Asbestos testing

[germanshepforever]

I am in the process of buying a semi detached 1960s house. We are planning on having the kitchen diner wall knocked through however, I am aware of houses being built before 2000s could have some asbestos in. Obviously I don’t want to expose a builder to asbestos fibres whilst carrying out the work so will be having a survey carried out however, do I go for a asbestos maintenance survey or a refurbishment and demolition survey. Just to add we are planning on renovating the whole house but only cosmetic apart from the wall being knocked through. I have read that R/D survey is a very messy job ie pulling up floors and leaving holes in walls and ceilings, also what are the average cost of these surveys. Would appreciate any insight if anyone else has had this done :) Thankyou.

My understanding is that there are specific places asbestos is likely to be found in homes: namely textured ceilings (artex), vinyl flooring, fascia/soffits and in sheets on shed roofs and such. It's unlikely to be randomly in an internal wall. Has the builder asked for this survey? They'll have loads of experience and can probably advise if you actually need one or not.

If you have textured ceilings around the house you can buy asbestos testing kits yourself too

I'd get the more thorough survey, then you're done.

We got asbestos testing separately.

We had a standard building survey, and then asbestos testing in the three rooms with artex (one of which also had original vinyl flooring under the carpet). All had asbestos (1970's house).

I think the asbestos testing cost a couple of hundred £.

I suspect there is probably asbestos skimmed into the ceilings in other rooms, so I'd have that tested before doing any work that required the removal of those ceilings.

For your planned kitchen diner renovation in a 1960s UK house, you should opt for an Asbestos Refurbishment Survey rather than a standard Management Survey. The R&D survey is specifically designed to locate all asbestos-containing materials that could be disturbed during structural works, such as knocking through walls, ensuring no builders or occupants are exposed to harmful asbestos fibres during the project.

Survey Types Explained

1. Management Survey: Designed for ongoing occupation with no major disturbance to the building. It identifies accessible asbestos-containing materials to monitor condition and manage risk during normal use.

2. Refurbishment & Demolition (R&D) Survey: Required before major renovation or demolition work. This intrusive survey seeks out all ACMs in areas affected by the planned works. It can involve some disruption—lifting carpets, opening floors, and cutting holes in walls and ceilings where work will occur—but it is essential for safety.

What to Expect from an R&D Survey

Surveyors will target only the spaces affected by your planned alterations (e.g., the wall to be removed), not the entire house, unless you are undertaking extensive structural works.

Cosmetic renovations elsewhere do not usually need an R&D survey, unless they will disturb asbestos (e.g., removing textured coatings).

Yes, the R&D survey is more intrusive than a management survey, but it is the safest choice for your project.

Average Costs

Management Survey: £200–£350 for a typical family house.

Refurbishment/Demolition Survey: £350–£600 depending on property size, location, and extent of works.

Costs may increase with multiple sample analyses or if your renovation is extensive.

First-Hand Experiences

Homeowners often find the disturbance from R&D surveys minimal if the project scope is limited (just one wall, for example). If the whole house is being structurally altered, expect more holes and lifted floors, but surveyors aim to minimize unnecessary disruption.

Many people are grateful to have definitive answers on asbestos before starting work, helping to avoid dangerous exposure and costly surprises.

Recommendations

Choosing the R&D survey is the responsible, compliant, and safe approach when major building works are planned in older houses. UKAS cccredited asbestos consultants can discuss the survey scope so it’s tailored to your renovation, avoiding unnecessary disturbance outside the work area.

In summary, go for an R&D survey ahead of knocking through any walls, budget £350–£600, and ask your chosen provider to keep the assessment as focused on your planned works as possible