Should a Homebuyers Survey pick up on an asbestos ceiling?

R&C

We are in the middle of a house renovation, and our plumber thinks our kitchen ceiling is asbestos. Having had a little look online, I have seen some pictures similar to the ceiling... boards with wooden batons running across to help hold them up (?)

I know that asbestos isn't harmful if leaving it alone, but the kitchen is in deperate need of a complete overhaul and the ceiling is an eyesore so we definitely want to get rid of it. There are some holes in the ceiling also from where a previous plumber and electrician has done some work. We have a young daughter so I'd want it gone even just for peace of mind really.

I obviously need to get it tested by a professional, but if it does turn out to be asbestos, is it something the homebuyers survey should've picked up?

Many Thanks

leveller2911

There are 2 types of Asbestos, (Blue and white) one is harmful and the other isnt.Generally speaking it was pipe lagging that was harmful,it was a bit like plaster of paris,wet bandages wrapped around pipes in schools,hospitals etc.I think your ceiling is more than likely what we would call "master board" ,it was also used for soffits too.
Why don't you leave in in situ and gyproc over it and skim it?.....Saves the hassle of getting it tested ..

EDIT: the battens would have been fixed across the board joints, sheets would have been 8x4,s......."Master Board "would be 6mm thick..very hard ,but brittle...Fibre board is 12.5 mm thick, very soft (break it with your fingers) and very dusty too......

nickj_2

i dont think ive ever come across an asbestos ceiling before in 25yrs as a decorator
i think what you may have is possibly a fibre board , but without seeing it i cannot be sure ,

baldelectrician

Always best to steer clear of that stuff, you could install a lowered ceiling below the old one.

Best to get it tested if you are not sure. As a general rule of thumb asbestos boards sound more like glass when you chap them comapred to plasterboard.

MX5huggy

I would not expect a homebuyers report to pick this up, they don't do any testing.

TEDDYRUKSPIN

Just get a specialist out.

http://www.direct.gov.uk/en/HomeAndCommunity/Planning/DoingWorkYourself/DG_10022562

http://local.direct.gov.uk/LDGRedirect/index.jsp?LGSL=415&LGIL=0&ServiceName=Apply for an asbestos inspection

andrew-b

Always the surveyors fault :rolleyes:
Caveat Emptor!

moonrakerz

From the directgov website:

"don't panic and leave asbestos alone, it's safe unless it's damaged or disturbed"

There are a lot of cowboys who will try and scare you witless about asbestos - most of them are just drumming up business. Be very careful - not with the boards, but with the so-called experts !

phill99

I do a lot of work for insurance companies. If work is needed on a ceiling, it is common practice to get ceilings tested on houses pre 1995 or therabouts. It is surprising how much was used, particularly in Textured Finishes. If asbestos is identified, the Ins Co appoint a specialist contractor to remove the whole ceiling.

countrybum

try your local council - they may have an asbestos department (ours does)

timeportal

Ok ,

I've been an asbestos surveyopr for some 15 years now, asbestos ceilings themselves aren't common but do exist, typically it is the textured coatings on ceilings which contain asbestos as opposed to the ceilings themselves. A homebuyers survey is unlikely to pick up on asbestos unless it's obvious as they are not trained to identify asbestos or take samples for analysis.

Sorry Leveller2911, but there are infact over 60 different types of asbestos worldwide, but only 6 of these have ever been used in the UK. Blue (crocidolite) is the most harmful and is mostly found in laggings as well as some older cement mixtures. White (chrysotile) is the least harmful (though still not safe), is the most common in the UK and is mostly found in cements and textiles/ropes.

A professional surveyor will take a small sample of the ceiling (and a decent one will try to do this in a descrete place so as not to make your ceiling unsightly) and will send to a UKAS accredited laboratory for analysis, a list of companies able to do this can be found at https://www.UKAS.com (of which my company is one, but will leave you to find one close to you rather than advertising myself, there's quite a few on there)

As has been said, if it is asbestos then a specialist contractor will be required. The HSE can provide you with a list of licensed contractors in your area. https://www.hse.gov.uk