Every successful development project starts with good information.
Developers invest significant time and money into feasibility studies, planning applications, budgets and construction programmes. Yet one issue still has the potential to delay projects unexpectedly:
The late discovery of asbestos-containing materials.
One of the biggest misconceptions we encounter is that asbestos surveys are simply another compliance exercise that can be arranged just before construction begins.
In our experience, the opposite is true.
After more than 22 years working alongside developers and contractors, we’ve found that the projects that run most efficiently are usually those where asbestos considerations are addressed at the earliest possible stage.
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, asbestos-containing materials that may be disturbed should be identified before those works begin.
This is why Refurbishment & Demolition (R&D) Surveys exist.
Their purpose is not to create delays—it is to prevent them.
Why Developers Should Care
From a developer’s perspective, asbestos is primarily a project risk.
Late discovery can affect:
- Construction programmes
- Contractor mobilisation
- Budgets
- Tender pricing
- Design decisions
- Health and safety planning
Early discovery allows these risks to be managed rather than reacted to.
How an R&D Survey Supports a Development
Better project planning
Knowing what exists within a building allows project teams to plan realistic programmes and budgets.
Improved contractor coordination
Contractors can prepare appropriately when asbestos information is available before work begins.
More accurate cost planning
Unexpected discoveries often create variations and programme changes.
Early surveys reduce uncertainty.
Better risk management
Identifying asbestos before demolition or refurbishment protects workers and supports compliance.
Common Mistakes We See
Treating the survey as a procurement exercise
Some projects view asbestos surveys as something to obtain immediately before work starts.
This often limits planning opportunities.
Relying on historic reports
Buildings evolve.
Older surveys may not reflect current project requirements.
Finalising designs before understanding asbestos risks
In some cases, small design adjustments identified early can avoid significant disruption later.
Assuming demolition removes the problem
Even buildings scheduled for demolition require appropriate asbestos investigation before structural works commence.
What We’ve Learned in 22 Years
The most successful development projects rarely have fewer challenges.
They simply identify those challenges earlier.
One consistent pattern we’ve observed is that projects where asbestos surveys are commissioned during planning generally experience fewer unexpected delays than those where asbestos becomes an issue after contractors have mobilised.
The survey itself doesn’t delay projects.
Late information does.
The Core Surveys Perspective
At Core Surveys, we see Refurbishment & Demolition Surveys as project planning tools rather than compliance documents.
Our objective is to provide developers with reliable information that supports budgeting, programming and decision-making.
Because we deliver asbestos surveys, sample analysis and air monitoring through one experienced team, we can coordinate services efficiently and provide consistent reporting throughout the project lifecycle.
We’ve worked with everyone from independent developers to national contractors, universities, NHS organisations, local authorities and the Ministry of Defence.
Across every project, one principle remains true:
Good information obtained early is one of the cheapest forms of risk management available.
If This Were Our Development…
If we were managing a redevelopment project, we would:
- Commission an R&D Survey during the planning stage.
- Share survey findings with the design team.
- Incorporate asbestos findings into cost planning.
- Ensure contractors receive relevant information before mobilisation.
- Allow adequate programme time for any required asbestos works.
- Use UKAS accredited organisations for surveys and analysis.
Our Recommendations
Based on our experience, we recommend that developers:
- Treat asbestos surveys as part of project planning rather than procurement.
- Commission surveys before finalising programmes.
- Review historic asbestos information critically.
- Integrate asbestos findings into design and budgeting.
- Use experienced UKAS accredited providers.
- Plan early to minimise risk and disruption.
Frequently Asked Questions
When should an R&D Survey be commissioned?
Ideally during the planning stage, before refurbishment or demolition works begin and before contractors are mobilised.
Can an old Management Survey be used instead?
Not necessarily. Management Surveys and Refurbishment & Demolition Surveys have different objectives, and the appropriate survey depends on the planned works.
Does finding asbestos mean a project will be delayed?
Not automatically. Early identification allows appropriate planning and often reduces disruption compared with discovering asbestos after work has started.
Can Core Surveys support large development projects?
Yes. Core Surveys regularly works with developers, contractors, public sector organisations and large commercial clients, providing surveys, sample analysis and air monitoring through one coordinated team.
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 developers, national contractors, NHS organisations, universities, local authorities and the Ministry of Defence
Our objective is not simply to identify asbestos—it is to provide the reliable information that allows projects to proceed safely, efficiently and with greater certainty.
Core Principle
The best development projects aren’t those with the fewest risks—they’re the ones where the risks are identified and managed before construction begins.
Contact Core Surveys
If you’re planning a refurbishment or redevelopment project and would like expert advice on the appropriate asbestos surveys, speak to the experienced team at Core Surveys. We’ll help you understand the requirements, recommend the right approach and provide practical guidance based on more than 22 years of real-world experience.