Asbestos Management Survey: Ensuring Safety and Compliance

Introduction:

Understanding the Importance of Asbestos Management Survey

Asbestos is a hazardous material that was commonly used in building construction and various products until the 1980s. When asbestos-containing materials (ACMs) are damaged or disturbed, they can release microscopic fibers that pose serious health risks when inhaled. Conducting asbestos management surveys is crucial for identifying ACMs, assessing their condition, and developing safe management plans.

Management surveys are a legal requirement before renovating or demolishing buildings that may contain asbestos. They are also an important due diligence measure when purchasing or leasing properties built before 2000. Performing expert asbestos surveys ensures the safety of occupants and construction workers while preventing liability and regulatory violations.

Brief Overview of Asbestos and Its Hazards

Asbestos is a naturally occurring fibrous mineral that was extensively used in the building industry for its useful properties of fire resistance, strength, and insulation. However, exposure to asbestos fibers can cause serious diseases like mesothelioma, asbestosis, and lung cancer. When disturbed, asbestos breaks down into microscopic particulate which can remain airborne for hours and penetrate deep into the lungs when inhaled.

All types of asbestos are classified as Category 1 carcinogens by the World Health Organization. Due to the immense health risks, most developed countries have now banned the use of asbestos. However, legacy asbestos still exists in countless older buildings, requiring proper management and abatement. This makes asbestos surveys critically important.

What is an Asbestos Management Survey?

Definition and Purpose of an Asbestos Management Survey

An asbestos management survey is an inspection conducted by a qualified asbestos surveyor to locate and identify all ACMs in a building. Its key objectives are:

• Locate, document, and assess all asbestos within the surveyed property.
• Evaluate the condition, type, and extent of any identified or presumed ACMs.
• Determine if any materials require repair, encapsulation, enclosure or removal.
• Provide a risk assessment and recommendations for a safe management plan.

These surveys provide building owners and facility managers the information needed to minimize the hazard posed by in-place asbestos effectively.

Legal Requirements and Regulations Surrounding Asbestos Management Surveys

Most developed countries have regulations mandating asbestos surveys in public and commercial buildings. In the UK, the Control of Asbestos Regulations 2012 requires those responsible for maintenance of non-domestic buildings to identify ACMs and manage asbestos risks.

Asbestos surveys are compulsory under the Construction Design Management Regulations 2015 for extensive renovations and demolitions. There are also stringent procedural requirements for the survey process itself. Organizations can face heavy penalties for non-compliance.

Types of Asbestos Management Surveys

There are three main types of asbestos management surveys, each with a different purpose and scope:

Asbestos Management Survey (Type 1)

Objectives and Scope of a Type 1 Survey

Type 1 surveys, also known as baseline surveys, are the standard management survey. The objectives include:

• Locate and record all identified and presumed ACMs.
• Assess surface treatment condition and friability.
• Determine asbestos type where possible.
• Provide risk assessments and priorities for management.
• Formulate an asbestos register and management plan.

Type 1 surveys cover all accessible and visible areas of a building, internally and externally. They can be completed while the building is occupied and in use.

Key Components and Methodology

• Visual inspection to identify materials that may contain asbestos.
• Sampling and laboratory analysis of suspected ACMs.
• Assessment of each identified or presumed ACM’s:
  • Product type, location and extent
  • Surface treatment and condition
  • Asbestos type and content
  • Level of associated risk
• Compilation of register, drawings, photos, assessments and recommendations.

Reporting and Documentation Requirements

Type 1 survey reports must contain:

• A detailed register of identified or presumed ACMs with locations, product details, condition assessments and accompanying photos.
• Site plans and drawings showing the location of all ACMs.
• Copies of all sample and analysis reports from the laboratory.
• Priorities for asbestos management based on material assessments.
• Recommendations for a risk-based monitoring, management and remediation plan.

Refurbishment and Demolition Survey (Type 2)

Objectives and Scope of a Type 2 Survey

Type 2 surveys are required prior to any refurbishment, maintenance or demolition that may disturb in-situ asbestos. Objectives include:

• Identify and locate all ACMs that the planned works could impact.
• Enable appropriate methods and control measures to be determined.
• Provide information to facilitate budgeting and programming of asbestos removal works.
• Clearly define any limitations of the survey.

This type of survey is fully intrusive and involves destructive inspection. All accessible areas are surveyed, including within voids, service risers and ducts, below floors, etc.

Key Components and Methodology

• Detailed visual examination of all areas – including inside enclosed spaces and under finishes.
• Extensive sampling and analysis – taking multiple samples from homogenous materials.
• Risk assessment for planned works – considering extent/type of ACMs present and likelihood of disturbance.
• Highly intrusive – involves lifting carpets, breaking through walls, removing ceiling tiles, opening up ducting etc.

Reporting and Documentation Requirements

Type 2 reports must include:

• Itemized register of all identified ACMs with locations, product details and analysis results.
• Fully annotated drawings/plans indicating positions of all ACMs.
• Clear photographic record of all sampled areas/materials.
• Statement of survey’s limitations e.g. any inaccessible areas.
• Schedule of removals, risk assessment for proposed works, and recommended control measures.

Pre-Purchase Asbestos Survey (Type 3)

Objectives and Scope of a Type 3 Survey

Before purchasing a property, type 3 surveys are carried out to identify potential ACMs liabilities. Key aims include:

• Determine if asbestos is present and represents a risk for future owners/occupants.
• Quantify the potential cost of future asbestos management and removal.
• Inform negotiations on sale price/terms based on extent of asbestos issues.
• Allow budgeting for any required asbestos remediation post-purchase.

The survey is minimally intrusive but aims to identify ACMs in accessible areas. Enclosed voids and service areas are not inspected unless readily accessible.

Key Components and Methodology

• Visual inspection of the property to identify suspected ACMs. Focus is on readily accessible areas only.
• Sampling and analysis of materials considered likely to contain asbestos.
• Assessment of locations, conditions and ease of access to ACMs.
• Extrapolation of potential asbestos extent in inaccessible areas based on findings.

Reporting and Documentation Requirements

Type 3 surveys provide an abbreviated asbestos register, including:

• Details of identified ACMs – locations, conditions, photos.
• Analysis certificates confirming asbestos presence.
• Estimates of potential asbestos extent in inaccessible areas.
• Broad assessments of ease and cost of future asbestos removal.
• Limitations of the inspection clearly stated.

Importance of Conducting Asbestos Management Surveys

There are several compelling reasons asbestos management surveys are critically important:

Identifying Asbestos-Containing Materials (ACMs)

The only way to conclusively identify ACMs is through a professional asbestos survey and sampling/analysis. Visual examination alone is not sufficient. Asbestos management surveys employ a meticulous process to locate all instances of asbestos within a building.

Common Areas and Materials Where Asbestos is Found

Asbestos can exist in any building constructed or renovated before 2000. Common locations include:

• Sprayed insulation and fireproofing on ceilings, walls and structural members.
• Thermal pipe and boiler insulation.
• Vinyl floor tiles, linoleum sheet flooring and wall panels.
• Textured coatings and paints.
• Asbestos cement roof sheeting.
• Gaskets, seals, putties and adhesives.

Health Risks Associated with ACMs

Disturbing ACMs can release asbestos fibers into the air, posing serious health risks if inhaled. Diseases like asbestosis and mesothelioma can develop years after exposure. Identification is the first vital step in mitigating these risks through proper management of ACMs.

Assessing the Condition and Risk of ACMs

All identified ACMs must be thoroughly assessed during the survey to determine their condition. Factors like surface treatment, damage, accessibility and disturbance potential dictate the level of risk posed by the material. Management priorities and controls are based on these risk assessments.

Factors Affecting the Risk Level of ACMs

• Extent of damage, deterioration or delamination.
• Surface treatment and encapsulation.
• Ease of fiber release if disturbed (friability).
• Amount of abrasion, activity or air movement.
• Accessibility and likelihood of disturbance.

Determining the Urgency of Remedial Actions

The risk assessment provides the basis for classifying materials as high, medium or low risk. This dictates the recommended timeframes for required interventions, repairs or removal. Immediate action would typically be triggered by damaged, exposed ACMs in accessible areas.

Developing an Effective Asbestos Management Plan

The ultimate objective of an asbestos survey is to enable the development of a risk-based asbestos management plan.

Key Elements of an Asbestos Management Plan

The plan should outline strategies and controls to minimize asbestos risk, including:

• Ongoing inspection routines to monitor material condition.
• Processes to restrict access or encapsulate higher risk ACMs.
• Asbestos removal scope, specifications and timelines.
• Safe working procedures for maintenance near ACMs.
• Awareness training for relevant staff.

Strategies for Safe Handling and Removal of ACMs

Various measures can be employed depending on the level of risk:

• Enclosure using seals, screens, ducting covers etc.
• Encapsulation with protective coatings.
• Removal under controlled conditions by licensed contractors.
• For high risk ACMs, specialist abatement using containment barriers and negative air units.

The plan should outline appropriate strategies tailored to the site situation based on survey findings.

The Process of Conducting an Asbestos Management Survey

Performing an asbestos survey requires careful planning, preparation, execution and reporting. There are some key steps in the process:

Pre-Survey Preparation

Identifying the Survey Objectives and Scope

The client’s requirements will determine whether a management, refurbishment or pre-purchase survey is required. The scope and limitations should be agreed upfront.

Assembling the Survey Team and Resources

An experienced asbestos surveyor or consultant will be required to lead the survey along with trained technicians to take samples. The surveyor should hold recognized qualifications and accreditations. Suitable analytical facilities will also need to be identified for sample testing.

Survey Execution

Step-by-Step Process of Conducting the Survey

1. Thorough visual inspection of all in-scope areas to identify potential ACMs.
2. Record details of suspected materials like locations, product types, accessibility.
3. Take samples by collecting representative portions or core drilling building materials.
4. Photograph and label all samples and record sample points on site drawings.
5. Transport samples to the laboratory for analysis under chain of custody documentation.
6. Receive and review results to confirm presence and type of asbestos.

Sampling Techniques and Analysis Methods

• Bulk sampling is used for solid materials. Samples are collected using tools like corers, chisels, and drills.
• Microvacuum sampling can be employed to collect settled dust or debris.
• Air monitoring samples may be required during removal work.
• Polarized light microscopy (PLM) is the standard analytical method. Electron microscopy provides more definitive analysis.

Reporting and Documentation

Creating a Comprehensive Survey Report

The survey report should contain all the information outlined in section II as relevant for the survey type. This serves as an important record of identified and presumed ACMs.

Legal Requirements for Documentation and Record-Keeping

The client must maintain the asbestos register, drawings, plans and reports for at least 40 years. Under the CDM Regulations, safety file information including asbestos surveys must be provided to any contractors before demolition or major works. Records should also be turned over to any new owners. Proper documentation helps demonstrate regulatory compliance.

Selecting a Qualified Asbestos Surveyor

To ensure asbestos surveys are conducted diligently and professionally, an experienced and qualified surveyor should be selected. Important factors to consider include:

Accreditation and Certification

Recognized Accreditation Bodies and Certifications

In the UK, reputable accrediting organizations for asbestos surveyors include:

• UKAS – Administers asbestos testing lab and surveyor accreditations.
• ARCA – Asbestos Removal Contractors Association offers surveyor certification.
• BOHS – British Occupational Hygiene Society trains and certifies surveyors.

Accredited professionals will hold qualifications like P402, P403, and P404.

Importance of Hiring a Competent and Qualified Surveyor

Choosing an accredited asbestos surveyor verifies they have been assessed against recognized competency standards. They must demonstrate:

• Extensive theoretical asbestos knowledge.
• Experience identifying different asbestos types.
• Awareness of relevant regulations and standards.
• Ability to properly classify risk and recommend controls.
• Proficiency in asbestos sampling methodologies.

Evaluating Experience and Expertise

Assessing Past Projects and Client Testimonials

Review the surveyor’s portfolio of completed asbestos projects, especially those similar to your requirements. Feedback and references from past clients provide good indicators of quality and reliability.

Expertise in Specific Types of Surveys and Industries

Look for surveyors experienced with your type of property, complex sites, and the nature of planned works. Those familiar with your industry can better anticipate potential asbestos hazards.

Cost Considerations

Understanding Pricing Structures and Quotes

Survey costs depend on the property size and complexity. Licensed surveyors should explain their pricing, including any additional charges for laboratory analysis. Obtain fixed price quotes from multiple surveyors.

Balancing Quality and Affordability

While cost is important, quality should not be compromised – this could lead to missed asbestos risks. Accredited professionals legitimately demand higher fees. Weigh long-term safety and compliance against upfront costs.

Asbestos Management Survey Best Practices

• Use accredited and experienced surveyors with relevant qualifications. Do not rely on generalists.
• Ensure the surveyor and laboratory hold required UKAS accreditations for their scope of work.
• Agree on clearly defined survey deliverables and timeframes upfront.
• Request examples and references from previous similar projects.
• Verify that all identified asbestos locations are recorded on annotated drawings.
• The survey report should contain photos of all suspect materials, sampling points and ACMs.
• Survey reports should clearly assess asbestos risks and priorities for management.
• Keep accurate records of asbestos surveys for at least 40 years.
• For large facilities, conduct surveys in stages according to operational requirements.
• Budget appropriately – cheaper surveys may overlook hazards leading to greater dangers and costs later.
• Re-survey properties at least every 2 years or after significant renovations or damage.
• Implement the recommended safe management plan actions – do not file the report away untouched!

Conclusion

Asbestos management surveys performed by specialized and accredited professionals are vital for identifying hazards, limiting health risks and ensuring regulatory compliance. A comprehensive, high quality survey and risk assessment enables building owners and managers to implement a proportionate asbestos control plan, protecting their occupants as well as avoiding penalties for non-compliance with safety regulations. Given the serious dangers posed by exposure to asbestos, investing in a thorough survey by respected industry experts is essential due diligence.