Buying house with asbestos garage roof

carolconfused

Our offer has been accepted, but survey recommends that the garage roof be replaced 'now or in the near future' as there is a split in the roof and it shows signs of deterioration. We don't want the vendors to think we are being awkward and risk them putting the property back on the market, but as we have a small child we are worried about asbestos fibres flying around so want it to be sorted.
We were thinking of finding out how much removal by a competent person, and replacement of roof would cost and seeing if the vendors would consider a revised offer with this amount deducted. Does this sound reasonable?
We are not worried about bits & bobs that need fixing, and even if the garage roof leaks, as we understand that you are buying a house as is, however is the onus on the vendor to fix something, or be flexible on price if something is found to be dangerous/ hazardous to health?

HAMISH_MCTAVISH

carolconfused wrote: »

Our offer has been accepted, but survey recommends that the garage roof be replaced 'now or in the near future' as there is a split in the roof and it shows signs of deterioration. We don't want the vendors to think we are being awkward and risk them putting the property back on the market, but as we have a small child we are worried about asbestos fibres flying around so want it to be sorted.
We were thinking of finding out how much removal by a competent person, and replacement of roof would cost and seeing if the vendors would consider a revised offer with this amount deducted. Does this sound reasonable?
We are not worried about bits & bobs that need fixing, and even if the garage roof leaks, as we understand that you are buying a house as is, however is the onus on the vendor to fix something, or be flexible on price if something is found to be dangerous/ hazardous to health?

Very much depends on the state and type of the roof.

If it can be removed by simply unscrewing or unbolting and disposed of in the original intact panels without cutting or breaking, then a normal contractor should be able to do it after a risk assessment with basic protection such as masks and protective clothing.

If it requires cutting or breaking in any way then you're talking a specialist job with the containment barriers and moonsuits.

In terms of cost including replacing with a new roof and disposal fees, I'd guess less than 10K for the former, and more like 25K for the latter.

Get a contractor to take a look. They'll tell you quick enough what's involved.

GDB2222

It's only a garage roof, so if it can be done by a normal contractor, I'd say that the cost would be a lot less than £10k. But I agree with Hamish that you definitely need to get a couple of contractors to look at this and give you quotes for the work. Then, quite frankly, if this is unexpected extra work to be done I would expect you to reduce your offer accordingly. That is the point of getting a survey done, after all, ie to find defects that are not obvious to you as a buyer.

vickyj

If there is breaking down of asbestos involved then a specialist HAS to be involved there is no option on that. not just anyone can do it.
Get wuotes and see hwere you all stand
Vicky

lincroft1710

Try here for a quote for removal.

http://www.thecontractorspot.co.uk/formulaires/act75-11-request-a-quote-asbestos-removal.htm?access_mode=seo

Corrugated asbestos cement will be the material used for your garage roof and millions of others. It is not as hazardous as blue asbestos, but should be treated with caution. The fibres would usually have been released into the atmosphere when the split occurred. Considering how easily CAC breaks, the atmosphere is probably full of the fibres which we can't see.

Over 30 years strong winds ripped a CAC roof panel straddling my and neighbour's garages. I must have dislodged loads of fibres trying to plug the hole with a piece of wood, asbestos wasn't recognised as a danger to health.

carolconfused

Many thanks to you all - I'll take your combined advice and arrange for a contractor (or two) to take a look- thanks for the useful link lincroft1710- & then put in a reduced offer (gulp)...as you point out GDB2222 that's the whole point of getting the survey done. I guess the worse that can happen is they say no & we have to think again.

minimadtrix

Check your local council website for details of how to dispose of the sheeting. We had the same problem and when we checked our local council website, it told us that we could take it down ourselves, with advice such as watering it down before moving it, wrapping it up before moving, etc, and where we could dispose of it legally. It only cost us max £200 to dispose of our garage roof about 6 years ago and we got a certificate confirming the safe disposal, which we have to keep for so many years.

burnsguitarman

If the roof isn't leaking, then I dont see that there's a problem, tens of thousands, of this type of garage roof, are around causing no problems, It is only when they're disturbed, and the panels broken up they become a hazard.
If you need it replacing in the future it can be done very cheaply by yourselves or some one handy, providing you wear protective gear (gloves and mask) it can be removed and double wrapped before taking to a safe place for disposal. (our local council tip needs prior notice and then accepts the roof free of charge) We have done this ourselves on two occasions now and it has cost nothing.

geoffky

As a kid i smashed the local derelict garage roofs made of corrugated asbestos,,,it makes me shudder to think about,

kiki*_2

We have just had similar situation and got quoted £1500 for removal of roof and refurb of garage!

BlueC

carolconfused wrote: »

as we have a small child we are worried about asbestos fibres flying around so want it to be sorted.

Are you thinking of letting your child remove the asbestos roof themselves? There is no inherent danger to an asbestos roof until you start interfering with it.

however is the onus on the vendor to fix something, or be flexible on price if something is found to be dangerous/ hazardous to health?

No. Its entirely their discretion. I think you're being a bit alarmist. Electricity, gas, water... they're all dangerous, should the vendor remove all those too?