One of the first questions clients ask us after commissioning an asbestos survey is:
“What happens if you actually find asbestos?”
For many organisations, the immediate assumption is that the project will stop, costs will escalate and major removal works will become unavoidable.
Fortunately, that’s often not the case.
After more than 22 years working on commercial buildings across the UK, we’ve found that discovering asbestos is not usually the biggest problem. The biggest problem is discovering it too late.
When asbestos is identified early, projects can usually be planned appropriately, risks managed and disruption minimised. When it is discovered after refurbishment has already begun, the consequences can be significantly more expensive.
What Does the Law Say?
The Control of Asbestos Regulations 2012 requires duty holders to manage asbestos appropriately and prevent exposure to asbestos fibres.
If asbestos-containing materials are likely to be disturbed during refurbishment works, they should be identified before work begins.
This is precisely why Refurbishment & Demolition Surveys exist.
The objective is not simply to find asbestos—it is to allow informed planning and safe decision-making.
What Happens When Asbestos Is Identified?
Finding asbestos does not automatically mean work must permanently stop.
Instead, the next steps depend on several factors, including:
- The type of asbestos-containing material
- Its condition
- Its location
- Whether planned works will disturb it
- The level of associated risk
Each project should be assessed individually.
Possible Outcomes
The material can remain in place
If the asbestos is in good condition and will not be disturbed, it may be appropriate to manage it in situ.
Management and monitoring can often be the safest and most practical solution.
The project design may change
Sometimes relatively small design changes can avoid disturbing asbestos-containing materials altogether.
Early identification provides greater flexibility for project teams.
Licensed removal may be required
Where refurbishment works will disturb asbestos that presents a significant risk, specialist removal may be necessary before work continues.
Because this can be incorporated into project planning, identifying asbestos early often prevents larger delays later.
Common Mistakes We See
Assuming asbestos means disaster
Perhaps the biggest misconception.
Many people assume finding asbestos automatically creates a major problem.
In reality, finding asbestos early is exactly what surveys are designed to achieve.
Discovering asbestos after contractors arrive
This is one of the most expensive scenarios.
Work may need to stop while additional investigations and planning take place.
Treating asbestos as purely a removal issue
Effective asbestos management is about informed decision-making.
Removal is only one possible outcome.
Failing to communicate findings
Survey information should be shared with designers, contractors and those responsible for managing the project.
Accurate communication prevents unnecessary risk.
What We’ve Learned in 22 Years
One lesson stands out above almost everything else:
Projects rarely become expensive because asbestos exists. They become expensive because asbestos was not identified early enough.
The organisations that experience the least disruption are usually those that commission surveys during the planning phase and allow sufficient time to respond to the findings.
By contrast, projects that leave asbestos considerations until the last minute often face avoidable delays and increased costs.
The Core Surveys Perspective
At Core Surveys, we don’t believe an asbestos survey should simply produce a technical report.
It should provide clients with the information they need to make confident decisions.
Because we provide asbestos surveys, sample analysis and air monitoring through one experienced team, we can help clients understand findings quickly and integrate them into project planning.
Over the past 22 years we’ve worked with independent businesses, property managers, developers, NHS organisations, universities, local authorities, national contractors and the Ministry of Defence.
Across every sector, one principle remains consistent:
Good planning almost always delivers better outcomes than reactive problem-solving.
Our Recommendations
Based on our experience, we recommend that organisations:
- Commission asbestos surveys early in project planning.
- Allow sufficient time to review survey findings.
- Share information with contractors before work begins.
- Use UKAS accredited organisations for surveys and analysis.
- Avoid making assumptions about older buildings.
- Treat asbestos management as part of overall project planning rather than a standalone compliance exercise.
Frequently Asked Questions
Does finding asbestos automatically stop a project?
Not necessarily. The appropriate response depends on the type, condition and location of the material, as well as the planned works.
Does asbestos always need to be removed?
No. In many situations, asbestos-containing materials can be safely managed if they remain in good condition and are unlikely to be disturbed.
Why is early identification important?
Early identification allows projects to be planned appropriately, reducing the likelihood of unexpected delays and additional costs.
Can Core Surveys help with commercial refurbishment projects?
Yes. Core Surveys supports organisations of all sizes, providing asbestos surveys, sample analysis and air monitoring to help projects proceed safely and efficiently.
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 SMEs, NHS Trusts, universities, local authorities, national contractors and the Ministry of Defence
Our aim is not simply to identify asbestos—it is to help organisations make informed decisions, minimise disruption and keep projects moving safely.
Contact Core Surveys
If you’re planning a commercial refurbishment project or have concerns about asbestos within a building, speak to the experienced team at Core Surveys. We’ll help you understand the risks, explain the options available and provide practical guidance based on more than 22 years of real-world experience.