Asbestos Surveys And The Law
In 2006 The Control of Asbestos Regulations were introduced
, with an overlap with current Health and Safety legislation. These regulations describe how landlords and employers who own or occupy commercial premises need to meet these regulations and protect visitors and employees from the hazards of asbestos. It has become a legal requirement that all commercial premises that were built prior to the year 2000 are to have an asbestos register since 2004.
In certain cases a sample of the material is also taken, to confirm what kind of asbestos is present and in what quantities. When a suspected area or material is discovered, a photograph is usually taken for entry into the asbestos register. Areas and materials containing asbestos can be identified by carrying out an asbestos survey.
The asbestos surveys are now called The Maintenance Survey and The Demolition Survey (or Refurbishment Survey). These titles changed when the HSE published guidance notes HSG624, Asbestos, The Survey Guide. If the asbestos survey has previously been carried out under the Type 1 or Type 2 category, then the sampling can be selective, reducing costs. The asbestos survey known as The Maintenance Survey combines the old asbestos surveys known as Type 1 and Type 2. This survey includes sampling, but can be restricted to sampling only materials when it is presumed that asbestos may be present. There is no longer Type 1, Type 2 or Type 3 as Asbestos surveys have changed recently.
The purpose of the survey is to protect any demolition or refurbishment contractor working on the project, along with anyone else involved, from potential exposure to any present asbestos. The Demolition Survey (or Refurbishment Survey) is conducted when a building or part of a building is due for refurbishment or demolition. This survey does not assess the condition of the materials, but is particularly useful during the tendering for the removal of ACM's from the building. Samples will be taken and if asbestos is present then the type of asbestos present is identified and the survey can also calculate approximate volumes of asbestos present.
A naturally occurring mineral, asbestos was used in building construction as well as other specialised uses. Among its properties are a resistance to fire, heat, alkali and acid. These properties meant that in building construction up to the early 1970s. It was discovered to be potentially hazardous, leading to some types being banned. There are three main types of asbestos: Crocidolite ('blue asbestos'), Amosite ('brown asbestos') and Chrysotile ('white asbestos'). The most dangerous types of asbestos are brown and blue, with white being 'less' dangerous. Asbestos products change colour depending on the manufacture or treatment.
Asbestos has also been applied as a sprayed coating, typically found in underground car parks for fire protection. The annual asbestos survey will, if discovering asbestos, identify which type is present. Treatments of asbestos are typically as asbestos cement in boiler lagging and insulation board for fire-proofing, cladding, thermal insulation board, acoustic panels roofs, gutters, water tanks and flues, as soft asbestos in pipe.
A good asbestos survey company will be aware of and compliant with The Control of Asbestos Regulations 2006. Any surveyor should have a BOHS P402 - Building Surveys & Bulk Sampling qualification. There are many companies around who will carry out your asbestos survey in London.
Paperwork should be clear, concise and simple, allowing for maintenance without the need for constant re-surveys in the following years. The company that is employed to carry out the asbestos survey should of course be experienced in supplying the relevant certificates and registers. The company should also be capable of carrying out a survey in all sizes of property. Insurance companies are now beginning to refuse cover if there is no workable asbestos management plan and no commercial property can be sold or leased without an asbestos register in place.
by: Andrew Ely
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