ASBESTOS MANAGEMENT SURVEY - 8222425 : FAIRFIELD PRIMARY SCHOOL - HALTON BOROUGH COUNCIL - WHATDOTHEYKNOW
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Asbestos Management Survey
8222425 : Fairfield Primary School
Halton Borough Council
Survey date : 26-Mar-2021
Re-inspection Due on : 26-Mar-2022
Printed on 06/04/2021
Asbestos Management Survey
Fairfield Primary School
Peelhouse Lane
Widnes
Cheshire
WA8 6TH
Type of survey Register Update
Surveyor Sean Keating
Survey date 26-Mar-2021
Buildings on site
The following table displays details of each of the blocks on site and the construction details. The block
reference should be used in conjunction with the survey details to locate elements on site
Reference Block Area (m2) Construction Const. Year
0101 Infant Building 1,468 Permanent 1937
0201 Caretakers House 102 Permanent 1970
0301 Fairfield Junior School 1,736 Permanent 1958
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web based property managementASBESTOS SUMMARY
The following buildings contain asbestos materials on which works can normally only be
carried out by licensed contractors following notification to the HSE:
Not applicable
The following buildings contain asbestos cement and other products on which a licence is not
required to carry out work but a safe system of work must still be followed:
0101 Infant Building
Asbestos has not been detected in the following buildings:
0201 Caretakers House
0301 Fairfield Junior School
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web based property managementINTRODUCTION
The Control of Asbestos Regulations 2012 places a legal responsibility on owners and managers of
non-domestic property to ensure they manage and control the risks of exposure to asbestos fibres to
anyone using or accessing their properties.
This document together with the asbestos management plan, have been designed to incorporate the
records of all separate elements of asbestos investigation, remediation, training and re-inspections,
this together with the asbestos procedures included in this document if implemented will ensure
ongoing compliance with the regulations.
General Information
The following document should be read in conjunction with the onsite asbestos management plan ,
anyone proposing to work on the building should sign the works permit to confirm that you have read
and understood the information within the documents and will take the appropriate action if and when
necessary.
Agreed Limitations
Concealed spaces and voids - Management Surveys.
In accordance with HSG264 and the scope of the agreed survey, all parts of the building accessible
during normal occupation or routine maintenance have been inspected as far as reasonably
practicable. There may have been minor intrusive works into service hatches, lofts, risers and ducts.
Spaces within the fabric of the building are considered out with the scope of this Management Survey .
These areas should be subject to a Refurbishment/Demolition Survey if there is likely to be
disturbance within them.
Furniture and fixtures & fittings.
The removal of furniture to enable full access at the time of the survey was the responsibility of the
Client. We have not relocated furniture or removed fixtures and fittings to examine concealed surfaces
or obstructed areas.
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web based property managementFloor coverings.
Floor coverings have been lifted in limited locations to examine beneath. Full removal of floor
coverings has not been undertaken and there remains the possibility of unidentified ACM’s present
beneath floor coverings.
Bulk sampling.
Samples of representative suspected ACM’s and some materials easily mistaken for ACM’s have
been taken during the survey. Sampling has not been carried out where there was an electrical
hazard or if the integrity of the product was likely to be affected by the sampling. Fire doors, WC
cisterns and seats, gutters drainpipes flues and roofing materials may not have been sampled. These
are presumed or strongly presumed to contain asbestos and detailed within the report if identified.
Plant & machinery.
Plant and machinery was only examined externally. Samples of suspected materials have only been
taken if this could be done safely in the opinion of the surveyor. Guards and panels have not been
removed. Electric switch and fuse installations have not been opened. Older types have been
presumed to contain asbestos materials. Further surveys may be required if plant and machinery is
intended to be removed. Metal-cladding to pipe insulation has not been removed to inspect for
residual asbestos on pipes beneath non-asbestos insulation.
Categorisation of asbestos product type.
Product types are based on the surveyor’s opinion and must not be used as the basis for a removal
specification. Opinions expressed are not covered by our UKAS accreditation. Water absorption
testing to determine product type has not been carried out unless stated.
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web based property managementMATERIAL ASSESSMENT SHEET GUIDE
For each sample/inspection, a material assessment has been compiled using an algorithm. A point
score (weighting) is allocated on the basis of the examination of a number of parameters. The value
assigned to each of these parameters is added together to give a total score, the higher scores
indicating high-risk materials. The scoring for each parameter is based on the material assessment
algorithm set out in MDHS 100, which is shown below.
Sample Variable Score Example of Scores
Asbestos-reinforced composites (plastics, resins, mastics,
Product type 1
roofing felts, vinyl floor tiles, semi-rigid paints or decorative
(or debris from
finishes, asbestos cement etc)
product)
2 Asbestos insulating board, millboards, other low-density
insulation boards, asbestos textiles, gaskets, ropes and woven
textiles, asbestos paper and felt.
Thermal insulation (eg pipe and boiler lagging), sprayed asbestos,
3
loose asbestos, asbestos mattresses and packing.
Extent of 0 Good condition: no visible damage.
damage/deteriorati
1 Low damage: a few scratches or surface marks; broken edges
on
on boards, tiles etc
2 Medium damage: significant breakage of materials or several
small areas where material has been damaged revealing loose
asbestos fibres
3 High damage or delamination of materials, sprays and thermal
insulation. Visible asbestos debris
Surface treatment 0 Composite materials containing asbestos: reinforced
plastics, resins, vinyl tiles
1 Enclosed sprays and lagging, AIB (with exposed face painted or
encapsulated), asbestos cement sheets etc.
2 Unsealed AIB, or encapsulated lagging and sprays.
3 Unsealed lagging and sprays.
Asbestos type 1 Chrysotile.
2 Amphibole asbestos excluding crocidolite.
3 Crocidolite.
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web based property managementThe four main parameters which determine the risk of fibre release from an ACM when subject to a
standard disturbance are:
· Product type
· Extent of damage or deterioration
· Surface treatment
· Asbestos type
In addition to the material assessment, an assessment is also made of the vulnerability of the material .
These are defined as;
· Easy - Trafficked or touched on a regular basis
· Medium - Within accessible zone of personnel without access aids
· Difficult - Access equipment required or covered material.
The material assessment identifies the high-risk materials, that is, those which will mostly readily
release airborne fibres if disturbed. It does not automatically follow that those materials assigned the
highest score in the material assessment will be the materials that should be given priority for a
remedial action. Management priority must be determined by carrying out a risk assessment that will
take into account factors such as:
· the location of the material;
· its extent;
· the use to which the location is put;
· the occupancy of the area;
· the activities carried out in the area; and
· the likelihood/frequency with which maintenance activities are likely to take place.
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web based property managementRisk Evaluation Definitions
Each sampled or presumed Asbestos Containing Material identified during the survey has been
allocated a risk assessment based on its overall score obtained by adding together the individual
scores to give a total score of between 2 and 12. Presumed or strongly presumed asbestos containing
materials are scored as Crocidolite (3), unless analysis of similar samples from the building shows a
different asbestos type, or if there is a reasoned argument that another type of asbestos was almost
always used. The score denotes the potential to release fibres if disturbed.
· High Risk Material - 10 points or more
· Medium Risk Material - 7-9 points
· Low Risk Material - 5-6 points
· Very Low Risk Material - 4 or less points
· N/A - Not Applicable as No Asbestos Detected in Sample (NADIS)
The final risk terms have been based on interpretation of current legislation and guidance. The
evaluations and associated terms shall require review when other considerations, such as future
legislation or building use, come into effect.
These risk terms should be considered as a guide to the overall probability' of the asbestos containing
materials to release asbestos fibre. Changes to any of the above criteria shall necessitate the need for
reassessment of the risk value.
HSE guidance HSG 264 ‘Asbestos: The survey guide’ defines two types of survey: Management
Surveys and Refurbishment/Demolition Surveys.
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web based property managementManagement Surveys
A management survey is the standard survey. Its purpose is to locate, as far as reasonably
practicable, the presence and extent of any suspect ACMs in the building which could be damaged or
disturbed during normal occupancy, including foreseeable maintenance and installation, and to assess
their condition.
Management surveys will often involve minor intrusive work and some disturbance. The extent of
intrusion will vary between premises and depend on what is reasonably practicable for individual
properties, i.e. it will depend on factors such as the type of building, the nature of construction ,
accessibility etc. A management survey should include an assessment of the condition of the various
ACMs and their ability to release fibres into the air if they are disturbed in some way. This ‘material
assessment’ will give a good initial guide to the priority for managing ACMs as it will identify the
materials which will most readily release airborne fibres if they are disturbed.
The survey will usually involve sampling and analysis to confirm the presence or absence of ACMs .
However a management survey can also involve presuming the presence or absence of asbestos. A
management survey can be completed using a combination of sampling ACMs and presuming ACMs
or, indeed, just presuming. Any materials presumed to contain asbestos must also have their condition
assessed (i.e. a material assessment).
By presuming the presence of asbestos, the need for sampling and analysis can be deferred until a
later time (eg before any work is carried out). However this approach has implications for the
management arrangements.
The duty holder bears potential additional costs of management for some non -ACMs. Any work carried
out on ‘presumed’ materials would need to involve appropriate contractors and work methods in
compliance with “The Control of Asbestos Regulations 2012 (CAR2012)” irrespective of whether the
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web based property managementmaterial was actually an ACM or not. Alternatively, before any work starts, sampling and analysis can
be undertaken to confirm or refute the presence of asbestos. The results will determine the work
methods and contractors to be used. The ‘presumption’ approach has several disadvantages: it is less
rigorous, it can lead to constant obstructions and delays before work can start, and it is more difficult to
control, see A comprehensive guide to managing asbestos in premises. ‘Default’ presumptions may
also lead to unnecessary removal of non-ACMs and their disposal as asbestos waste. Default
presumptions may be suitable in some instances, eg ‘small’ or simple premises, as part of a client’s
management arrangements.
Surveyors should always endeavour to positively identify ACMs. A sufficient number of samples should
be taken to confirm the location and extent of ACMs. It is legitimate to reduce sample numbers where
materials can be strongly presumed to be ACMs. However the default presumption option should be
avoided where possible, as it can make managing asbestos more difficult for the duty holder. Default
presumption should only be used in circumstances where it is requested by the client and /or where
access genuinely cannot be obtained.
When sampling is carried out as part of a management survey, samples from each type of suspect
ACM should be collected and analysed. If the material sampled is found to contain asbestos, other
similar materials used in the same way in the building can be strongly presumed to contain asbestos .
Less homogeneous materials (eg different surfaces/coating, evidence of repair etc) will require a
greater number of samples. The sample number should be sufficient to establish whether asbestos is
present or not in the particular material. Sampling may take place simultaneously with the survey, or as
in the case of some larger surveys, can be carried out later as a separate exercise.
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web based property managementAll areas should be accessed and inspected as far as is reasonably practicable. Areas should include
under floor coverings, above false ceilings, and inside risers, service ducts, lift shafts etc. Surveying
may also involve some minor intrusive work, such as accessing behind fascia and panels and
other surfaces or superficial materials. The extent of intrusion will depend on the degree of disturbance
that is or will be necessary for foreseeable maintenance and related activities, including the installation
of new equipment/cabling. Surveyors should come prepared to access such areas (i.e. with the correct
equipment etc). Management surveys are only likely to involve the use of simple tools such as
screwdrivers and chisels. Any areas not accessed must be presumed to contain asbestos. The areas
not accessed and presumed to contain asbestos must be clearly stated in the survey report and will
have to be managed on this basis, i.e. maintenance or other disturbance work should not be carried out
in these areas until further checks are made.
Management surveys should cover routine and simple maintenance work. However it has to be
recognised that where ‘more extensive’ maintenance or repair work is involved, there may not be
sufficient information in the management survey and a localised refurbishment survey will be needed. A
refurbishment survey will be required for all work which disturbs the fabric of the building in areas where
the management survey has not been intrusive. The decision on the need for a refurbishment survey
should be made by the duty holder (probably with help from others).
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web based property managementAsbestos Register Summary
Building : 01 01 Infant Building
Ref Sample P. Location Product Treatment Asbestos type Damage/condn Recmnd Mat Pri Risk
1 001 P 0/014 Hall : Floor : Floor Tile & 1 0 1 1 Monitor & Manage 3 3 Very low
Adhesive
Monitor & Manage
2 002 P External Front Elevation : Soil Pipe : 1 1 1 2 Remove 5 1 Very low
Cement
Remove
3 003 P External Rear Elevation : Soil Pipe : 1 1 1 1 Monitor & Manage 4 1 Very low
Cement
Monitor & Manage
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web based property managementAsbestos Register Detail
Site 8222425 : Fairfield Primary School
Reference 1 Sample number 001
Survey date 26-Mar-21 Presumed Yes
Building : 01 01 Infant Building
Floor 0 Room 0/014 Hall
Location Floor
Quantity sampled 10 Sqr Mtrs Use Floor Tile & Adhesive
Material assessment
Product type 1 (1)
Damage/deterioration 1 (1)
Surface treatment 0 (0)
Asbestos type 1 (1)
Priority assessment
Type of activity 1 (1)
Location 1 (1)
Accessibility 1 (1)
Extent 1 (1)
Monitor & Manage Occupants using space 0 (0)
Frequency of use 2 (2)
Average time of use 0 (0) Material score 3
Type of maintenance 0 (0) Priority score 3
Frequency of maintenance 0 (0) Banding Very low
Reference 2 Sample number 002
Survey date 26-Mar-21 Presumed Yes
Building : 01 01 Infant Building
Floor Room External Front Elevation
Location Soil Pipe
Quantity sampled 3 Lin Mtrs Use Cement
Material assessment
Product type 1 (1)
Damage/deterioration 2 (2)
Surface treatment 1 (1)
Asbestos type 1 (1)
Priority assessment
Type of activity 0 (0)
Location 0 (0)
Accessibility 0 (0)
Extent 0 (0)
Remove Occupants using space 0 (0)
Frequency of use 0 (0)
Average time of use 0 (0) Material score 5
Type of maintenance 0 (0) Priority score 1
Frequency of maintenance 1 (1) Banding Very low
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web based property managementAsbestos Register Detail
Site 8222425 : Fairfield Primary School
Reference 3 Sample number 003
Survey date 26-Mar-21 Presumed Yes
Building : 01 01 Infant Building
Floor Room External Rear Elevation
Location Soil Pipe
Quantity sampled 3 Lin Mtrs Use Cement
Material assessment
Product type 1 (1)
Damage/deterioration 1 (1)
Surface treatment 1 (1)
Asbestos type 1 (1)
Priority assessment
Type of activity 0 (0)
Location 0 (0)
Accessibility 0 (0)
Extent 0 (0)
Monitor & Manage Occupants using space 0 (0)
Frequency of use 0 (0)
Average time of use 0 (0) Material score 4
Type of maintenance 0 (0) Priority score 1
Frequency of maintenance 1 (1) Banding Very low
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web based property managementVisit history for this site
This table lists all the visit records held against this site
Visit date Surveyor Visit type Comments
26-Mar-2021 Sean Keating Register Update
21-Aug-2019 Adrian Lee Register Update
22-Aug-2018 Paul Corbett Register Update
21-Aug-2017 John Dobelaetes Register Update
19-Jan-2016 Ziya Shah Register Update
21-Oct-2014 Vincent Cheers Register Update
28-Feb-2013 John Arnold Register Update
18-Feb-2012 Rebekah Kerr Register Update
18-Jan-2012 Rebekah Kerr Register Update
22-Jul-2009 Eleanor Chester Register Update
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