ASBESTOS SURVEYS
management | refurbishment | demolition | testing
Managing Asbestos
At Ferncroft, we understand the importance of being fully compliant where health and safety is concerned and dealing with asbestos is no exception. Asbestos is one of those things that we have all heard of, but the very word still carries that fear factor. We like to think that we are not just responsible, but independent and impartial, willing to help and share our knowledge where we can.
With over 40 years of experience in the management, removal and control of asbestos we like to think we have gained some knowledge and experience.
Isle of Man Asbestos Legislation
On the 21 June 2022 the Control of Asbestos (Application) Order 2022 and the Health and Safety at Work (Managing and Working with Asbestos Code of Practice)(Application)Order 2022 were approved by Tynwald, these orders apply the Control of Asbestos Regulations 2012 an act of Parliament and its accompanying approved code of practice (ACOP) to the Isle of Man.
These regulations come into force on the 1 August 2022 and require duty holders to identify and manage asbestos in non-domestic premises and for the first time introduces a prohibition on the supply of asbestos and materials with asbestos added.
Why have your buildings surveyed?
Well first of all if you are the owner, occupier or person responsible for the maintenance and upkeep of Non domestic premises, then you are classed as the Duty Holder.
As the 'Duty Holder' legislation places a mandatory provision upon you to having in place a Control of Asbestos Regulation compliant asbestos management plan. In simple terms the legal duty is placed upon you to find, locate and record all asbestos containing materials within those premises for which you have control over and manage them. Unless you have the experience to do this, you will need specialist help and an asbestos survey
Where organisations have large portfolios of buildings they will need to identify and select an ‘Appointed Person’ to manage the asbestos within their properties and manage the companies ‘Asbestos Management Plan’ and register.
They also introduce a requirement to obtain a licence from the Department of Environment, Food and Agriculture (DEFA) before working on licensable asbestos containing products. The Managing and Working with Asbestos Code of Practice provides a recommended method of meeting the requirements of the applied Regulations.
The Health and Safety at Work Inspectorate regulates health and safety across a range of industry sectors throughout the Isle of Man
What’s the Risk?
Large amounts of asbestos-containing materials (ACMs) were used for a wide range of construction purposes in new and refurbished buildings until 1999 when all use of asbestos was banned. This extensive use means that there are still many buildings in Great Britain which contain asbestos. Where asbestos materials are in good condition and unlikely to be disturbed they do not present a risk.
However, where the materials are in poor condition or are disturbed or damaged, asbestos fibres are released into the air, which, if breathed in, can cause serious lung diseases, including cancers.
Workers who disturb the fabric of buildings during maintenance, refurbishment, repair, installation and related activities may be exposed to asbestos every time they unknowingly work on ACMs or carry out work without taking the correct precautions.
The purpose of managing asbestos in buildings is to prevent or, where this is not reasonably practicable, minimise exposure for these groups of workers and other people in the premises.
To prevent this exposure, information is needed on whether asbestos is, or is likely to be, present in the buildings, so that an assessment can be made about the risk it presents and appropriate measures put in place to manage those risks.
To be legislative compliant for the purposes of satisfying regulation 4 of the Control of Asbestos Regulations 2012 (CAR 2012), the minimum that the Duty Holder has to do is have a ‘Management Survey’ provide no major works are to take place such as refurbishment and or demolition in which case as the name suggests a ‘Refurbishment Survey’ and / or ‘Demolition Survey’ will be required.
Health and Safety Guidance, HSG 264; Asbestos the survey guide, is a great place to start If you need more information, feel free to click on any of the following links.
Asbestos Management Survey
An asbestos management survey should include the location, type, and condition of any asbestos-containing materials (ACMs) and provide recommendations for management, such as removal or monitoring. It must cover all accessible areas like rooms, ceilings, and service ducts, and document any inaccessible areas where asbestos is presumed to be present. A management plan and register based on the survey findings are essential for ongoing compliance.
A management survey is not suitable for properties undergoing refurbishment or demolition; you will need a refurbishment or demolition survey dependent on whether you are refurbishing or demolishing the building.
Whilst a management survey is typically a visual inspection, it may include some minor, non-destructive intrusive work or sampling to confirm the presence of asbestos if suspected and samples taking has been agreed.
Areas that are inaccessible during the survey must be clearly identified. It should be assumed that ACMs are present in these areas until they can be inspected. Equally where the building duty holder has asked for samples not be taken, these areas will also be deemed to have acm's present until proven otherwise.
Asbestos Refurbishment Survey
An asbestos refurbishment survey will include the location and condition of all asbestos-containing materials (ACMs), a risk assessment of the ACMs, and a detailed plan with recommendations for management, removal, or treatment before refurbishment begins.
The report clearly details the ACMs found, their types, amounts, locations, and condition, with supporting evidence like photographs, site plan and sample analysis results from the UKAS accredited laboratory.
The Ferncroft report, offers clear guidance on the next steps you need to take, such as removal, management in situ, or other necessary actions prior to any refurbishment works
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A refurbishment survey typically targets the areas in question that forms the parts where refurbishment works are to take place and should not be used or relied upon for any areas outside the scope or prior to demolition.
The area where the refurbishment survey is to take place, should be decanted where possible and be restricted to the surveying staff only.
Asbestos Demolition Survey
An asbestos demolition survey will include a comprehensive report detailing the location, quantity, and condition of all asbestos-containing materials (ACMs) within the building, as well as the results of laboratory analysis for any sampled materials.
The report will specify the types of ACMs found, the extent of the risk they pose, and clear recommendations for their safe removal before demolition begins.
A demolition survey is intrusive and uses destructive techniques to reach all places to ensure that as far as reasonably practicable, all areas are checked for the potential risk of containing asbestos containing products.
The area where the refurbishment survey is to take place, should be decanted where possible and be restricted to the surveying staff only.
Regulation 7 of the Control of Asbestos Regulations 2012 as applied to the Isle of Man, specifies that all asbestos must be removed prior to any demolition works taking place.