One of the most common questions we receive from facilities managers, commercial landlords, schools, healthcare providers and property managers is:

“What exactly am I responsible for when it comes to asbestos?”

It’s a sensible question because many people believe that if asbestos exists within a building, it must automatically be removed. Others assume that because an asbestos survey was carried out years ago, they have fulfilled their obligations indefinitely.

In reality, neither is necessarily true.

The legal responsibility is to manage asbestos risks appropriately, and that requires good information, sensible planning and ongoing review.

After more than 22 years working with organisations ranging from independent businesses to NHS Trusts, universities, local authorities and the Ministry of Defence, we’ve found that successful asbestos management is rarely about complicated legislation. It’s about understanding your building, knowing your responsibilities and planning ahead.

What Does the Law Say?

The duty to manage asbestos is established under the Control of Asbestos Regulations 2012, which apply in Wales as they do throughout Great Britain.

The legislation places responsibilities on those who manage or maintain non-domestic premises to take reasonable steps to identify asbestos-containing materials and manage the associated risks.

In practice, this often applies to:

• Commercial landlords
• Employers
• Facilities managers
• Managing agents
• Property owners
• Schools and academy trusts
• NHS organisations
• Local authorities

Importantly, responsibility may sometimes be shared depending on leases, maintenance agreements or contractual arrangements.

What Does This Actually Mean?

This is where the legislation becomes practical.

Being an asbestos duty holder does not necessarily mean you must remove every asbestos-containing material from your building.

Instead, you should be able to answer questions such as:

• Do we know whether asbestos is present?
• Where is it located?
• What condition is it in?
• Could upcoming works disturb it?
• Who has access to this information?
• How is it being monitored?

If these questions cannot be answered confidently, then there may be gaps in your asbestos management process.

The Responsibilities of a Duty Holder

Identify whether asbestos may be present

The first step is understanding your building.

Many commercial properties constructed before 2000 may contain asbestos materials, particularly within insulation, ceiling systems, floor coverings and service areas.

Professional asbestos surveys provide the information needed to assess these risks.

Maintain accurate information

An asbestos register should accurately record:

• Locations
• Material types
• Condition
• Risk assessments
• Recommendations

However, a register is only useful if it remains current.

Assess the risks

Not all asbestos presents the same level of risk.

Materials that are in good condition and unlikely to be disturbed can often be managed safely.

Conversely, refurbishment works or deteriorating materials may require additional action.

Risk assessment should therefore be an ongoing process rather than a one-off exercise.

Develop and maintain an asbestos management plan

A management plan should explain:

• Responsibilities
• Control measures
• Communication procedures
• Inspection schedules
• Emergency arrangements where appropriate

Most importantly, it should be actively used rather than stored away and forgotten.

Ensure contractors receive relevant information

Before maintenance or refurbishment work begins, contractors should understand whether asbestos may be present.

Providing accurate information at an early stage can help avoid delays, unexpected costs and potential exposure.

Common Mistakes We See

After working across thousands of properties, several themes appear repeatedly.

Assuming old surveys are still sufficient

Buildings change.

Maintenance takes place.

Services are upgraded.

An asbestos survey completed years ago may not provide the information needed for current projects.

Treating asbestos as a paperwork exercise

Some organisations focus on producing documentation rather than managing risk.

Good asbestos management should support practical decision-making, not simply satisfy administrative requirements.

Waiting until refurbishment starts

One of the most expensive mistakes is discovering asbestos after contractors have already mobilised.

This can delay projects, increase costs and require significant programme changes.

Poor communication

We’ve seen situations where asbestos information existed but had not been shared with contractors or maintenance teams.

Information only provides value when the right people have access to it.

The Core Surveys Perspective

This is probably where our experience differs most from simply reading the legislation.

In our experience, successful asbestos management is less about reacting to problems and more about planning effectively.

The organisations that manage asbestos well tend to involve specialists early, integrate asbestos information into maintenance planning and review their management plans regularly.

Those that struggle are often trying to solve problems after refurbishment has already begun.

We also encourage clients not to view asbestos surveys as an isolated service. A survey is the starting point for informed decision-making. Combined with sample analysis, air monitoring and ongoing management planning, it becomes part of a wider compliance strategy that protects people while keeping projects moving.

Our Recommendations

If you’re responsible for a commercial building in Wales, our advice would be:

• Commission asbestos surveys before significant works are planned.
• Use UKAS accredited organisations for surveys and analysis.
• Keep asbestos registers up to date.
• Review management plans regularly.
• Ensure contractors have access to relevant asbestos information.
• Don’t assume previous surveys remain suitable indefinitely.
• Treat asbestos management as part of your wider property strategy rather than a one-off compliance exercise.

Related Core Surveys Services

This guide should naturally link to:

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

It should also internally link to relevant location pages, including:

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

Frequently Asked Questions

Does being a duty holder mean I must remove all asbestos?

No. The duty is to identify and manage asbestos appropriately. Many materials can be safely managed if they remain in good condition and are unlikely to be disturbed.

How often should asbestos information be reviewed?

Whenever significant building changes occur and periodically as part of ongoing management. Information should remain relevant to the building’s current condition and planned activities.

Who is responsible if multiple organisations occupy the building?

Responsibility depends on ownership and maintenance arrangements and may sometimes be shared. Understanding those responsibilities is an important part of effective asbestos management.

Can Core Surveys help with ongoing compliance?

Yes. Core Surveys provides asbestos surveys, sample analysis, air monitoring and management support for organisations ranging from independent businesses to NHS Trusts, universities, local authorities, national contractors and the Ministry of Defence.

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 for faster turnaround
• Dedicated project coordinators
• Offices in East Sussex and South Wales
• Nationwide capability
• Experience supporting SMEs, healthcare providers, education, public sector organisations and major commercial estates

Our aim is not simply to identify asbestos—it is to help organisations manage it intelligently, minimise disruption and remain compliant.