Asbestos surveys: which type do you need?

Management survey

A management survey identifies asbestos-containing materials in a building that will continue to be used as-is. It is non-intrusive — the surveyor inspects what is visible and accessible, but does not open up walls, lift floors, or access concealed spaces beyond removing reasonable covers (e.g. a ceiling-tile drop).

When you need it. For ongoing management of a non-domestic pre-2000 building. Required by the 2006 regulations (and now reaffirmed under 2025 amendments) for any building where employees, contractors or tenants may be present and where there is a duty to manage asbestos. For domestic owner-occupiers, a management survey is not legally required but is a sensible step before any work is contemplated on a pre-2000 home.

What it produces. A schedule of identified materials with location, type, condition, sample results, and a recommended management action — typically monitor, label, encapsulate, or remove.

Cost: ask the surveyor for a written quote against the property.

Refurbishment / demolition asbestos survey (RDAS)

An RDAS is intrusive: the surveyor opens up wall cavities, lifts floor coverings, accesses ceiling voids and behind boxing, and samples concealed materials. The aim is to identify all asbestos-containing materials that will be disturbed by the planned works.

When you need it. Before refurbishment, demolition, or any major works on a pre-2000 building. Required under the 2025 amendments for any work that may disturb ACMs. For Croí Cónaithe applicants, increasingly requested as part of the application package — particularly for derelict properties.

What it produces. A scoped report covering only the area to be disturbed, with a complete inventory of materials present, sample results, and removal recommendations. The RDAS is the foundation document for the removal Plan of Work and for the HSA permit application.

Cost: ask the surveyor for a written quote against the property and the planned works.

Re-inspection survey

A re-inspection survey is the periodic update to materials previously identified in a management survey. It checks condition, confirms whether previously-identified materials remain in place, and updates the management plan.

When you need it. Annually for non-domestic buildings where a management survey has been carried out, as part of a duty-to-manage compliance regime. Not normally required for domestic properties.

What it produces. A short update report referencing the original survey, with current condition assessments and any changes in material status.

Cost: ask the surveyor — pricing depends on the original survey scope and the building size.

Which one do you need?

For most residential scenarios, the decision tree is:

• Buying a pre-2000 property? A management survey gives a baseline; an RDAS makes more sense if you have firm renovation plans.
• Planning to renovate a pre-2000 property? RDAS, scoped to the area of works.
• Planning to demolish a pre-2000 outbuilding? RDAS (the demolition variant), scoped to the structure.
• Solar PV install on a pre-2000 roof? RDAS scoped to the roof.
• Croí Cónaithe application on a derelict property? RDAS — the local authority will likely request it.
• Continuing to occupy without works? Management survey is sufficient.

Frequently asked questions

Is a management survey enough before renovation?

No. A management survey is non-intrusive and identifies only materials in accessible locations. Refurbishment work routinely disturbs concealed materials — within wall cavities, under floor coverings, behind ceiling voids — and a management survey will not characterise these. Under the 2025 amendments to the Irish asbestos regulations, a refurbishment/demolition asbestos survey (RDAS) is required before any refurbishment that may disturb ACMs in a pre-2000 building. Commissioning a management survey when an RDAS is needed is one of the most common mistakes in the application process.

How long is a survey valid for?

An asbestos survey does not have a formal expiry date in Irish regulations, but its usefulness degrades over time and after any building works. A management survey is typically considered current for 12 months for ongoing-occupancy purposes, with re-inspection of identified materials annually. An RDAS is specific to a defined scope of works and is no longer reliable once those works have been completed or modified. For property purchase and grant applications, surveys older than 12 months are usually re-validated by a fresh inspection.

Who counts as a competent person to carry out an asbestos survey?

Under the Irish regulations and the 2025 Code of Practice, a competent person is one who has the necessary training, experience, knowledge and qualifications to carry out asbestos surveys safely and produce a fit-for-purpose report. In practice this means a surveyor holding the BOHS P402 qualification (or equivalent), with documented experience and current CPD, working with a UKAS-accredited laboratory for sample analysis. Membership of relevant professional bodies (e.g. ARCA-affiliated firms, FAAM members) is a useful but not a regulatory requirement.