Asbestos in ceilings?

jetblack61

Hi all,
We've had our survey back and it states there may be asbestos in the ceilings of the property (1935 terrace).

This is something we're concerned about and given that the kitchen ceiling shows obvious signs of a previous leak from the bathroom above (now fixed, but marked the ceiling and slightly bowed), it will need some work to fix it. Obviously we don't want to be considering any sort of remedial work if there is asbestos present.

So...where do we stand with this? Can we get the vendor to pay for an asbestos test? (what is the cost and process involved with this?) Or, can we agree to pay for the test, but hold some money back/ask the vendor for a contribution to any work that is required if asbestos is present?

We're FTB, so unsure what is 'allowed' or not in these cases - is it acceptable to ask these things?!

Something will need to be done with the kitchen ceiling, so we need to know whether asbestos is present - we're just not sure whether this is something we will just have to put up with and cough up for, or whether, since our offer was subject to the survey, we can now have this done at her expense.

Any info gratefully received...thanks!

bob2

jetblack61 wrote: »

Hi all,
We've had our survey back and it states there may be asbestos in the ceilings of the property (1935 terrace).

Is the survery more specific than this?

Is there simply a textured ceiling (e.g. artex)? Where there is an older textured ceiling surveys will typically flag that there might be asbestos present. This is extremely common.

Or does it actually suggest there could be something more significant and problematic like asbestos insulating board?

jetblack61

The survey says this:
"Without special tests, which will take time, we cannot say whether the textured ceiling finishes are free from any asbestos content...these finishes are not usually a cause for worry unless they are disturbed, drilled or damaged without taking suitable safety precautions"

So basically, they're saying there might be, there might not be - you might want to get it checked! Pretty vague really...but we still need to know if we're to do something with the kitchen ceiling (at the very least)

phill99

Up until comparatively recently, asbestos was common in Artex, but very low amounts. Unless you damage it, it's unlikely to cause you issues. You can get it tested over the web. Go on line, get a kit, take a sample s,end it for analysis and then you will know whether it s a problem.

If it had got asbestos, ask for a reduction or get the vendor to get it dealt with.

Debt_Free_Chick

jetblack61 wrote: »

So basically, they're saying there might be, there might not be - you might want to get it checked! Pretty vague really...but we still need to know if we're to do something with the kitchen ceiling (at the very least)

But they also say

"These finishes are not usually a cause for worry unless they are disturbed, drilled or damaged without taking suitable safety precautions"

What this means is that the possibility of asbestos only becomes an issue if you want to take the ceilings down or undertake other work. At that point, your builder/contractor will take the necessary precautions especially as any asbestos needs to be properly disposed of.

jetblack61

I appreciate that it's only a problem if we do anything with it (if asbestos is present), but as the kitchen ceiling needs something doing to it - either removing and plastering, or boarding and skimming (if this is possible given the bow that's already present from the previous leak) - I am obviously keen to know what we're dealing with before we embark on any potential work.

My query really relates to whether this is something we can get the vendor to sort out, or whether we have to deal with it?

CLAPTON

well its completely acceptable to ask the vendor to have it tested and it's perfectably acceptable for them to agree or disagree

if it does have asbestos them it's perfectly acceptable to ask them to have it sorted (i.e. the celing taken down and redone) and again it's quite acceptable for them to refuse

rather depends upon how much you want the house and how much they want to sell and the price

you may wish to ask them when it was artexed; if it's fairly recent then it won't have asbestos although of course you will have to trust them being truthful.

bob2

jetblack61 wrote: »

The survey says this:
"Without special tests, which will take time, we cannot say whether the textured ceiling finishes are free from any asbestos content...these finishes are not usually a cause for worry unless they are disturbed, drilled or damaged without taking suitable safety precautions"

That's an absolutely standard thing to note wherever there is an older textured ceiling.

If such a ceiling was in good condition then it could simply be skimmed - if it needs removal you'll need a competent contractor.

One thing I wouldn't do is ask the vendors to take down the ceiling - if it's coming down you want to know it's done properly.

jetblack61

Agreed - so is it acceptable to ask the vendor to have it tested so we know one way or the other? Presumably if she says no, then we'll just have to do it ourselves, but it's worth an ask by the sounds of it?

phill99

You need to confirm the presence of asbestos before you embark on a wild goose chase

shiny76

jetblack61 wrote: »

Agreed - so is it acceptable to ask the vendor to have it tested so we know one way or the other? Presumably if she says no, then we'll just have to do it ourselves, but it's worth an ask by the sounds of it?

Perfectly acceptable. She may refuse to pay for the test, in whch case you could pay for it - for 'peace of mind'. Ring your local council see if they do asbestos testing, it may be cheaper than a private contractor.

However, 1st step I'd take would be to ask the vendor if she knows when it was artexed. That could give a significant indication as to whether asbestos is present or not.