Understanding the Control of Asbestos Regulations 2012: A Guide for Hotel and Bed & Breakfast Owners

Could suspected asbestos cause a buyer to pull out? Discover how an asbestos survey can protect a house sale and why refurbishment surveys matter.

If you’re researching asbestos surveyors, there’s a good chance you’ve stumbled across the term UKAS accredited and wondered whether it’s a legal requirement, a quality stamp, or just another box-ticking exercise. Spoiler alert: it’s not that simple. In this article, we’re cutting through the confusion and giving you the no-fluff, fact-based truth about UKAS vs Non-UKAS asbestos surveyors —what the difference actually means, why we chose to remain non-UKAS accredited, and how that decision benefits our clients. Whether you’re a property manager, contractor, facilities professional, or just someone trying to stay compliant—you’re in the right place. What Is UKAS and Why Do Some Surveyors Get Accredited? UKAS stands for the United Kingdom Accreditation Service. It’s the UK’s only government-recognised body for accrediting organisations against internationally agreed standards, including ISO 17020 (inspection bodies) and ISO 17025 (testing laboratories). When it comes to asbestos surveying , UKAS can accredit companies to ISO 17020 standards for inspection bodies. In simple terms, that means the company has been assessed to ensure it follows consistent internal processes when delivering surveys. Here’s the key thing: There is NO legal requirement for asbestos surveyors to be UKAS accredited. None. The Control of Asbestos Regulations 2012 require employers to appoint a competent person or organisation—but competence doesn’t automatically mean accreditation . Yet many asbestos companies still throw around the UKAS badge to create the impression that only accredited firms are “good enough.” That's simply not true—and it's why you need to dig a little deeper. Why We Chose Not to Become UKAS Accredited We didn’t stumble into being non-UKAS by accident. It was a deliberate choice—and here’s why: 1. Experience Over Paperwork UKAS focuses on whether your process is consistent. It doesn’t test whether the individual surveyor on your site has 10 years’ experience—or 10 weeks. We believe deep technical knowledge is far more valuable than a certificate on a wall. 2. Flexibility to Do What’s Right UKAS-accredited firms are often boxed into rigid procedures that aren’t always the best or most pragmatic approach for every client. We work in the real world, not the theoretical world of audits. 3. Lower Costs Passed Back to Clients Maintaining UKAS accreditation is expensive—consultants, audits, extra paperwork. Those costs are baked into the fees you pay. We’d rather focus on delivering exceptional service and passing savings back to our clients wherever we can. 4. We Influence the Industry Directly Our directors sit on technical committees for two of the three major asbestos trade bodies. We’re literally shaping future best practice alongside the HSE and the industry's most respected voices. Our standards don’t come from fear of failing audits—they come from leading the industry forward . Is It Ever Better to Use a UKAS Accredited Surveyor? In some very specific situations, yes: Government/Public Sector Contracts Some public sector tender processes still specify that a UKAS-accredited surveyor must be used. Client Policy Requirements A handful of private clients (especially big corporates) insist on UKAS accreditation for internal policy reasons. Laboratory Testing and Air Monitoring Separate issue—but if you’re commissioning bulk sampling analysis or air monitoring, those must be UKAS accredited activities under UK law. For general asbestos surveys—especially for commercial refurbishments, domestic property works, facilities management, and ongoing compliance there is absolutely no need to insist on a UKAS accredited surveyor if you have a competent, experienced team. The Danger of Blindly Chasing Accreditation Here’s something most asbestos consultants won’t tell you: Accreditation doesn’t guarantee experience. It guarantees processes were followed. It guarantees the paperwork lines up. But the surveyor who shows up to inspect your £30m commercial site could just as easily be on their second month in the industry—following a checklist they barely understand. We’ve seen it happen. Too many times. Clients who think they’re "safe" because they ticked the UKAS box can still end up with surveys that are: Incomplete Misleading Not fit for purpose Causing huge project delays and unnecessary removal costs later And that’s the whole point: Choosing the right asbestos surveyor is about trust, not logos or badges. Why Clients Choose Consulo Compliance Instead We’re proudly non-UKAS because we put competence before compliance checklists . With Consulo Compliance, you get: Senior-level surveyors every time – no trainees running your site survey. Pragmatic advice – we weigh risk, cost, and compliance to give you sensible, practical guidance. Genuine client-first culture – our employees care because they’re looked after properly, not micromanaged to death. Independent support – no upselling you removal works you don't need. Huge network of trusted contractors – if removal or remediation is needed, we help you get it done right (often at rates cheaper than going direct). And ultimately, you get peace of mind —because you know the team supporting you is made up of real experts who genuinely have your best interests at heart. Conclusion: Accreditation Is a Tool, Not a Guarantee UKAS accreditation isn’t bad. It’s just not the magic bullet many people assume it is. When you're selecting an asbestos surveyor, the real questions you should be asking are: Who will actually be doing the work? What experience do they have? Can they give me pragmatic, real-world advice instead of just ticking boxes? Will they help me manage my asbestos safely without costing me a fortune unnecessarily? If the answer to those questions matters to you, you’re already thinking the way we do. And if you want a team that will give you straight answers, world-class service, and proper backup if you ever need it Consulo Compliance is ready when you are.

Asbestos and the Circular Economy: Why It's Time to Stop Burying the Problem Twenty-five years after asbestos was banned in the UK, we’re still digging a hole—literally and metaphorically. Every day, across the country, asbestos waste is double-bagged, labelled, loaded into skips, and driven to landfill, where it will sit indefinitely, taking up valuable space, creating ongoing liability, and adding to our already bloated environmental burden. And yet, 2025 presents a different path. A smarter one. One that replaces disposal with repurposing, and turns a dangerous waste product into a useful, circular resource. The technology exists. So the question we should be asking isn’t “Can we recycle asbestos?” It’s “Why the hell aren’t we doing it already?” Landfill is Failing Us—But We’re Still Relying On It Let’s start with the basics. There are still over 1.5 million buildings in the UK that contain asbestos, most of them now approaching the end of their useful life. As these structures age or undergo refurbishment, the volume of asbestos waste is only going to increase. Right now, we handle that waste the same way we did decades ago: • Identify it • Remove it (usually under fully controlled conditions) • Seal it in heavy-duty plastic • Drive it to landfill • Bury it • Forget about it Except we don’t forget, do we? Because landfill space is running out. Disposal costs are going up. And the environmental cost? We’re only just starting to count it. There’s a Better Way—and It Already Works Here’s what most duty holders don’t realise: We no longer have to bury asbestos. Thanks to recent advances in thermal treatment technology, we now have a method that can safely denature asbestos, breaking down its fibrous structure and rendering it harmless. Companies like Thermal Recycling in the UK are already proving this is not science fiction. They’re using high temperatures to transform asbestos cement products—like corrugated roofing sheets—into an inert ceramic material that’s completely safe. But here's the best bit: That material isn’t just neutral. It’s useful. It can be crushed and graded into aggregate, which can be used in road construction, paving, and concrete mixes. Instead of creating a waste burden for the next generation, we’re creating a valuable, low-carbon building material. Why Aggregate Matters in the Carbon Equation The production of virgin aggregates—through mining and quarrying—is energy-intensive and environmentally damaging. It contributes significantly to CO₂ emissions and destroys natural landscapes. So by replacing some of that demand with recycled aggregate from denatured asbestos, we: • Cut carbon emissions • Reduce dependence on extraction • Shrink the environmental footprint of infrastructure projects • Extend the life of quarries and reduce waste tonnage That’s not just a win for waste management. That’s a win for the entire construction supply chain. And yet most people in the industry don’t even know it’s possible. Why Are We Still Burying What Could Be Reused? As someone who’s worked in asbestos compliance for over 20 years—and now helps business leaders manage risk more intelligently—I’ve seen the same patterns play out time and time again: • “We’ll just do what we’ve always done.” • “This project’s tight on budget—landfill’s cheaper, right?” • “We’re just following the usual route—it’s less risky.” Let’s be honest. That mindset is outdated, short-sighted, and lazy. Cost may always be a factor, but the belief that landfill is “cheaper” needs to be challenged. Once you factor in: • Long-term environmental costs • Reputational risk • Rising disposal fees • And the public pressure for sustainable practices Thermal recycling is already starting to make sense. Especially when the output is something usable, not something buried. Licensed Contractors: You Don’t Get a Free Pass Either This isn’t just about clients or duty holders. Licensed Asbestos Removal Contractors (LARC’s) have a moral obligation here too. And I say that not from a place of opinion—but from first-hand experience, day in and day out for over two decades. Too often, LARCs put profits over progress. They default to landfill because it’s faster, easier to price up, and keeps their margins clean. They know the alternatives exist—but they don’t explore them, let alone offer them to their clients. When you hold a licence from the HSE, you’re not just a business—you’re a guardian of public health. That comes with responsibility. Choosing the most sustainable, forward-thinking disposal route should be part of that. Especially when the technology is available, proven, and legal. It’s time for the industry to stop hiding behind what’s convenient and start leading from the front. A Moral Obligation for Everyone Involved Whether you’re a: • Local authority managing public buildings • Developer under pressure to go green • Commercial landlord looking to reduce liability • Or a licensed contractor with influence over disposal routes —you have a responsibility to look beyond the cheapest or fastest option. If there’s a proven, safe, and more sustainable way to manage asbestos, you have a duty to understand it before choosing to ignore it. Because let’s be honest: “We didn’t know” isn’t going to wash when the public starts asking why we’re still filling landfill sites with a problem we already have the technology to eliminate. So What Can You Do Differently? No one’s asking you to overhaul your entire waste strategy overnight. But you can—and should—start asking better questions: • “Is landfill our only option here?” • “Could this waste stream be recycled instead of buried?” • “What suppliers, contractors, or experts do we know who can help us explore this?” You don’t have to be a global pioneer. But if you’re in a position of responsibility, you should at least be aware that the old way isn’t the only way anymore. Final Thought: The Future Is Circular—Whether You Join In or Not Asbestos will be with us for decades to come. That’s a fact. But how we handle it—and whether we choose to keep repeating the past or do something smarter—is up to us. Thermal recycling and other denaturing technologies offer a rare opportunity to do something that actually moves the industry forward. Not just ticking the compliance box. Not just burying the problem. But solving it—and turning it into something useful in the process. If you’re involved in asbestos management in even the slightest way, ask yourself this: Are you part of the problem, or part of the solution?

Compliance is no longer just about avoiding fines; it’s about creating workplaces where people can thrive.

This is more than a regulatory issue—it’s a moral obligation