By Paul Clarke-Scholes
There is a typical scenario that we see time and again on major building works. The asbestos survey is completed and an inventory of asbestos is generated, which together with the reports is passed directly to a licenced asbestos removal contractor (LARC) to price.
HSE specifically states that the survey should not be used as the basis for pricing removal works. HSE guidance document L143 Managing and Working with Asbestos, Regulation 4, paragraphs 121-146 discusses what to do with the data gained from the surveys. The blanket assumption with R&D surveys is that materials will be removed, but that may not always be the most practicable way forward.
While the survey records the findings it doesn’t necessarily assess the implications for ACMs identified in the areas likely to be disturbed by the works. For example, let’s say asbestos contamination is identified in a boiler house, on the walls and on some of the pipes, plus the third floor riser. Does that mean that first and second floor risers are clear? Even if the survey reported negative findings at those locations, just how extensive was the survey?
What should happen is that the client arranges for an asbestos remediation specification to be prepared that assesses the risks and documents the preferred technique for managing each ACM within the context of the building works. The document should be prepared in consultation with the building contractor and possibly the wider design team, so that it can take account of the locations, methodology and extent of the actual refurbishment activity which has been planned.
The document can be prepared in-house if there is knowledgeable person in the client’s professional team. Alternatively this task can be outsourced to an asbestos consultancy, potentially the existing surveying company or a third party.
The key point here is that the specification should NEVER be completed by the removals contractor.
This is not just a technical issue; there are some significant commercial benefits that the client can appreciate. While the specification may take a few days to compile and complete, it could reduce the removal costs by as much as 50 per cent as well as generating significant associated programme savings and certainty.
How are these kinds of savings generated?
Let me provide you with a typical scenario: the contractor on a programme of social housing kitchen and bathroom replacements provides an inventory of works to the consultant who also has the new asbestos register and reports in their possession. They are then in a position to cross-reference the two inventories to identify locations where ACMs have been found but where invasive refurbishment is not taking place e.g. some tenants may decline the offer of a bathroom refurb and, for example, Asbestos Insulating Board (AIB) identified in the bathroom riser can be encapsulated rather then removed – a significantly cheaper and faster method of remediating it.
Without a specification, the removals contractor has little choice but to price on a worst-case scenario i.e. removal of all ACMs even where this is not required, at significant cost uplift or they will price to remove what is on the register and after you have completed your cost proposal, you will find extras and programme delays as the predictable additional asbestos items come to light.
An asbestos remediation specification will provide a more forensic interpretation of the inventory of asbestos containing materials identified that in many cases could reduce the volume of removal work and also enable the contractor to dovetail refurb works around the remediation phase to generate programme savings.
Paul Clarke-Scholes is H&S Adviser at asbestos contractor, Clifford Devlin.
This is the fourth of a series of blogs which discuss the latest issues in asbestos management. Next week, Paul will discuss the use of internal tents when remediating Notifiable asbestos.
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[…] How asbestos remediation specifications can cut costs – An asbestos remediation specification will provide a more forensic interpretation of the inventory of asbestos containing materials identified that in many cases could reduce the volume of removal work and also enable the contractor to dovetail refurb … […]
[…] How asbestos remediation specifications can cut costs – For example, let’s say asbestos contamination is identified … replacements provides an inventory of works to the consultant who also has the new asbestos register and reports in their possession. They are then in a position to cross-reference the … […]