A delayed demolition or refurbishment project can quickly become an expensive one. One of the most common causes of unexpected disruption is asbestos being discovered after work has started. In many cases, the delay could have been avoided with the correct survey before site works began. An appropriate asbestos survey helps contractors meet their legal duties, reduce programme risks and make informed decisions before labour and equipment are committed. If you are planning intrusive works, understanding the value of a professional demolition and refurbishment asbestos survey can help keep your project on schedule. If you need advice before work begins, contact our team on 01689 452 003 to discuss your project.
Identifying asbestos before intrusive work starts gives project teams more control over programme planning, contractor scheduling and compliance obligations.
Why can asbestos bring a demolition or refurbishment project to a standstill?
Construction programmes depend on activities happening in the correct sequence. Once demolition or refurbishment begins, multiple trades, plant hire, waste management and delivery schedules often rely on each other. An unexpected interruption can affect the entire programme.
If asbestos-containing materials are discovered during intrusive works, the affected area may need to be isolated immediately. Depending on the material, licensed asbestos removal may be required before work can continue safely.
The delay extends beyond the removal process itself. Contractors may need to reorganise labour, extend equipment hire, reschedule subcontractors and revise project timelines. On larger commercial projects, these delays can trigger contractual issues and increase overall project costs.
What does CAR 2012 Regulation 5 require before work starts?
The Control of Asbestos Regulations 2012 place a legal duty on those responsible for construction work to identify the presence of asbestos before any work liable to disturb the building fabric begins. CAR 2012 Regulation 5 specifically requires suitable steps to determine whether asbestos is present or is liable to be present before work starts.
For refurbishment and demolition projects, this normally means commissioning the correct survey rather than relying on assumptions or previous management surveys.
A management survey is designed for the ongoing occupation of a building. It is not intended to identify all asbestos that may be disturbed during structural alterations or demolition.
Using the correct survey allows project teams to plan removal works, prepare suitable risk assessments and schedule contractors before construction activities begin.
What happens if asbestos is found during demolition or refurbishment?
A common question is: asbestos found mid-demolition what to do?
The first priority is to stop work in the affected area and prevent further disturbance. Site managers should secure the location, restrict access and arrange for competent asbestos professionals to assess the material. Depending on the findings, samples may require laboratory analysis before work can resume. If licensed asbestos-containing materials are identified, a licensed removal contractor may need to complete remediation before demolition or refurbishment continues.
During this period, project managers may also need to update construction phase plans, notify clients and adjust delivery programmes. Although every project differs, discovering asbestos unexpectedly almost always introduces additional disruption that could have been planned for much earlier.
How can an asbestos survey reduce commercial project risk?
An asbestos survey is more than a compliance exercise. It is a practical planning tool that provides information for programme management and budgeting. Knowing where asbestos is located allows contractors to sequence removal works before demolition begins. This reduces the likelihood of unexpected site closures and allows specialist contractors to be booked in advance.
It also helps clients make informed decisions about project timescales, procurement and contingency planning before significant costs have been committed. For developers working to fixed completion dates, identifying risks early can help reduce the possibility of programme extensions and contractual disputes.
Can the HSE stop work if asbestos risks have not been managed?
The Health and Safety Executive (HSE) can take enforcement action where asbestos risks have not been properly managed. Depending on the circumstances, inspectors may issue improvement or prohibition notices until suitable controls are in place. Identifying asbestos before work begins helps demonstrate compliance and reduces the likelihood of avoidable enforcement delays.
When is a fast-track asbestos survey the right option?
Construction programmes do not always allow weeks of preparation. Buildings may become available at short notice, projects may be accelerated or unforeseen changes may require additional intrusive work. In these situations, a professional fast-track asbestos survey for contractors can provide the information needed without compromising survey quality or legal compliance.
Fast-track services are particularly useful where:
- Project start dates have moved forward.
- Emergency refurbishment work is required.
- Commercial premises must reopen quickly.
- Additional work has been instructed after construction has already been planned.
The objective is not simply to complete the survey faster. It is to obtain reliable asbestos information early enough for informed project decisions.
What should contractors check before breaking ground?
Before demolition or intrusive refurbishment begins, contractors should confirm:
- The correct survey has been completed.
- Survey findings have been reviewed.
- Any required asbestos removal has been scheduled.
- Risk assessments reflect the survey findings.
- Contractors understand any asbestos-related restrictions.
Taking these steps before work starts is usually far less disruptive than dealing with unexpected asbestos discoveries during the project.
Keep Your Project Moving with Better Planning
The most effective way to avoid asbestos-related disruption is to identify potential risks before demolition or refurbishment begins. A suitable survey helps satisfy legal duties under CAR 2012 Regulation 5, supports safer planning and allows project teams to manage budgets and programmes with greater confidence.
No survey can remove every project risk, but obtaining accurate asbestos information before intrusive work starts is one of the most effective ways to reduce avoidable delays. If you are planning demolition or refurbishment works, contact our team to discuss the most appropriate survey for your project.
Frequently Asked Questions
Is a management asbestos survey suitable before refurbishment work?
Usually not. Management surveys are intended for the normal occupation and maintenance of buildings. Refurbishment or demolition work generally requires a demolition and refurbishment survey because it is designed to locate asbestos that may be disturbed during intrusive works.
Can work continue if asbestos is discovered during demolition?
Work should normally stop in the affected area until the material has been assessed. The next steps depend on the type, condition and location of the asbestos-containing material and whether licensed removal is required.
Who is responsible for arranging an asbestos survey?
Responsibility depends on the project and contractual arrangements. Property owners, clients, principal contractors and duty holders should ensure suitable asbestos information is available before intrusive work begins.
How long does a demolition and refurbishment asbestos survey take?
Survey times vary depending on the size, complexity and accessibility of the building. Small projects may be completed relatively quickly, while larger commercial sites typically require more extensive inspections and reporting.
Can fast-track asbestos surveys still meet legal requirements?
Yes. A fast-track service should still follow appropriate surveying standards and provide the information needed to support safe planning. Faster turnaround should not compromise survey quality or compliance.