Why Schools and Public Buildings Should Prioritise Asbestos Surveys — A Guide for Facilities Managers

If you manage a school, hospital or public building, keeping the building safe, compliant and fit for purpose is a key part of your role. One persistent hazard that many institutions still face is asbestos — materials that may contain asbestos (ACMs) could still be hidden within older buildings, putting occupants and staff at risk and creating potential legal, financial and reputational exposures. This guide explains why asbestos surveys are essential in public-sector buildings, what they involve, how to select the right contractor, and how H.E.S can support your compliance and safety strategies.

Why asbestos remains a concern even decades after the ban

• Even though asbestos has been banned for new use in the UK since 1999, it was widely used in building construction and refurbishment up until that time — so many schools, hospitals and public buildings constructed or refurbished before the year 2000 may still contain ACMs.

• According to research, a large proportion of surveyed buildings (including schools) still contain asbestos-containing materials. For example: nearly 78% of inspected buildings in one survey were found to contain asbestos.

• The potential health risks are serious: inhalation of asbestos fibres is linked to diseases such as mesothelioma, lung cancer and asbestosis.

• For schools in particular, the Health and Safety Executive (HSE) reports that while most schools are managing asbestos, a non-trivial minority still have significant failings — for example, 7 % of schools in one 2022/23 report had enough failings to require enforcement.

• Facilities in public buildings are at risk because of maintenance works, refurbishment, high occupant turnover, and subcontractors working across the building — all of which increase the chance of disturbing hidden ACMs.

Common places where asbestos may be found in public buildings

In older buildings (pre-2000) you should assume the possibility of asbestos and look especially in these kinds of locations:

• Pipe insulation, boiler rooms, HVAC duct lagging or insulation boards.

• Ceiling tiles, acoustic panels, spray-coated fire protection, partition walls and textured coatings.

• Floor tiles and adhesives, vinyl sheet flooring, linoleum and backing materials.

• Roof sheets, external cladding, gutters/down-pipes, cement sheets, panels and fascia boards.

• Areas above ceilings, under raised floors, plant rooms, service ducts, redeveloped wings, any intrusive maintenance zones. This is why more intrusive surveys may sometimes be required.

Given the wide range of possible materials, it’s critical to treat older buildings as “asbestos-possible until proven otherwise”, and to have a robust survey and management regime.

What an asbestos survey entails (for schools/public buildings)

For a facility manager in a school, hospital or other public building, the key steps and survey types are:

1. Management survey

   • This is the standard type of survey used when there is occupancy and ongoing use of the building. It aims to locate, as far as reasonably practicable, ACMs which may be disturbed during normal occupancy, maintenance, repair.

   • It results in an asbestos register (location, material type, condition, risk assessment) and a management plan. The duty-holder must keep this up to date.

2. Refurbishment / demolition survey

   • If you plan major works (refurbishment, extension, demolition) then a more thorough intrusive survey (including destructive access) is required before works begin, to locate all ACMs that could be disturbed.

3. Re-inspection / condition monitoring

   • Once the register and management plan are in place, periodic re-inspections are needed to check that ACMs remain in safe condition and that no new damage/disturbance has occurred. One guidance states that inspections should be every 6-12 months (or more frequently if high risk).

4. Management plan and record-keeping

   • The duty-holder must ensure records are kept, information is passed to anyone who may disturb ACMs, and the plan is reviewed whenever there is a change (building use change, major works planned, condition changed).

For schools and public buildings where maintenance, refurbishment, or high foot-traffic are present, these steps are especially important. The HSE’s checklist for schools highlights that the location and condition of ACMs must be known, and managed.

Why this matters to you as a facility manager

• Legal & regulatory responsibilities: Under the Control of Asbestos Regulations 2012 (“CAR 2012”) Regulation 4, the duty-holder must identify ACMs, assess risk, and manage the situation. If you control or maintain the building (or part of it), you are likely the duty-holder.

• Duty to protect occupants and workers: Staff, pupils, patients, visitors and contractors might be exposed if ACMs are damaged or disturbed. Effective management reduces this risk.

• Budgeting and asset-maintenance planning: Knowing where ACMs are and their condition helps plan maintenance, refurbishment and avoid unexpected high-cost removals or stoppages.

• Due-diligence and reputation: Especially for public bodies (schools, hospitals) there is increasing scrutiny on asbestos-management. Failures may lead to enforcement, reputational damage or increased insurance cost.

• Health & safety management: Even if ACMs are intact and managed in place, deterioration over time is possible and the condition must be monitored. Surveys have shown that in a sample of schools/hospitals significant portions of ACMs were in poor condition.

Questions to ask and criteria when choosing an asbestos survey / removal contractor

When you are selecting a contractor (for survey or removal) for a school or public building setting, here are key questions and criteria:

• Are they BOHS p402 or RSPH Level 3 trained surveyors (for surveys) or licensed removal contractors (for removal of licensed materials)?

• Do they have experience in the education/public-building sector? Do they understand the operational constraints of buildings in use (schools open during term-time, hospital night-shifts etc.)?

• Can they provide references from similar projects (schools, colleges, hospitals, local authority buildings)?

• Will they handle the full process: survey, register, risk-assessment, removal (if required), air-clearance, validated certification, waste-disposal records?

• Are they clear about costs, scheduling (ensuring minimal disruption), containment/contractor interface, hand-over documentation?

• How do they manage communication and training for your in-house teams/contractors about ACMs? Does the contract include support for awareness training?

• What is their approach to minimising disruption and ensuring safe occupancy (of pupils, staff, patients) during works?

• Are they compliant with environmental, health & safety and quality standards (for example: ISO 45001, ISO 14001, etc.)?

• Do they offer ongoing monitoring and support (re-inspection, updates to the register, condition reports)?

• Will they supply full documentation for your records: updated register, management plan, certification of removal or encapsulation, waste-carrier licences, air-clearance certificates?

How H.E.S meets your needs for schools and public buildings

At H.E.S Environmental & Demolition Ltd we understand the unique demands of public-sector facilities. Here’s how we meet those requirements:

• We provide asbestos surveys (management / refurbishment) for schools, hospitals and public buildings, generating clear registers and management plans tailored to live environments (operational during works).

• We are a licensed asbestos removal contractor for the UK, meaning that where removal is required our team manages it safely, with full documentation, air-clearance and waste disposal in line with regulatory standards.

• We prioritise minimal disruption: We schedule works out-of-term or during quiet hours where required, co-ordinate with your site team, ensure adequate contractor interface, and maintain clear communication with students, staff, patients or public users.

• We include training and awareness for your facilities-team and contractors about ACMs (where they are, how they must be managed, what to do if disturbed) — aligning with best-practice that those who might disturb ACMs must receive suitable information/instruction/training.

• We help you maintain your documentation: updated asbestos register, management plan reviews, re-inspection schedules, and we can guide you through audits.

• We emphasise long-term compliance and risk management rather than quick fixes: recognising that your building will remain in use long-term, and asbestos-management must adapt as the building changes or is refurbished.

Practical steps for facilities managers in schools/public buildings

• Review your building’s history: When was it built/refurbished? If before circa 2000 there is a higher likelihood of ACMs.

• Check for existence of an asbestos survey, a current register and a management plan: If these are missing or outdated, treat this as a priority.

• Inspect for condition and disturbance: Use the HSE checklist for schools to review condition of ACMs, monitor any wet or damaged materials, any recent refurbishment works, or contractor activity that may disturb hidden ACMs.

• Plan for works/refurbishment: If you are planning repairs, refurbishment, extensions, then get a refurbishment/demolition survey done before works start — this reduces risk of disturbing hidden ACMs.

• Engage competent contractor early: Contact your survey/removal contractor early in the project. Ensure their credentials, documentation and scheduling align with your operational calendar.

• Communicate with occupants: Ensure staff, visitors, contractors are aware of ACMs, understand risk, know what to do if materials are damaged. Provide information and training as required.

• Maintain record-keeping and monitoring: Make sure your asbestos register is up to date, review the management plan annually or when conditions change, schedule re-inspections and keep documentation easily accessible.

• Budget for it: As part of your asset-maintenance budget or refurbishment planning, include costs for surveys, removal/encapsulation works, air-clearance and any monitoring. Neglecting this may lead to reactive high-cost removal or site disruption.

• Audit readiness: Ensure your records, contractor documentation, waste-carrier licences, certifications are all in order so that your duty-holder obligations are clearly evidenced.

Final thought

For facilities managers in schools, hospitals and public buildings, asbestos remains a legacy hazard — not because of new use, but because it hasn’t always been fully managed or the building fabric hasn’t kept pace with change. Prioritising asbestos surveys, engaging qualified contractors, maintaining registers, monitoring condition and communicating effectively with your teams is not just a legal compliance exercise — it’s about protecting occupants, maintaining operational continuity and safeguarding the reputation of your building and organisation.

If you’d like assistance with surveys, management plans or licensed asbestos removal for your school or public building, our team at H.E.S is ready to support you.

H.E.S Can Help

If you’re planning a project and have any demolition, asbestos surveying, or asbestos removal requirements, H.E.S can help.
Don’t hesitate to contact our award-winning team on 02380 011761 or email enquiries@hesgroup.org.uk. Your safety is our priority.

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