Many general managers mistakenly believe hiring a UKAS-accredited surveyor for an annual inspection guarantees compliance, often confusing the inspection report with a full management survey. This misunderstanding can leave properties vulnerable, notably when the original asbestos survey goes missing. Worse still, some surveying companies exploit this confusion, profiting from unnecessary inspections rather than offering the proper guidance for true compliance.

We’re here to dispel common myths about asbestos inspections with a clear, step-by-step guide. Managing asbestos in your hotel requires a systematic approach: identifying asbestos-containing materials (ACMs), assessing their risks, and monitoring their condition regularly. Follow our inspection guide to ensure compliance—and peace of mind that you’re not being exposed, whether to asbestos itself or unscrupulous surveying companies.

Step 1: Appoint a UKAS-accredited Surveyor for an Initial Inspection and Material Risk Assessment.

A qualified asbestos surveyor must conduct a management or refurbishment survey to identify ACMs and assign a material risk score. This evaluation includes:

• Product Type: The material containing asbestos, such as boards, insulation, or cement.

• Asbestos Type: The specific asbestos fibers present (e.g., chrysotile, amosite, crocidolite).

• Condition: Whether the ACM is intact, damaged, or deteriorating.

• Surface Treatment: The level of sealing or protection applied to the material.

This detailed assessment forms the foundation of your asbestos management strategy. It is a legal document and cannot be changed or worked on in-house. 

Step 2: Conduct an In-House Priority Risk Assessment.

Once the surveyor has provided the material risk score, your in-house team should perform a priority risk assessment to understand the risk of disturbing the material. This assessment considers factors such as:

• Normal Occupant Activity: How spaces containing ACMs are used.

• Likelihood of Disturbance: Is the ACM in a high-traffic or vulnerable area?

• Human Exposure Potential: How many people use the space, and how often?

• Maintenance Activity: Could repairs or maintenance disturb the ACM?

Combining the material risk assessment with this priority assessment gives you an overall risk score, which will determine your Inspection schedule.

Step 3: Routine Monitoring for Good-Condition ACMs.

If the ACMs are in good, sealed condition, regular monitoring is required to ensure they remain stable. Competent personnel, such as maintenance staff, can be trained on monitoring ACMs, with relevant instruction, information and training, they will:

• Monitor areas containing ACMs for change of use or maintenance activity.

• Monitor ACMs for damage (e.g., peeling, cracks, or wear).

• Keep detailed records, including photos, of the ACM’s condition.

• Know that the more factors contributing to a higher risk rating, the more frequent the inspections must be.

• Know the triggers to instruct a formal inspection.

• Know how to prepare for the UKAS-accredited surveyor’s formal inspection when called upon.

Routine checks by trained employees suffice for stable ACMs, and annual inspections by a surveyor are unnecessary unless triggered by specific events.

Step 4: Triggers for Formal Inspections or Reassessments.

A new material risk assessment by a UKAS-accredited professional is triggered by:

• Damage or deterioration of ACMs identified during routine inspections.

• Uncertainty about findings during internal checks.

• Renovations, maintenance, or refurbishment that might disturb ACMs.

• Leaks, flooding, or structural damage affecting areas containing ACMs.

• Changes in environmental conditions, such as increased vibration, humidity, or temperature.

• Newly discovered ACMs during other works or inspections.

• Significant alterations to building use or occupancy, increasing the risk of disturbance.

Step 5: Align with Your Asbestos Management Plan.

While regulations do not mandate annual UKAS-accredited surveyor inspections for ACMs in good condition, your hotel’s asbestos management plan might include stricter requirements. Be sure to balance compliance with practicality to avoid overcomplicating the process. An asbestos management plan may include:

• Inspection schedules.

• Procedures for reporting changes in ACM conditions.

• Staff training and competency arrangements.

• Documenting, reporting and communication strategies.

While the advice above provides valuable insights, it’s important to note that no guide can fully address the unique requirements of every building. Always consult your asbestos consultant, as there may be additional governance requirements within your corporate policy or other site-specific issues not covered in this brief guide. This is not exhaustive—simply a starting point.

Determine the relevance of this guidance to your building by booking a session with one of our asbestos consultants and taking a step toward compliance autonomy:

• Book a Compliance Discussion (30 mins) to address tailored inspection requirements.

• or book a Full Asbestos Management System Review (2 Hours) to evaluate your system, identify gaps and offer expert advice.

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