What Is an Asbestos Survey? A Commercial Property Guide

Updated June 2026 An asbestos survey is an inspection used to identify the presence of asbestos in a building and determine whether building materials may contain asbestos fibers.

For commercial property owners, developers, lenders, and investors, asbestos can affect renovation plans, demolition schedules, due diligence, and project costs. An asbestos survey helps identify suspect material, determine its asbestos content, and document the condition of asbestos containing materials before those materials are disturbed.

Depending on the project, a survey may include an asbestos inspection, sampling and analysis, laboratory testing, and a written survey report.

Why Is an Asbestos Survey Needed?

Visual inspection alone cannot reliably determine whether a material contains asbestos.

Floor tile, insulation, roofing, joint compound, ceiling materials, adhesives, pipe insulation, and other products may appear identical whether or not they contain asbestos.

An asbestos survey helps determine whether asbestos containing materials (ACMs) are present and whether additional management or remedial action may be appropriate.

Common situations requiring an asbestos survey include:

• Renovation or remodeling

• Building demolition

• Commercial real estate transactions

• Major capital improvements

• Damaged or deteriorated materials

• Lender or agency requirements

• Compliance with federal, state, or local asbestos regulations

For renovation and redevelopment projects, asbestos review can also complement KOW's Pre-Construction Review services by helping identify potential environmental concerns before work begins.

What Happens During an Asbestos Survey?

The scope depends on the building and the reason for the survey, but most assessments involve several steps.

Building Review

The consultant first reviews available information such as building age, renovation history, construction drawings, previous environmental reports, and prior asbestos documentation.

Asbestos Inspection

The property is inspected for suspect material that could contain asbestos.

Common materials may include:

• Flooring and floor adhesives

• Pipe insulation

• Mechanical insulation

• Roofing materials

• Ceiling tile

• Plaster

• Wallboard joint compound

• Fireproofing

• Caulking

• Exterior siding

• Cementitious materials

The exact materials evaluated depend on the property and planned scope of work.

Sampling and Analysis

When confirmation is needed, representative samples are collected and sent to a qualified laboratory for sampling and analysis.

Laboratory testing determines the asbestos content of sampled materials and helps confirm whether ACMs are present.

Survey Report

After the inspection and testing are complete, the consultant prepares an asbestos survey report.

The report typically documents:

• Areas inspected

• Materials sampled

• Sample locations

• Laboratory results

• Confirmed ACMs

• Material condition

• Areas that could not be accessed

• Recommended next steps

This information allows owners and project teams to better manage asbestos before renovation, demolition, or other construction activity begins.

Types of Asbestos Surveys

There are several types of asbestos surveys depending on the purpose of the assessment.

Limited Asbestos Survey

A limited asbestos survey focuses on a specific area or material.

For example, if a commercial property owner plans to replace flooring, the survey may focus on floor tile and associated adhesives within the work area.

Pre-Renovation Asbestos Survey

A pre-renovation survey evaluates materials that are likely to be disturbed during construction.

This may include walls, ceilings, flooring systems, mechanical equipment, roofing, or other components located within the project's path of construction.

Pre-Demolition Asbestos Survey

A pre-demolition survey is generally more comprehensive because demolition can disturb materials throughout an entire structure.

Depending on applicable asbestos regulations, destructive investigation may be necessary to evaluate concealed materials.

Asbestos Survey vs. Phase I Environmental Site Assessment

An asbestos survey and a Phase I ESA address different environmental concerns.

A Phase I Environmental Site Assessment evaluates environmental risk associated with a property's historical and current uses.

A Phase I ESA may include:

• Historical research

• Regulatory database review

• Site reconnaissance

• Interviews

• Evaluation of potential environmental releases

An asbestos survey focuses specifically on building materials and the potential presence of asbestos.

A standard Phase I ESA generally does not include destructive sampling or laboratory asbestos testing.

For some commercial real estate transactions, both assessments may be appropriate.

Asbestos Survey vs. Property Condition Assessment

A Property Condition Assessment evaluates the physical condition of a commercial property and its major building systems.

A PCA may assess:

• Roofing

• Exterior walls

• HVAC

• Electrical systems

• Plumbing

• Structural components

• Interior finishes

• Deferred maintenance

• Capital needs

A PCA is not a substitute for an asbestos survey.

Even if a suspect material appears to be in good condition, visual inspection alone generally cannot confirm whether it contains asbestos.

What Happens If Asbestos Is Found?

Finding asbestos does not automatically mean all ACMs must be removed.

The appropriate response depends on:

• Location

• Material type

• Material condition

• Potential for disturbance

• Building occupancy

• Planned renovations

• Applicable regulations

When ACM is in good condition and unlikely to be disturbed, it may sometimes be appropriate to manage the material in place.

An asbestos management plan may be developed to document locations, inspection procedures, maintenance requirements, and procedures for safely managing the material.

Some properties may also maintain an asbestos register documenting known or presumed ACM locations.

If materials are damaged, deteriorating, or likely to be disturbed, additional remedial action may be necessary.

Asbestos Surveys and Commercial Real Estate Due Diligence

Asbestos can affect more than environmental compliance.

For buyers, lenders, owners, and developers, identified ACMs may influence:

• Purchase negotiations

• Renovation budgets

• Demolition costs

• Construction schedules

• Capital improvement plans

• Tenant improvement projects

• Property management obligations

For redevelopment projects, discovering ACM after construction begins can create delays and unexpected expenses.

Including environmental review early in the due diligence process can help project teams better understand these risks.

KOW also provides Construction Risk Management services for lenders, investors, owners, and developers evaluating construction-related risk.

Are Asbestos Surveys Required by Law?

Requirements vary depending on the project location, property type, and planned work.

Federal, state, and local asbestos regulations can apply to renovation, demolition, removal, transportation, disposal, worker protection, and air monitoring.

There may also be specific regulations requiring asbestos inspections before certain demolition or renovation activities begin.

Because requirements vary significantly by jurisdiction, property owners should confirm applicable requirements before construction work starts.

How Much Does an Asbestos Survey Cost?

There is no single price for a commercial asbestos survey.

Cost depends on factors such as:

• Building size

• Property type

• Number of structures

• Number of suspect materials

• Required samples

• Accessibility

• Survey type

• Laboratory turnaround time

• Renovation or demolition scope

A limited survey of one renovation area will usually require less investigation than a comprehensive pre-demolition survey of an entire commercial building.

How Long Does an Asbestos Survey Take?

The timeline depends on property size, accessibility, sampling requirements, and laboratory turnaround time.

Smaller asbestos surveys may be completed relatively quickly, while large commercial properties or demolition projects may require significantly more fieldwork.

Owners and developers should complete asbestos due diligence early enough that testing does not delay permitting, bidding, or construction.

Asbestos Management After the Survey

Once ACMs are identified, owners should establish clear procedures for ongoing management.

Depending on the findings, this could include:

• Maintaining an asbestos register

• Developing an asbestos management plan

• Periodic inspections

• Contractor notification

• Repair or encapsulation

• Abatement

• Air monitoring

• Clearance testing

• Additional sampling

A strong quality management process helps ensure that asbestos documentation remains accurate and that contractors and building personnel understand where ACMs are located before work begins.

Frequently Asked Questions

What is an asbestos survey?

An asbestos survey is an inspection used to identify suspect building materials that may contain asbestos. It may include visual inspection, sampling, laboratory analysis, and preparation of a survey report.

What is asbestos testing?

Asbestos testing involves collecting representative samples of suspect materials and having them analyzed by a qualified laboratory to determine whether asbestos fibers are present.

When is an asbestos survey needed?

Surveys are commonly performed before renovation or demolition, during certain commercial real estate transactions, or when asbestos regulations or lender requirements call for additional investigation.

Can asbestos remain in a building?

Yes. Some ACMs that remain undisturbed and in good condition may be managed in place under an appropriate asbestos management plan.

What is an asbestos register?

An asbestos register is a record identifying known or presumed asbestos-containing materials within a property, including their location and condition.

Does a Phase I ESA include asbestos testing?

Usually not. A standard Phase I ESA does not typically include destructive sampling or laboratory asbestos testing. Additional asbestos investigation may be recommended depending on the property and transaction.

Commercial Property Due Diligence with KOW

Asbestos is one of many issues that can affect the cost, schedule, and risk profile of a commercial property.

KOW Building Consultants helps lenders, developers, owners, and investors evaluate property risk through Phase I Environmental Site Assessments, Property Condition Assessments, Construction Risk Management, and Pre-Construction Reviews.

Explore all KOW Building Consulting Services to learn more.