Every successful construction project starts with reliable information.
Developers invest significant time and money into feasibility studies, planning applications, design work and budgeting before construction begins. Yet one of the most common causes of avoidable delays is discovering asbestos-containing materials after contractors have already mobilised.
Many commercial and industrial buildings constructed before the UK asbestos ban may still contain asbestos within their fabric. While these materials can often be managed safely, disturbing them during refurbishment or demolition without appropriate investigation can significantly affect programme, cost and planning.
After more than 22 years supporting developers and commercial organisations, we’ve found that the projects most likely to succeed are those where asbestos is considered during the earliest planning stages.
Why This Matters
Across the UK, developers continue to transform:
- Office buildings
- Industrial units
- Warehouses
- Retail premises
- Healthcare facilities
- Educational buildings
- Mixed-use developments
Many of these properties were constructed during periods when asbestos-containing materials were commonly used.
Asbestos may still exist within:
- Ceiling voids
- Partition walls
- Pipe insulation
- Floor coverings
- Service risers
- Plant rooms
- Roof materials
- Structural elements
The issue is not necessarily that asbestos exists.
The issue is whether it has been identified before intrusive works begin.
What Does the Law Say?
The Control of Asbestos Regulations 2012 requires asbestos risks to be appropriately identified and managed.
Where refurbishment or demolition work is planned, suitable asbestos information should be obtained before intrusive works commence.
The objective is to:
- Protect workers
- Protect building occupants
- Reduce exposure risks
- Support safe project delivery
- Allow informed planning
What Is a Refurbishment & Demolition Survey?
A Refurbishment & Demolition (R&D) Survey is specifically designed to identify asbestos-containing materials that could be disturbed during planned works.
Unlike a Management Survey, it is intentionally intrusive because hidden areas of the building must be investigated.
Its purpose is to provide project teams with reliable information before construction starts.
A Real-World Scenario
Imagine a developer purchasing an older commercial building with plans to convert it into modern office space.
Designs are completed.
Contractors are appointed.
The programme is agreed.
During strip-out works, asbestos-containing insulation board is discovered behind internal partitions.
The project pauses while further investigations take place, contractors are rescheduled and costs increase.
Had the appropriate Refurbishment & Demolition Survey been undertaken during planning, these findings could have been incorporated into the project from the beginning.
Common Mistakes We See
Assuming a previous survey is sufficient
Historic surveys may provide useful information, but they should always be reviewed against the scope of the proposed works.
Finalising designs before understanding asbestos risks
Reliable information should help shape project planning rather than follow it.
Waiting until contractors are on site
Unexpected discoveries after mobilisation remain one of the most common causes of avoidable delays.
Viewing asbestos as purely a compliance issue
The most successful developers use asbestos information as part of wider project risk management and budgeting.
What We’ve Learned in 22 Years
Across thousands of commercial projects, one lesson consistently stands out:
Projects rarely become expensive because asbestos exists. They become expensive because asbestos is discovered too late.
Early planning creates flexibility.
Late planning creates disruption.
The Core Surveys Perspective
At Core Surveys, we believe Refurbishment & Demolition Surveys are project planning tools rather than simply technical reports.
Our role is to provide practical information that enables developers to:
- Plan confidently
- Budget accurately
- Coordinate contractors effectively
- Protect workers
- Maintain compliance
- Reduce commercial risk
Because we provide asbestos surveys, sample analysis and air monitoring through one experienced team, clients benefit from coordinated services, faster turnaround times and consistent reporting.
We’ve supported projects for developers, manufacturers, NHS organisations, universities, local authorities, national contractors and the Ministry of Defence.
Our philosophy remains simple:
Reliable information obtained early leads to better planning, better decisions and better projects.
If This Were Our Project…
If we were managing a redevelopment project, we would:
- Commission the appropriate Refurbishment & Demolition Survey during the planning stage.
- Review existing asbestos information before finalising designs.
- Share survey findings with designers and contractors.
- Build asbestos considerations into programme and budget planning.
- Use UKAS accredited organisations for surveys and analysis.
- Treat asbestos planning as an investment in project certainty rather than an additional expense.
Our Recommendations
Based on our experience, we recommend that developers:
- Plan asbestos investigations early.
- Use the correct survey for the intended works.
- Review historic reports carefully.
- Integrate findings into project planning.
- Ensure contractors receive relevant information before work begins.
- View asbestos management as part of successful project delivery.
Related Core Surveys Services
This guide should internally link to:
- Refurbishment & Demolition Surveys
- Asbestos Management Surveys
- Asbestos Testing & Sample Analysis
- Air Monitoring
- Re-inspection Surveys
- Asbestos Management Plans
Related Core Surveys Insights
Readers may also find these guides useful:
- What Happens If Asbestos Is Found During a Commercial Refurbishment?
- Buying or Leasing Commercial Property? Check for Asbestos First
- Commercial Asbestos Surveys: What Businesses Need to Know
- When Is an Asbestos Survey Required for Commercial Buildings?
Frequently Asked Questions
Is a Management Survey the same as a Refurbishment & Demolition Survey?
No. They have different purposes. A Refurbishment & Demolition Survey is specifically designed for intrusive works and redevelopment projects.
Does every redevelopment project require an R&D Survey?
The appropriate survey depends on the planned works, but intrusive refurbishment or demolition generally requires suitable asbestos information before work begins.
Does finding asbestos mean a project cannot continue?
Not necessarily. Early identification allows project teams to plan appropriately and often prevents greater disruption later.
Can Core Surveys support large-scale redevelopment projects?
Yes. Core Surveys regularly supports developers, commercial landlords, manufacturers and public sector organisations on projects ranging from individual buildings to extensive multi-site estates.
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 times
- Dedicated Project Coordinators
- Offices in East Sussex and South Wales
- Nationwide capability
- Experience supporting developers, NHS organisations, universities, local authorities, manufacturers, national contractors and the Ministry of Defence
Our objective is not simply to identify asbestos—it is to provide reliable information that enables organisations to make confident decisions and deliver successful projects.
Core Principle
The most successful developments don’t eliminate uncertainty—they reduce it through reliable information obtained before construction begins.
Contact Core Surveys
If you’re planning a commercial redevelopment or refurbishment project, speak to the experienced team at Core Surveys. We’ll recommend the appropriate asbestos survey, explain the process clearly and provide practical guidance based on more than 22 years of real-world experience.