Asbestos Surveys Explained: From Management Checks to Pre-Demolition Audits

• Asbestos is a significant hazard in NZ, especially in properties built before the year 2000, causing hundreds of deaths annually.
• An asbestos survey is a professional inspection to identify and assess asbestos-containing materials (ACMs) within a building.
• There are two main types: a Management Survey for ongoing safety and a Refurbishment/Demolition Survey for planned construction work.
• Having an asbestos survey and a subsequent management plan is often a legal requirement under New Zealand's Health and Safety at Work regulations.
• Using an BOHS accredited surveyor ensures you receive a comprehensive, accurate report to manage risks and comply with the law.

For many property owners in New Zealand, asbestos feels like a problem of the past. But the reality is starkly different. Despite being banned, this hazardous material lingers in thousands of buildings constructed before 2000, posing a silent but deadly threat. In fact, according to WorkSafe New Zealand, asbestos exposure is responsible for approximately 220 deaths each year , making it a leading cause of workplace-related fatalities. With around 1,000 people diagnosed with asbestos-related diseases annually, understanding your risk is not just good practice—it's critical. If you own or manage a property, a professional asbestos survey is the first and most important step towards ensuring safety and compliance. We're here to demystify the process and provide the clear guidance you need.

An asbestos survey is a systematic inspection to find and identify asbestos-containing materials (ACMs) within a property. It's not just a quick look around; it's a thorough process conducted by a specialist who knows exactly where asbestos is likely to be hidden. The survey involves a visual inspection of the building, careful collection of samples from suspected materials, and sending those samples to an accredited laboratory for definitive testing. The goal is to provide you with accurate information about the location, type, and condition of any asbestos in your building, which forms the foundation for all future management and safety decisions.

You may wonder if you always need an asbestos survey. The short answer is: if your building was built or renovated before 2000, it's highly recommended and often legally required. There are three core reasons why conducting a survey is essential.

1. To Protect Health and Safety

This is the most important reason. When materials that contain asbestos are disturbed or damaged, they release tiny, invisible fibres into the air. If inhaled, these fibres can become lodged in the lungs, leading to fatal diseases decades later. An asbestos survey identifies these risks before they become a danger, allowing you to manage the material safely and protect everyone who uses the building.

2. To Ensure Legal Compliance

Beyond the health risk, there are legal obligations for property owners and managers (known as PCBUs, or Persons Conducting a Business or Undertaking). The Health and Safety at Work (Asbestos) Regulations 2016 require you to have an asbestos management plan in place if your workplace is likely to contain asbestos. You can't create a plan without knowing what you're dealing with, and a professional survey provides the accurate data needed to comply with this regulation and avoid significant penalties.

3. For Peace of Mind

Whether you're planning to renovate, sell, or simply continue operating from your commercial property, knowing its asbestos status is crucial. An asbestos survey provides certainty. It eliminates guesswork and gives you a clear, actionable report to manage your property responsibly, ensuring the long-term safety of tenants, employees, and contractors.

Not all situations require the same level of inspection. The type of asbestos survey you need depends on your plans for the property. Understanding the difference is key to getting the right advice and ensuring you meet your obligations in a cost-effective way.

1. Asbestos Management Survey

A Management Survey is the standard survey needed for a building during its normal occupation and use. Its purpose is to identify and assess any accessible or likely ACMs that could be disturbed during day-to-day activities or routine maintenance. This type of inspection is largely visual and involves minimal disturbance. The outcome is an asbestos register, which is a detailed record of all identified ACMs. This register is the cornerstone of your Asbestos Management Plan , a legally required living document that outlines how you will safely manage the risk on an ongoing basis.

2. Refurbishment or Demolition Survey

If you are planning any construction work—from a small renovation to a full demolition—you need a Refurbishment or Demolition (R&D) Survey. This is a much more intrusive and comprehensive inspection. It is a fully destructive survey designed to locate all asbestos in the areas where work will take place, including materials hidden deep within the building's structure. This must be done in an unoccupied area to ensure safety. The purpose is to provide a detailed report that allows for the safe removal of all identified asbestos before the refurbishment or demolition project begins, protecting construction workers and preventing fibre release.

The quality of your survey depends entirely on the expertise of the person conducting it. When you need to assess your property, it’s vital to engage a competent and qualified expert. You should look for a consultant with a proven track record and the right credentials. At Asbestos Safe Consultancy, we provide the clarity and expertise you need. Our team of surveyors are IANZ accredited , ensuring every inspection follows the highest industry standards. We believe the outcome of a survey shouldn't be more confusion, which is why we deliver comprehensive, easy-to-understand reports that offer clients a clear path forward for safety and compliance.

Once the inspection and laboratory testing are complete, you'll receive a survey report. This document will detail the location, condition, and type of any asbestos found. If no asbestos is detected, you have official documentation and peace of mind. If asbestos is present, the report will provide recommendations. For a Management Survey, this will lead to creating and implementing your Asbestos Management Plan. For a Refurbishment and Demolition Survey, it will guide the asbestos removal process, which must be carried out by a licensed specialist before your project can proceed.

Navigating asbestos regulations and responsibilities can feel overwhelming, but you don't have to do it alone. Understanding the risks, identifying the right type of survey for your property, and managing the outcomes are all part of a process we can guide you through. Our expert team is here to provide professional, direct, and reassuring advice tailored to your specific situation. If you're unsure where to start with asbestos testing and management, reach out to us for a consultation. We’ll help you protect your people, your property, and your peace of mind.

Disclaimer

_The information provided in this article is for general informational purposes only and does not constitute professional health, safety, or legal advice. You should not rely on the material in this article as a substitute for professional consultation with a qualified asbestos assessor or legal expert.