What happens during an asbestos survey?

[Blueberries123]

Hello everyone,
Asking for advice on what an asbestos survey entails please? Will there be any drillings, damage to my ceilings?

I have a FTB asking for an asbestos survey to be carried out inside my 1964 maisonette, just a week before we are due to exchange (we are going in a new build and have a strict deadline)

To me it would be quite obvious that it does indeed contain asbestos due to being a 60’s build..

I do not want damage to my property only to see her pulling out for what will already be an obvious result.

Possibly yes, it depends on what type of survey they're having. I would say no if the surveyor wanted to drill for the same reasons as you. They'll probably pull out, as FTB.

If it's just for the ceiling you can do it yourself but they would just pick a flake off somewhere unobtrusive, if the ceilings are visible different they might take a sample from each in case they were done at different times.
If it's a full survey rather than just for the ceilings they would also look at airing cupboards and the loft for any redundant flues for the heating and even at garage roofs and ceilings and take samples there too but they only need a tiny piece to look at closely not like a 2 inch hole.

As pp said they only taking small scrapings from ceiling for example, and possibly a small drill sample. But it is tiny amounts. Nothing that would constitute damage. They will visually inspect the building and then write a report with recommendations. It isn’t a guarantee that there will be asbestos due to the age of the property. I would say at least the survey is there for any future buyers if this one does pull out, it’s probably being flagged to her to check, it’s not unreasonable to have a survey done although a bit daft to leave it this close to exchange. Oh and the survey should come back quick, the assessment of the samples doesn’t take long at all.

An asbestos survey is a structured inspection to check whether asbestos-containing materials (ACMs) are present and, if so, assess their condition and risk. Because your property is from the 1960s, it’s true that asbestos is very likely to be present in certain materials (textured coatings, ceiling boards, floor tiles, pipe insulation, etc.).

For a Management Survey (the standard type usually requested during sales), the process is generally visual and low-impact. Where something needs confirming, the surveyor may take small samples – this can involve minor drillings or scrapes no bigger than a 20p coin. These are repaired afterwards with filler or sealant. It won’t cause significant damage to ceilings or finishes.

If a Refurbishment/Demolition Survey were requested, that’s more invasive, but this is not normally part of a house purchase and only applies where major works are planned.

Your buyer may simply want documentation confirming the presence or absence of asbestos. A survey provides formal evidence rather than assumptions, which is often important for mortgage lenders, insurers, and for their peace of mind.

If you’re worried about damage so close to exchange, you could:

Clarify with the buyer if they mean a Management Survey only. Request the surveyor confirm the level of sampling and any reinstatement.

Offer existing information instead (if you already have asbestos testing records).

This way, you make the process transparent while keeping control over how intrusive it will be.

They take a tiny sample and take it away for lab testing. Results can be quick.

Had one done on my house when I sold a few months back - they were very clear what they would sample before they came. However they did make some comments about areas that they didn't sample. I would recommend being there and offering to give access to anything they need to look at. Mine put in the report that there was potentially asbestos behind the bath panel, despite the panel only being a couple of years old and held in place with velcro - I could have very easily popped it off and let him see there was only floorboards under there if I'd known he was looking at that.

Try not to panic though - the asbestos surveyor commented during mine that even if they did find any in the artex (they didn't) that it would be very low risk. It's probably better that your buyers have the professional verdict on what's there rather than letting their google searches and non-expert warnings get the better of them.