Asbestos Management Plan: A Practical Guide for London Property Owners

Asbestos can remain in a building without creating immediate risk when it is undamaged and unlikely to be disturbed. The danger increases when asbestos-containing materials are drilled, cut, damaged or removed without suitable controls. An Asbestos Management Plan helps prevent accidental exposure.

Managing asbestos is a legal duty in many non-domestic buildings and shared parts of multi-occupancy residential properties under the Control of Asbestos Regulations 2012. It should be site-specific, clear and accessible.

What does the plan do?

An Asbestos Management Plan is a written or electronic document explaining how known or presumed asbestos-containing materials, or ACMs, will be managed. It identifies who is responsible, where ACMs are located, how they will be monitored and what happens when conditions change.

It normally works alongside an asbestos register and a suitable survey. The Health and Safety Executive says the plan should also cover contractor communication, controls to prevent disturbance and emergency procedures.

Who is responsible for managing asbestos?

The duty holder may be an owner, landlord, employer, tenant, managing agent or anyone responsible for maintenance.

The duty applies to non-domestic premises such as offices, shops, warehouses and schools. It also covers common parts of multi-occupancy residential buildings, including corridors, stairwells, plant rooms and roof spaces. It does not automatically cover the private domestic area inside an individual flat.

Where a lease divides maintenance responsibilities, more than one party may share the duty. Responsibilities should be recorded clearly.

Start with the right asbestos survey

A reliable Asbestos Management Plan depends on accurate information. In occupied premises, this often starts with a management survey identifying ACMs that routine use or maintenance could disturb.

The survey records the location, extent and condition of known or suspected materials. Areas that could not be inspected must be identified and managed as potentially containing asbestos until they can be checked.

Before major refurbishment or demolition, a management survey may not be sufficient. A refurbishment or demolition survey is generally required for the affected areas. The HSE’s asbestos survey guidance explains the different purposes of these surveys.

You can book an asbestos survey in London or read the guide explaining when landlords may need an asbestos survey.

What should it include?

A practical Asbestos Management Plan should include:

• The duty holder and appointed deputies
• The asbestos register and current site plan
• Areas that were not inspected
• The condition and risk rating of each ACM
• A schedule for condition checks
• Required repair, protection or removal actions
• Procedures for maintenance and refurbishment
• A system for briefing contractors
• Emergency steps following accidental disturbance
• Review dates, deadlines and completed actions

Responsibilities should be specific. Record who will inspect each material, when checks occur and what damage requires action.

The HSE provides a helpful guide to writing and monitoring an asbestos plan.

Asbestos register and management plan: the difference

An asbestos register records the location and condition of known or presumed ACMs. An Asbestos Management Plan explains how the risks shown in the register will be controlled.

The register is important, but it does not explain monitoring, communication or emergency action. Both documents should be kept accessible and up to date.

Managing contractors and maintenance work

Before contractors drill, cut, install cables or carry out repairs, they should receive the relevant asbestos information. They need to know which areas contain known or presumed ACMs and whether more investigation is required.

The Asbestos Management Plan should include a simple process for checking the register before work is authorised. This may form part of a permit-to-work system or contractor induction.

Do not rely on labels alone; workers need clear location and condition information. HSE guidance requires information to be provided to people who could work on or disturb asbestos-containing materials.

Does asbestos always need to be removed?

No. ACMs that are in good condition and unlikely to be disturbed can often remain in place, provided they are monitored and managed correctly.

Damaged materials, or materials likely to be affected by planned work, may need sealing, enclosure, repair or removal. The right option depends on condition, location and disturbance risk.

Asbestos work should be assessed by a competent specialist, and some higher-risk work must be completed by an HSE-licensed contractor. Learn more about professional asbestos removal.

Reviewing and updating the document

An Asbestos Management Plan is a working document, not a report to file away. HSE guidance says duty-to-manage arrangements should be reviewed every 12 months, or sooner where necessary.

Update the plan following damage, removal or repair work, refurbishment, new survey information, staff changes or routine condition inspections. Each review should confirm that records match the building and actions are complete.

What should happen if asbestos is damaged?

If suspected asbestos is accidentally disturbed, stop work and keep people away from the area. Do not sweep, vacuum or handle debris, and do not collect a sample yourself.

Follow the emergency procedure in the Asbestos Management Plan and contact a competent asbestos professional. Record the incident and update the relevant records and controls.

Common mistakes to avoid

Common mistakes include relying on an old survey, omitting inaccessible areas, failing to brief contractors and using a generic template.

Another serious error is using a management survey to plan intrusive refurbishment. The HSE explains that management and refurbishment or demolition surveys have different purposes.

A good Asbestos Management Plan should always reflect the actual premises, current survey findings, responsible people and planned building work.

Arrange asbestos support in London

Good management protects people and supports legal compliance. It relies on accurate surveys, regular checks and clear communication.

Landlord Certificate London provides asbestos surveys and related safety services across London. You can book an asbestos survey, read about asbestos survey costs or contact the team.

Frequently Asked Questions