How Asbestos Surveying Can Save Your Project Time and Money

When you plan a construction, demolition, or renovation project, unforeseen problems can quickly escalate costs and extend timelines. One of the most significant yet preventable issues is the discovery of asbestos-containing materials (ACMs) after a project has already begun. 

Instead of being surprised by hazardous asbestos-containing materials, it’s smarter to order an asbestos survey early in the process. Doing this not only ensures regulatory compliance but can also save your project considerable time and money. Let’s explore what asbestos surveys are, what’s involved, and how you can order one for your next project with BLE. 

What are asbestos surveys? 

Asbestos is a strong, heat-resistant mineral fiber that has historically been used for many kinds of building materials, particularly as insulation or as a fire retardant. Before its usage was curtailed starting in the 1990s, asbestos was most often utilized in: 

• Attic and wall insulation 
• Roofing shingles 
• Floor tiles 
• Hot water pipes 
• Oil and coal furnaces 

An asbestos survey is a formal assessment conducted by professionals to locate, identify, and assess the condition of asbestos-containing materials within a building or structure. Depending on the project’s purpose – such as maintenance, renovation, or demolition – the survey can vary in scope and intensity. 

There are two primary types of asbestos surveys: 

• Management surveys are designed to locate ACMs that could be disturbed during normal occupancy, maintenance, or installation activities. 
• Renovation and demolition surveys are required when a building (or parts of it) is scheduled to be upgraded, refurbished, or demolished. These are more intrusive surveys, and they aim to locate all asbestos materials, including those hidden beneath surfaces. 

In either case, identifying asbestos at the outset helps developers and other organizations manage risk appropriately, ensuring that neither workers, occupants, or the general public are exposed to dangerous substances. 

When is an asbestos survey needed? 

In almost all instances, an asbestos survey is required prior to renovation or demolition of any non-residential structure. An asbestos survey is typically needed under the following circumstances: 

• Prior to the renovation or demolition of any commercial or industrial properties, and some residential properties. Age is irrelevant.  
• During property transactions, when environmental due diligence is an expected part of the process and parties are interested in understanding potential abatement costs. 
• When property management wants to ensure ongoing compliance with regulations such as OSHA, EPA, or county-specific health and safety laws 

Failing to conduct an asbestos survey can lead to legal, financial, and/or health consequences. 

Key benefits of asbestos surveys

Protection of the public and environment

Once disturbed, asbestos fibers can become airborne and easily inhaled, potentially posing health risks. A well-conducted survey helps identify areas of concern so that proper containment or removal measures can be taken. This protects not just workers but also building occupants and the surrounding community. 

Additionally, responsibly handling asbestos waste prevents environmental contamination – an increasingly significant concern given stricter environmental regulations worldwide. 

Avoidance of fines and other penalties 

Many jurisdictions impose heavy penalties for asbestos mismanagement. Regulatory bodies can issue orders to stop projects, impose fines, or even pursue legal action if asbestos regulations are breached. For example, violations of the Clean Air Act relating to asbestos can result in major fines or even jail time. 

By conducting a thorough asbestos survey before beginning a project, property owners and contractors can demonstrate due diligence and compliance, significantly reducing the risk of financial penalties. 

Preventing delays during construction or renovation 

Unplanned asbestos discoveries during a project can bring construction, renovation, or demolition to a grinding halt. Emergency remediation is often expensive and time-consuming, causing cascading project delays. 

In contrast, early asbestos detection allows for the integration of asbestos abatement into the broader project schedule and cost allocation. By streamlining the process and identifying potential risks before construction has progressed, asbestos surveys can help projects stay on time and within budget. 

Major steps of asbestos surveys 

Understanding the major steps of an asbestos survey can help set realistic expectations for project planning. Though the exact steps of a given asbestos survey can vary, most surveys include stages such as: 

1. Pre-survey consultation – Involved parties discuss project needs, building history, and survey goals. 
2. Site survey – Trained professionals conduct a visual inspection and collect samples. 
3. Laboratory analysis – Samples are analyzed in accredited laboratories to confirm the presence and type of asbestos. 
4. Survey report – A detailed report is prepared, identifying ACM locations, conditions, and the quantity of asbestos-containing materials. 
5. Action planning – If asbestos is found, the asbestos survey report is then used to support subsequent asbestos abatement procedures and costs. This may include the need for a Management Plan to define the procedures.  

How long does an asbestos survey take? 

Survey duration depends on the size and complexity of the structure: 

• A small residential property might require just a few hours to a full day. 
• A large commercial building could take several days to complete, particularly if access to hidden areas or invasive inspections are needed (e.g., an underground structure or section must be uncovered for analysis, requiring digging tools or specialists) 

The turnaround time for final survey reports, including lab results, usually ranges from 5 to 10 business days. 

Average asbestos survey cost 

The cost of an asbestos survey can vary significantly based on the size, age, and complexity of the building, as well as the type of survey needed. 

• Management surveys typically cost between $250 and $800 for residential properties and can range much higher for large commercial buildings. 
• Refurbishment and demolition surveys tend to be more expensive, often starting around $500 and going up to several thousand dollars, depending on scope and urgency. 

The average overall cost for an asbestos survey is approximately $1,500 but vary based on the type and size of the project. Investing in a quality survey upfront is far more cost-effective than dealing with the financial fallout from undetected asbestos. 

Asbestos project designs 

An asbestos project design is a written plan that outlines the procedures for asbestos abatement activities, including: 

• The establishment of work areas 
• The selection of asbestos fiber-release control methods 
• Regulated asbestos-containing material (RACM) enclosure/removal/encapsulation/repair work practices
• Visual inspection protocols 
• Clean-up and final clearance procedures 
• Air monitoring 
• PPE requirements 
• Disposal of ACM and project waste 

Additionally, asbestos project designs outline the requirements for personnel licensing, training, and recordkeeping to ensure workers and the public are adequately protected during abatement activities. 

Asbestos project designs are required for any asbestos abatement projects that remove RACM over areas exceeding 3,000 square feet, 1,500 linear feet, or 656 cubic feet.  

How BLE can assist with environmental due diligence 

At Bunnell Lammons Engineering, we provide comprehensive environmental consulting, including expert asbestos surveying as part of our due diligence services. Our experienced team understands the intricacies of the applicable State and Federal regulations and is committed to providing detailed, accurate assessments that protect our clients’ interests. 

Whether you’re purchasing a property, managing a large facility, or planning a major renovation, BLE ensures you have the information you need to make smart, compliant decisions. Our services include: 

• Thorough asbestos surveys tailored to your project’s scope 
• Clear, actionable reporting 
• Guidance on remediation strategies if ACMs are found 
• Coordination with abatement contractors 
• Support in navigating regulatory requirements and documentation 
• Preparation of Project Designs to guide abatement firms in the procedures warranted to remove the ACMs safely and within the applicable regulatory guidelines 

Partnering with BLE not only safeguards your project but also demonstrates your commitment to safety, sustainability, and regulatory compliance. Contact us today to build a strong foundation for your next project – one that’s asbestos-safe from the very start.