One of the biggest misconceptions we encounter is that an existing asbestos survey is sufficient for any type of building work.

Unfortunately, this assumption often comes to light after contractors have arrived on site, programmes have been agreed and refurbishment works are ready to begin. At that stage, discovering that the wrong survey has been commissioned can result in delays, additional costs and significant disruption.

After more than 22 years working with commercial clients, local authorities, healthcare providers, educational establishments and developers, we’ve found that one of the easiest ways to keep projects on schedule is to commission the correct asbestos survey at the earliest planning stage.

A Refurbishment & Demolition (R&D) Survey is specifically designed for intrusive works and is very different from a standard Management Survey. Understanding the difference can save organisations considerable time, money and risk.

What Does the Law Say?

Under the Control of Asbestos Regulations 2012, those responsible for non-domestic premises have legal duties to identify and manage asbestos risks appropriately.

Where refurbishment or demolition work is planned, asbestos-containing materials that may be disturbed should be identified before work begins.

The objective is straightforward:

• Protect workers
• Protect building occupants
• Allow projects to proceed safely
• Ensure compliance with current legislation

The survey forms an important part of planning rather than something to be considered after construction has started.

What Is a Refurbishment & Demolition Survey?

An R&D Survey is designed to identify asbestos-containing materials within areas that will be affected by refurbishment or demolition.

Unlike a Management Survey, this inspection is intentionally intrusive because many asbestos materials are concealed behind walls, ceilings, floors or service installations.

The purpose is to locate hidden asbestos before contractors encounter it unexpectedly.

When Is an R&D Survey Required?

An R&D Survey is commonly required before:

• Office refurbishments
• Retail unit alterations
• School improvement projects
• Hospital refurbishment works
• Industrial building upgrades
• Warehouse alterations
• Structural alterations
• Demolition projects

Even relatively small works may require this type of survey if the building fabric will be disturbed.

Management Survey vs Refurbishment & Demolition Survey

This is probably one of the most common areas of confusion.

Management Survey

Designed for:

• Occupied buildings
• Routine occupation
• Normal maintenance
• Ongoing asbestos management

Its objective is to identify asbestos that could be disturbed during normal use.

Refurbishment & Demolition Survey

Designed for:

• Intrusive building works
• Structural alterations
• Major refurbishment
• Demolition

Its objective is to identify asbestos before construction activity begins.

These surveys are therefore complementary rather than interchangeable.

Common Mistakes We See

Over the years we’ve encountered several recurring issues.

Assuming an old survey is sufficient

Many organisations have an asbestos register and assume this automatically covers refurbishment works.

In practice, an R&D Survey may still be required.

Commissioning the survey too late

Perhaps the most expensive mistake.

Once contractors are mobilised, discovering asbestos can halt works and create unnecessary costs.

Surveying the entire building unnecessarily

An R&D Survey should normally focus on the areas affected by the planned works.

Defining the project scope clearly helps ensure an efficient survey.

Treating the survey as a compliance exercise

The survey should be viewed as a planning tool that supports safe decision-making and helps avoid disruption.

What We’ve Learned in 22 Years

One of the clearest patterns we’ve seen is that the organisations with the smoothest refurbishment projects almost always involve asbestos consultants during the planning stage.

By contrast, projects that encounter difficulties often leave asbestos considerations until contractors are ready to start work.

Good planning rarely attracts attention because everything proceeds as expected. Poor planning often becomes highly visible when programmes slip and unexpected costs arise.

Our recommendation is simple:

Treat the asbestos survey as one of the first stages of project planning, not one of the last.

The Core Surveys Perspective

At Core Surveys, we don’t view Refurbishment & Demolition Surveys as standalone reports.

They are decision-making tools.

By providing surveys, asbestos testing, sample analysis and air monitoring through one experienced team, we help clients understand risks early and plan projects with greater confidence.

We regularly support:

• Commercial businesses
• Property developers
• Schools and universities
• NHS organisations
• Local authorities
• Industrial facilities
• National contractors
• The Ministry of Defence

Although every project is different, our philosophy remains consistent:

Better information at the beginning almost always leads to better outcomes at the end.

Our Recommendations

Based on our experience, we recommend that organisations:

• Commission R&D Surveys during project planning.
• Clearly define the scope of refurbishment works.
• Use UKAS accredited survey providers.
• Share survey findings with designers and contractors.
• Integrate asbestos planning into the overall project programme.
• Avoid relying solely on historic asbestos information.

Related Core Surveys Services

This guide should naturally link to:

• Refurbishment & Demolition Surveys
• Asbestos Management Surveys
• Asbestos Testing & Sample Analysis
• Air Monitoring
• Re-inspection Surveys
• Asbestos Management Plans

Related Core Surveys Locations

Readers may also find these location pages useful:

• South Wales Asbestos Surveys
• Cardiff Asbestos Surveys
• Newport Asbestos Surveys
• Swansea Asbestos Surveys
• Bridgend Asbestos Surveys

Frequently Asked Questions

Does every refurbishment require an R&D Survey?

The requirement depends on the nature of the works and whether the building fabric will be disturbed. Professional advice should always be sought before intrusive works begin.

Can a Management Survey replace an R&D Survey?

No. The two surveys have different objectives. A Management Survey supports ongoing occupation, whereas an R&D Survey is designed specifically for intrusive refurbishment or demolition works.

Does finding asbestos stop the project?

Not necessarily. In many cases, identifying asbestos early allows appropriate management or removal to be planned without unexpected disruption.

Why should I use a UKAS accredited organisation?

UKAS accreditation provides confidence that surveys are undertaken to recognised standards by competent professionals, giving organisations reliable information on which to base decisions.

Why Organisations Choose Core Surveys

• Over 22 years of asbestos industry experience
• UKAS accredited for asbestos surveys, sample analysis and air monitoring
• Surveys, testing and air monitoring delivered under one roof
• In-house laboratory facilities
• Dedicated project coordinators
• Offices in East Sussex and South Wales
• Nationwide capability
• Experience supporting organisations from SMEs to NHS Trusts, universities, local authorities, national contractors and the Ministry of Defence

Our goal is not simply to complete surveys—it is to help clients plan projects intelligently, remain compliant and avoid unnecessary delays.

Contact Core Surveys

If you’re planning refurbishment or demolition works and are unsure which asbestos survey you require, speak to the experienced team at Core Surveys. We’ll help you understand the process, recommend the appropriate survey and provide practical advice based on more than 22 years of real-world experience.