Asbestos survey

explainer guide

Asbestos inhalation can lead to serious respiratory problems. Resistant to heat, fire, and corrosion, this durable mineral was once a staple in construction, incorporated into materials like insulation, roofing, flooring, and automotive parts from the late 1800s until the 1980s. Despite the UK banning the importation and use of all types of asbestos in 1999, the risk posed by asbestos in buildings constructed before then remains significant. 

This guide provides a comprehensive overview of asbestos, its continued presence, the associated health risks, and why professional asbestos surveys are a crucial legal requirement for effective risk management under UK legislation.

Asbestos survey guide featured image

What is asbestos?

Asbestos and Manufactured Mineral Fibres are notorious factors in the development of respiratory problems. 

Breathing in or swallowing asbestos can lead to trapped fibres in the body, which can, over time, cause inflammation and scarring. This can lead to issues such as lung cancer, while MMF can cause damage to skin, eyes and lungs.

How much of a problem is asbestos now?

It’s been more than 25 years since the importation and use of all types of asbestos was banned in the UK. However, this doesn’t necessarily mean asbestos has ceased to be an issue. According to Oracle Solutions, there have been as many as 1.5 million buildings across the country that might still contain asbestos in 2025. 

This is partly because the ban did not include a requirement to remove asbestos from UK properties. Also, so much asbestos has been used in the construction and renovation of buildings that it will still take many years to identify and remove it all.

 

What are the different types of asbestos?

Asbestos is a naturally occurring mineral composed of six different fibrous silicate materials. They are categorised into two main groups: Serpentine (fibers are curly/wavy) and Amphibole (fibers are needle-like).

 

Serpentine group

Chrysotile (White Asbestos) is the most commonly used form globally, recognised for its flexible, curly fibres. It was used in a vast array of building materials, including roofing, ceilings, walls, and flooring. Manufacturers also relied on chrysotile for high-friction applications such as brake linings, gaskets, boiler seals, and insulation for pipes and appliances.

 

Amphibole group

Amosite (Brown Asbestos) is the second most common type, identifiable by its straight, sharp fibres. It was primarily utilised in cement sheets and pipe insulation, and is also found in insulating board, ceiling tiles, and thermal insulation products. Amosite is considered more carcinogenic than chrysotile but less dangerous than crocidolite. 

Crocidolite (Blue Asbestos) is considered the most carcinogenic type, linked to the highest risk of mesothelioma. This form, known for its fine, highly durable fibres, was historically used to insulate steam engines, and later in spray-on coatings, pipe insulation, plastics, and cement products.

Actinolite (Green Asbestos), which has a harsh, non-flexible texture, was not commercially mined on its own. It enters asbestos products as a contaminant because it naturally occurs in the same geological deposits as other, more commercially sought-after types of asbestos.

Anthophyllite (Yellow, Grey, or White Asbestos) had only limited use in insulation and construction. Similar to actinolite, it is predominantly found as a contaminant in other materials like chrysotile asbestos, vermiculite (used in insulation), and talc deposits.

Tremolite (varies in colour) is also mainly found as a contaminant in deposits of chrysotile asbestos, vermiculite, and talc. Despite this, it was intentionally incorporated into some insulation products, paints, sealants, and roofing materials. It is considered more carcinogenic than chrysotile, but less so than crocidolite.

What was asbestos used for?

Asbestos was commonly used in industry and construction from the late 1800s until the 1980s. The mineral was often added to building materials, insulation, fireproofing, and friction products like brakes. Its ability to make items like cloth, paper, cement, and plastic heat-resistant and stronger led to its use in a wide range of consumer products. These included some appliances, cosmetics, toys, and textiles. 

While many countries, including the UK which banned the sale and use of asbestos in 1999, have since prohibited asbestos, the danger is still present. There is still a risk of exposure in older homes, public buildings, and industrial settings.

 

How does asbestos fit into the HHSRS?

Asbestos is one of the 29 hazards listed in The Housing Health and Safety Rating System (HHSRS). The danger of asbestos comes from its fibres, which, if they enter the airway, can affect the lungs, causing a host of respiratory problems and even lung cancer. 

Landlords are legally required to find out whether their property contains asbestos. If asbestos is discovered, it should be assessed by a qualified professional and either removed or labelled and sealed, depending on the level of risk. 

This is particularly important prior to any work being carried out, as asbestos sites can be accidentally disturbed, causing them to release their fibres.

Discover the other HHSRS hazards in our ultimate guide.

 

What is an asbestos survey?

An asbestos survey is a systematic inspection carried out by a qualified expert to identify and assess the presence of Asbestos-Containing Materials (ACMs) within a building. The surveyor checks both visible areas and other likely locations, such as within walls and floors, to accurately determine the location, condition, and potential risk posed by any hazardous materials found. 

The goal is to provide essential advice on safely managing, removing, or containing potential hazards, protecting people from exposure. 

Types of asbestos survey

Asbestos Management Surveys (Previously known as a Type 2 survey)

This is used to locate the presence and extent of any ACMs that could be damaged or disturbed during normal occupancy and maintenance activities. It is required for the day-to-day management of asbestos risk.

 

Asbestos Refurbishment and Demolition Asbestos Surveys (Previously known as a Type 3 survey)

Meanwhile, this is used to locate all ACMs in the area of work before refurbishment or demolition. This type is much more intrusive and is designed to ensure the total removal of all ACMs before structural work starts, minimising the risk to workers.

What are the responsibilities of a block manager for asbestos?

The Control of Asbestos Regulations 2012 places duties on those who manage premises to identify and manage the risks of asbestos in common areas. 

In practice, this means:

  • Arranging an inspection by a suitably qualified professional to identify and test any asbestos in the building. 
    Producing an asbestos register that identifies where any asbestos is or might be found. 
  • Assessing the risk to leaseholders, workers and visitors. 
  • Making an Asbestos Control Plan to manage this risk. 
  • Arranging any work that should be carried out by a licensed contractor. 
  • If any part of the building is to be upgraded, refurbished, or demolished, you should arrange for a refurbishment and demolition survey at least one week prior to work being carried out. This will identify any asbestos-containing materials that could be disturbed due to work. Roofing felt, gutters, fascia and soffits are all classic components where asbestos-containing materials can be found, particularly on buildings pre-1990.

This is just one of the overall responsibilities of a block manager. We produced a checklist to make the process easier!

 

What can you expect from an asbestos survey

An asbestos survey typically involves an on-site inspection of the building by a qualified and experienced professional who is familiar with the relevant regulations. During the survey, they will examine ceilings, walls and floors to identify any materials which pose an asbestos hazard. The survey should include detailed notes, photographs and samples where necessary in order to produce a comprehensive report of their findings. In addition to this, the surveyor may also make recommendations regarding how best to manage any hazardous materials identified.

 

Final thoughts

The legacy of asbestos is a public health and property management challenge that is still highly relevant in the UK today. For block managers and landlords, understanding this is non-negotiable. By arranging regular, appropriate surveys and acting on the findings, block managers are not only meeting legal obligations but, more importantly, safeguarding the health and safety of workers, leaseholders, and visitors.

Discover what Fixflo can do to help you. 

Keep reading...

Be the first to hear about new content for Property Managers.

eBooks and webinars, always free

  • Data-driven industry insights
  • Compliance and legal updates
  • Property management best practices