Lincolnshire. All surveys are carried out by BOHS P402-qualified surveyors with a minimum of ten years’ experience, in full accordance with HSE guidance note HSG264.

Free quotes available. Call us: 01274 959994 / 07703 203930 / 07711 855891

What Is an Asbestos Refurbishment Survey?

An asbestos refurbishment survey is a fully intrusive inspection carried out specifically on the areas of a building that are going to be affected by planned works. It goes significantly further than a management survey – the surveyor is permitted and required to carry out destructive investigation to access all parts of the structure that will be disturbed, including areas that are not normally accessible.

The survey is carried out in accordance with HSE guidance note HSG264: Asbestos – The Survey Guide (2012), which sets out the legal framework and technical requirements for all asbestos surveys in the UK. The output is a detailed schedule of all ACMs found in the works area, including each material’s location, type, condition, extent, and risk classification – giving the principal contractor and asbestos removal team everything they need to plan safe removal before the main works begin.

A refurbishment survey is specific to the planned works. If the scope of the project changes and new areas are disturbed, an additional survey of those areas will be required before work in those areas proceeds.

Is an Asbestos Refurbishment Survey a Legal Requirement?

Yes. Under the Control of Asbestos Regulations 2012 (CAR 2012), Regulation 7 – Prevention or Reduction of Exposure to Asbestos – requires that before any demolition, refurbishment, maintenance, or other work that could disturb asbestos is carried out, suitable steps must be taken to determine the presence of asbestos-containing materials. For any work other than the most trivial or minor, this means commissioning a professional refurbishment survey.

The HSE is clear that this is not optional. A dutyholder who allows renovation work to begin without first determining whether asbestos is present can be prosecuted under CAR 2012 and the Health and Safety at Work etc. Act 1974. In serious cases, this can result in:

• Unlimited fines for the dutyholder, principal contractor, or site manager
• Custodial sentences of up to two years for individuals found to have acted recklessly
• Improvement or Prohibition Notices from the HSE stopping works entirely
• Civil liability claims from workers or other persons exposed to asbestos
• Invalidation of contractors’ insurance if work was carried out without a survey

Beyond the legal obligation, the health case is equally compelling. Asbestos is the single largest cause of work-related death in the UK. Over 5,000 people die every year from asbestos-related diseases, including mesothelioma and asbestosis – many of them tradespeople who unknowingly disturbed asbestos during renovation work. A refurbishment survey is the most effective way to prevent this from happening on your site

 

When Do You Need an Asbestos Refurbishment Survey?

An asbestos refurbishment survey is required whenever work on a pre-2000 building will involve disturbing the building fabric – that is, any work that goes beyond superficial decoration or cleaning. Common triggers include:

• Office or commercial fit-out and refurbishment
• Knocking down or altering internal walls or partitions
• Replacing or altering suspended ceilings or ceiling tiles
• Lifting, cutting, or replacing floor coverings and floor tiles
• Replacing or upgrading boilers, pipework, or heating systems
• Installing new electrical wiring, cabling, or data infrastructure
• Cutting through walls, floors, or ceilings for new services
• Replacing windows, doors, or external cladding
• Roof repairs, replacement, or installation of solar panels
• Intrusive maintenance or repair to structural elements
• Loft or basement conversions in pre-2000 residential properties
• Installation of new HVAC, ventilation, or air conditioning systems
• Any works in plant rooms, boiler rooms, or service voids

If you are in any doubt about whether your planned works require a refurbishment survey, please contact us. We are happy to advise you free of charge based on the nature of the works and the age of the building.

Asbestos Refurbishment Survey vs Management Survey vs Demolition Survey

#	Stage	What Happens
1	Enquiry & Scoping	Contact HSG Asbestos Surveys with details of your property and the works planned. We will advise on whether a refurbishment survey, demolition survey, or both are required and provide a free quote.
2	Survey Planning	We review any existing asbestos register and building information, then plan the survey scope in line with HSG264. Access to the affected areas is confirmed with you before the visit.
3	Site Survey – Intrusive Inspection	Our BOHS P402-qualified surveyor attends the site and carries out a fully intrusive inspection of all areas affected by the planned works. This may involve opening ceiling voids, removing wall boards, lifting floor coverings, and accessing service ducts.
4	Bulk Sampling	Representative samples are taken from all suspect ACMs encountered during the inspection. Samples are submitted to a UKAS-accredited laboratory for analysis by polarised light microscopy (PLM).
5	Report Production	A fully detailed report is produced covering every ACM found, including its exact location, material type, condition, extent, and risk classification.
6	Report Delivery & Pre-Works Clearance	Your completed report is emailed to you, typically within five working days. The report can be used immediately to instruct licensed or non-licensed asbestos removal contractors before your main works begin.

Understanding Licensed vs Non-Licensed Asbestos Removal After a Survey

Once your refurbishment survey report has identified the ACMs present, the next step is to have them removed by an appropriate contractor before your main works begin. The type of removal contractor required depends on the risk classification of the materials found. Your HSG Asbestos Surveys report will specify which category applies to each ACM.

Licensed Asbestos Removal

Some ACMs are classified as licensable work and can only be removed by a contractor holding an HSE licence issued under Regulation 8 of CAR 2012. Licensed work is required for the most hazardous materials, including asbestos insulation, sprayed asbestos coatings, and asbestos insulation board (AIB) in poor condition. The licensed contractor must notify the relevant enforcing authority at least 14 days before work begins.

Notifiable Non-Licensed Work (NNLW)

Some work with asbestos does not require a licence but must be notified to the enforcing authority before it starts, and specific health and safety requirements apply, including medical examinations and air monitoring. This typically covers AIB in good condition and some asbestos-cement removal tasks above the defined thresholds.

Non-Licensed Removal

Lower-risk materials such as asbestos cement sheets in good condition, some floor tiles, and textured coatings can be removed by non-licensed contractors, subject to appropriate risk assessment and controls. Your survey report will confirm which materials fall into this category and any specific conditions that apply.

HSG Asbestos Surveys does not carry out asbestos removal – we are independent surveyors. This means our survey report is entirely objective, and we can recommend licensed removal contractors operating in your area if required.

 

Who Needs an Asbestos Refurbishment Survey?

Any person or organisation planning works on a pre-2000 building that will disturb the building fabric should commission a refurbishment survey before works begin. We regularly carry out refurbishment surveys for:

• Commercial property developers and principal contractors
• Architects and project managers overseeing pre-2000 building renovations
• Commercial landlords carrying out refurbishment between tenancies
• Local authorities and housing associations undertaking planned maintenance
• Schools, colleges, and universities are carrying out building upgrades
• NHS trusts and healthcare providers refurbishing clinical or ancillary spaces
• Industrial and manufacturing companies upgrading plant, offices, or warehouses
• Hotel and hospitality businesses carrying out bedroom or kitchen refurbishment
• Retail operators fitting out or refurbishing pre-2000 stores
• Homeowners converting lofts, basements, or extensions on pre-2000 properties
• Builders and sole traders working on pre-2000 buildings
• CDM coordinators and principal designers requiring pre-work asbestos information

Frequently Asked Questions About Asbestos Refurbishment Surveys

Question	Answer
What is an asbestos refurbishment survey?	An asbestos refurbishment survey is a fully intrusive inspection carried out before any renovation, alteration, or maintenance work begins on a pre-2000 building. It locates all asbestos-containing materials in the areas to be disturbed so they can be safely removed before the main works start. It is a legal requirement under the Control of Asbestos Regulations 2012.
Do I need an asbestos survey before renovation?	Yes, if the building was built or refurbished before the year 2000 and the works will disturb the building fabric. You are legally required to determine whether asbestos is present before any renovation work begins. A refurbishment survey is the correct survey type for this purpose.
How much does an asbestos refurbishment survey cost?	The cost depends on the size of the building, the scope of the planned works, and the location. HSG Asbestos Surveys provides free, no-obligation quotes tailored to your project. Contact us on 01274 959994 for a same-day quotation.
How long does a refurbishment survey take?	Survey duration depends on the size of the works area. A single-room refurbishment may take a few hours. A large commercial fit-out could take one or more days. We will advise you on expected timescales when providing your quote.
Can I start work before the survey report is ready?	No. Work in the affected area must not start until the survey is complete, any ACMs have been identified, and appropriate removal or management measures have been put in place. Starting work before this is done is a criminal offence under CAR 2012.
What happens if asbestos is found during a refurbishment survey?	If ACMs are found, your report will specify which materials need to be removed before works can proceed, and whether licensed or non-licensed removal is required. You will need to engage an appropriate asbestos removal contractor to carry out the removal works before your main contractor starts. HSG Asbestos Surveys can advise on suitable removal contractors in your area.
Can a management survey be used instead of a refurbishment survey?	No. A management survey does not provide clearance for intrusive works. It is a non-destructive survey designed for buildings in normal occupational use. A separate refurbishment survey is always required before intrusive renovation or maintenance work begins, even if a valid management survey already exists for the building.
Does the whole building need to be surveyed for a refurbishment?	Not necessarily. A refurbishment survey covers the areas affected by the planned works. If works are confined to a single floor or zone, only that area needs to be surveyed. However, if the scope of the works changes and new areas are disturbed, additional survey work will be required for those areas.
Do I need a refurbishment survey for a residential property?	Yes, if the property was built or significantly refurbished before 2000 and you are planning works that will disturb the building fabric – such as a loft conversion, extension, or rewire. While the Duty to Manage applies only to non-domestic premises, the legal duty to prevent asbestos exposure applies to all workplaces, including a private home when it is a construction site.
Does HSG Asbestos Surveys cover Yorkshire and Greater Manchester?	Yes. We carry out asbestos refurbishment surveys across the whole of Yorkshire including Leeds, Bradford, Sheffield, Wakefield, and Huddersfield, as well as Greater Manchester, Lancashire, Merseyside, and Lincolnshire. Contact us for full coverage details and a free quote.

Booking and completing an asbestos management survey with HSG Asbestos Surveys is straightforward.