Asbestos - The Duty to Manage and selecting a competent surveyor. - By: envsurveys

Asbestos management in Commercial premises – Your responsibilities.

Regulation 4 of The Control of Asbestos Regulations 2006

The Duty to Manage (Regulation 4, CAR 2006) asbestos in properties, means it is a mandatory requirement that asbestos is managed in non-domestic properties. (commercial properties and maintained residential properties). Just because asbestos is present within a building does not mean it has to be removed. Asbestos materials in good condition, can be safely managed in situ, without the need for costly removal or remediation
The term ‘non-domestic’ needs some explanation; a domestic house is not covered by this regulation but some parts of a block of flats are non-domestic and so are covered. Such as communal areas including staircases, foyers, corridors, lifts and lift shafts, boiler houses, vertical risers, roofs, gardens, yards and outhouses, and so need to be included within the properties management plan.
In order for an effective management plan to be implemented, the duty holder (person responsible for maintenance activities within the property) may need to undertake a survey for the presence of asbestos materials. In appointing a surveyor it is important that the duty holder exercise due diligence to ensure that the person used is competent and experienced and able to ensure that all accessible ACM’s (Asbestos Containing Materials) are identified and that the associated health risks and recommended actions are clearly and concisely conveyed to the duty-holder.
There are many companies that provide surveying services, however, before commissioning a company to undertake such work it is important to consider the risks.
• Does the company have the technical competence to undertake the work required?
• Are you satisfied that the company has the resources and experience to do the work to the required standard?
• Are the surveyors working to suitably stringent codes of conduct to ensure surveys are carried out with impartiality and integrity?
• Does the company have a suitable quality system in place?
• Does the company have suitable insurances in case of problems arising?
Selecting a company accredited by the United Kingdom Accreditation Service (UKAS) will ensure that you are appointing a competent surveying company that will understand and meet your requirements. You can be confident in the technical competence of an asbestos surveying organisation if it holds UKAS accreditation to ISO/IEC 17020, the internationally recognised standard that sets out the requirements for organisations performing inspection. UKAS accredited certification of a supplier’s management system to ISO 9001 tells you that they have arrangements for managing the quality of their product or service, but it doesn't relate to their technical competence.
UKAS accreditation to BS EN ISO/IEC 17020 will mean that the company is impartial, employs technically competent staff, has the appropriate resources and facilities is performing to the required standard.

Types of Asbestos Survey:

There are now two main types of asbestos survey, namely ‘Management Surveys’ and ‘Refurbishment / Demolition Surveys’. It may be the case that depending on the proposed plans for the building a combination of both may be required. The requirement should be discussed with the surveyor as part of the consultation process prior to commencement of survey works.
Management Surveys:
A management survey is the standard survey. Its purpose is to locate, as far as reasonably practicable, the presence and extent of any suspect asbestos containing materials in the building which could be damaged or disturbed during normal occupancy, including foreseeable maintenance and installation and to assess their condition. The survey will usually involve sampling and analysis to confirm the presence or absence of asbestos containing materials. Minor instrusive work may be required during a management survey, however this will be dependent on client requests/building structure. A comprehensive report is produced detailing the location, condition, material assessment and recommendations for remediation for asbestos materials identified, to include a photographic record and annotated plans.

Refurbishment / Demolition Surveys:

This survey should be carried out prior to any refurbishment or demolition work. It is used to locate and describe, as far as reasonably practicable, all asbestos containing materials. The survey is fully intrusive and involves destructive inspection, as necessary, to gain access to all areas. A full sampling programme will be undertaken to identify asbestos containing materials and estimates of quantity will be recorded. The survey is primarily designed to identify asbestos containing materials so that they can be removed in preparation for refurbishment or demolition. This type of survey should normally only be conducted in unoccupied areas. However, it should be noted that in some cases asbestos containing materials may be concealed within the fabric of a building which can only be positively identified once demolition has actually begun. Additional consultation/site visits may be required in such instances. A comprehensive report is produced detailing the location, condition, material assessment and recommendations for remediation of asbestos materials identified, to include a photographic record and annotated plans.

About the Author

ENV Surveys Ltd. are accredited by UKAS to undertake Asbestos Surveys and Testing. http://www.envsurveys.com

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