Question 1

Asbestos in our Lift

Accepted Answer

Q: We had an asbestos survey of the common parts of our building (built 1964) in 2013. Some areas were identified which required removal. This was dealt with by a licenced contractor. Other low risk areas were noted and labelled. During a recent lift upgrade the contractors requested a further survey of the areas in which they would be working. Some asbestos was identified but this did not necessitate removal prior to work commencing. The asbestos surveyor who undertook this survey on behalf of the lift company has advised that it is necessary for us to have an annual survey of common parts. Our earlier understanding was that this is not necessary. Reading on the subject on your website would also indicate this to be the case. Can you please advise us if an annual survey of the common parts is now mandatory? We wonder if the surveyor is simply trying to generate business. We have been unable to contact our original surveyor and would be grateful if you have a list of reputable asbestos surveyors for this area, who we would be able to use in the future, should the need arise. Following my initial query I have learnt we have been told to keep an annual register as asbestos has been discovered in a communal part of the building - in this instance in the control unit of the goods lift. This, we have been advised, involves having an annual asbestos survey carried out. We are hoping that you can clarify this for us. FPRA Chairman Bob Smytherman replies: Thank you for your email and query about the issue of asbestos in the common parts which has been passed to me for response from a practical point of view and not a legal one. My understanding of the asbestos regulations is there is no need for a further survey on an annual basis provided as this is important. That there has been no material change to the common areas which has resulted in the asbestos being disturbed. I suspect the lift contractor is being cautious to protect their staff asking for an annual survey to satisfy themselves that it is still safe to work in the area. Provided you can demonstrate to the lift contractor that the asbestos is still being managed in accordance with the original plan either by way of removal or labelling AND no changes have occurred since the plan was produced then my view is that an annual survey would be disproportionate. FPRA Hon Consultant Paul Masterson, lift expert, adds: Management Survey There is no requirement for an annual report from a specialist, however the ACM (asbestos containing materials) should be examined to ensure that conditions have not changed (deterioration/damage), the recommendation being not greater than every 12 months. Providing nothing has changed, the building register should be updated to reflect this, photographs of ACM condition is advisable. Refurbishment/Demolition Survey Should there be refurbishment/demolition works, then a specialist surveyor would be required to ensure nobody will be harmed by work on ACM and that such work will be done by the right contractor in the right way. So providing the condition has not changed and no refurbishment/demolition is planned the Management Survey once per annum should be sufficient. [Submitted July 2016]

Question 2

Asbestos in our Lift

Accepted Answer

Q: We had an asbestos survey of the common parts of our building (built 1964) in 2013. Some areas were identified which required removal. This was dealt with by a licenced contractor. Other low risk areas were noted and labelled. During a recent lift upgrade the contractors requested a further survey of the areas in which they would be working. Some asbestos was identified but this did not necessitate removal prior to work commencing. The asbestos surveyor who undertook this survey on behalf of the lift company has advised that it is necessary for us to have an annual survey of common parts. Our earlier understanding was that this is not necessary. Reading on the subject on your website would also indicate this to be the case. Can you please advise us if an annual survey of the common parts is now mandatory? We wonder if the surveyor is simply trying to generate business. We have been unable to contact our original surveyor and would be grateful if you have a list of reputable asbestos surveyors for this area, who we would be able to use in the future, should the need arise. Following my initial query I have learnt we have been told to keep an annual register as asbestos has been discovered in a communal part of the building - in this instance in the control unit of the goods lift. This, we have been advised, involves having an annual asbestos survey carried out. We are hoping that you can clarify this for us. FPRA Chairman Bob Smytherman replies: Thank you for your email and query about the issue of asbestos in the common parts which has been passed to me for response from a practical point of view and not a legal one. My understanding of the asbestos regulations is there is no need for a further survey on an annual basis provided as this is important. That there has been no material change to the common areas which has resulted in the asbestos being disturbed. I suspect the lift contractor is being cautious to protect their staff asking for an annual survey to satisfy themselves that it is still safe to work in the area. Provided you can demonstrate to the lift contractor that the asbestos is still being managed in accordance with the original plan either by way of removal or labelling AND no changes have occurred since the plan was produced then my view is that an annual survey would be disproportionate. FPRA Hon Consultant Paul Masterson, lift expert, adds: Management Survey There is no requirement for an annual report from a specialist, however the ACM (asbestos containing materials) should be examined to ensure that conditions have not changed (deterioration/damage), the recommendation being not greater than every 12 months. Providing nothing has changed, the building register should be updated to reflect this, photographs of ACM condition is advisable. Refurbishment/Demolition Survey Should there be refurbishment/demolition works, then a specialist surveyor would be required to ensure nobody will be harmed by work on ACM and that such work will be done by the right contractor in the right way. So providing the condition has not changed and no refurbishment/demolition is planned the Management Survey once per annum should be sufficient. [Submitted July 2016]

Asbestos in our Lift

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