In This Guide
Don't Panic: Asbestos Is Common in Pre-2000 Buildings
Discovering asbestos in your building is not unusual—it was used in over 3,000 building products until 1999. The key is proper management, not alarm. With the right approach, refurbishment projects can proceed safely and legally. Your survey report provides the information needed to plan next steps.
Understanding Your Survey Results
The survey report will identify the type, location, condition, and risk rating of any asbestos found. Lower-risk materials in good condition outside the work area may not require immediate action. Higher-risk materials or those in the work zone will need active management before work begins.
Option 1: Remove Before Work Begins
Licensed asbestos removal is often the cleanest solution, permanently eliminating the hazard. Removal must be carried out by HSE-licensed contractors for most ACM types. This option typically adds 1-3 weeks to project timelines and has associated costs, but simplifies ongoing management.
Option 2: Encapsulation or Enclosure
Where removal is impractical or disproportionately expensive, some materials can be encapsulated (sealed) or enclosed (boxed in). This requires ongoing management and future consideration if further work is planned. Not all materials or situations are suitable for this approach.
Option 3: Design Around the Asbestos
In some cases, project plans can be modified to avoid disturbing ACMs entirely. This requires careful coordination between surveyors, designers, and contractors. While potentially cost-effective, this approach requires robust documentation and ongoing management provisions.
Project Planning Considerations
Build asbestos management into your project timeline from the start. Allow for survey analysis, remediation planning, contractor procurement, and necessary clearances. Notify the HSE 14 days before licensable removal work. Budget for unexpected findings—additional ACMs may be discovered during removal.
Air Monitoring and Clearance
Following removal work, four-stage clearance procedures must be completed before the area can be reoccupied or handed over for refurbishment. This includes visual inspection, air monitoring, and final certification. Only after clearance can your main contractors safely begin work.
Need Expert Guidance?
Our BOHS-qualified surveyors can help you understand your specific requirements and ensure full compliance.
Frequently Asked Questions
How long does asbestos removal typically take?
Small-scale removals may take 1-3 days. Larger or more complex projects can take several weeks. Lead times for contractor availability, HSE notification periods, and clearance procedures all affect overall timelines.
Can main contractors work while asbestos removal is ongoing?
Generally no. The removal area must be fully enclosed and separated from other work. Sequential working is usually required, with refurbishment proceeding only after clearance certification.
What if more asbestos is found during the refurbishment?
Work must stop immediately in the affected area. Commission additional survey and analysis. Do not attempt to remove or disturb suspect materials. Plan remediation before work resumes. This is why thorough pre-refurbishment surveys are essential.
Who pays for asbestos removal on leased premises?
This depends on lease terms and who is commissioning the refurbishment. Typically, the party benefiting from the works bears the cost, but landlords may contribute for structural ACMs. Legal advice may be needed for complex situations.
Do I need to notify anyone about asbestos removal?
Licensable asbestos removal requires 14-day advance notification to the HSE. Non-licensed work may also have notification requirements depending on scale. Your removal contractor will advise on specific requirements.