The executive summary
Most asbestos survey reports open with an executive summary. Read this first. It gives you the headline findings: how many samples were taken, how many came back positive, and the overall level of risk identified. A good executive summary will also flag any urgent actions required, such as materials that need immediate removal or areas that should be restricted until further work is done.
If the summary says "no asbestos-containing materials were identified," your obligations are simpler. You should still retain the report as evidence that a survey was conducted, and update your asbestos register to reflect the findings.
The findings table
The bulk of the report is usually a table or register listing every material sampled. For each entry, you'll typically see the sample reference number, the location within the building (often with a floor plan reference), a description of the material (see our identification guide to common ACMs), the laboratory result (asbestos detected or not detected), the type of asbestos if present, the condition of the material, and a risk rating or priority score.
Some reports split this into two tables: one for materials that tested positive and one for all materials sampled. Both formats are fine. What matters is that you can clearly see which materials contain asbestos and where they are.
Understanding risk ratings
Most surveyors use a risk scoring system that considers two factors: the condition of the material and the likelihood of disturbance.
Material condition is assessed by looking at damage, deterioration, and whether fibres are exposed. A material scored as "good condition" is intact with no visible damage. "Poor condition" means the material is broken, crumbling, or has exposed fibres.
Likelihood of disturbance depends on where the material is and how people interact with the space. Asbestos in a frequently accessed service riser rates higher than the same material sealed inside a wall cavity that nobody accesses.
The combined score produces a risk rating, often expressed as "low," "medium," "high," or on a numerical scale. High-rated items need action soon. Low-rated items can usually be managed in place with periodic monitoring.
Different surveyors may use different scoring algorithms. If the report doesn't explain the scoring methodology, ask. You need to understand what the numbers mean to make informed decisions.
Common acronyms you'll see
- ACM: Asbestos-Containing Material
- NAD: No Asbestos Detected
- PLM: Polarised Light Microscopy (the lab analysis method)
- AIB: Asbestos Insulating Board
- ACL: Asbestos Cement (sometimes written as AC or fibro)
- R&D survey: Refurbishment and Demolition survey
The recommendations section
This is where the surveyor tells you what to do about each finding. Recommendations typically fall into a few categories:
- Remove: The material should be removed by a licensed removalist, usually because it's in poor condition or in a location where disturbance is likely.
- Encapsulate or seal: The material is coated or enclosed to prevent fibre release. This is sometimes appropriate for materials in reasonable condition that aren't going to be disturbed.
- Label and manage in place: The material stays where it is. You label its location, include it in your register, and arrange periodic re-inspection to monitor its condition.
- Re-inspect: The surveyor recommends checking the material again within a specified timeframe, usually 6 to 12 months.
Not all identified asbestos needs to be removed immediately. The recommendations should be proportionate to the risk. If a report recommends removing everything regardless of condition, it may be worth getting a second opinion from another qualified surveyor.
When to seek a second opinion
Consider getting a second opinion if the recommendations seem disproportionate to the condition described, if the report lacks clear risk ratings or a scoring methodology, if the surveyor who wrote the report is also quoting for the removal work (a conflict of interest), or if you're dealing with a high-value building where removal costs will be significant.
A second survey from an independent asbestos consultant can either confirm the original findings or identify where a different approach might be appropriate.