Asbestos mentioned on homebuyer's report - what would you do?

grifferz

Just got a homebuyer's report back on a mid terrace 1995 built freehold property of standard construction that has had zero work done to it since construction.

I've never read one of these before as we are first time buyers, but I've seen enough threads on here to not be concerned that it has raised 3's for:

• Gas installation - there's gas, you should check it because I didn't!
• Electricity installation - there's electricity, you should check it because I didn't!
• No smoke alarms, you should get some!

However, two 3's also raised for:

It should be noted that the verge boards to the undersides of the edge tiles [of the porch] appear to be provided in asbestos cement material. Although this appears generally 'fit for purpose' at the present time, it is obviously a hazardous material and should you have any concerns in this respect, further information will be available from the local Environmental Health Officer.

I am surprised there is asbestos there, but to be honest I don't really care if there is. When/if it needs work doing on it I would be happy to cross that bridge then.

But:

However, it should be noted that a textured ceiling surface is provided throughout the property. This may [their emphasis] contain some asbestos content, although this can only be confirmed via sample testing by a registered asbestos contractor. Although the ceilings appear in serviceable condition at present, further information will be available from the local Environmental Health Officer.

So, to me, that is just him inserting some form text that says the ceilings may contain asbestos, he doesn't know, hasn't checked, and recommends we pay someone to check (maybe even him!). It seems really unlikely that in 1995 someone artexed the ceilings with asbestos, and he hasn't even said it is likely, just that it may have.

My gut feeling is it's rubbish. However my partner is quite worried about it and really wants to pay someone to check it now. (obviously if we did we'd get independent quotes etc.)

But what would the seasoned property buyers of MSE do? Assuming you didn't know how to spot asbestos yourself, as I don't!

Thanks!

Dan-Dan

Possible asbestos in a 1995 ceiling? you would hope not!

pinklady21

Asbestos per se is not a problem - it only becomes a problem if the fibres are disturbed. It was widely used in building at one time, not sure when it was outlawed, but 1995 seems pretty recent for there to be any?

If you have artexed ceilings that may or may not contain asbestos and you want to change them, I believe these can be plastered over, thus covering them up and not disturbing them in the process. You could seek a builder's opinion on this one.

If you are worried by any aspect of the survey, why not have a chat with the surveyor? Sometimes they put things in surveys simply to cover themselves, and the matters they raise do not pose any significant risk.
However, best to be absolutely sure before you commit to buying the place!!
Best of luck!

Rafter

http://www.hse.gov.uk/asbestos/hiddenkiller/facts.htm

According to the heath and safety executive, any house built before 2000 could legally contain it.

Seems unlikely and it is usually 'safe' unless you drill into it.

I would find out how much the tests are going to cost or get the vendor to pay for them personally.

Good luck

R.

grifferz

I've now had chance to talk this over with my father, who has been a decorator all his working life, and so has worked with artex for many years. He said:

Decades ago artex used to have a tiny amount of asbestos in it, but I haven't really seen that since the mid 80s, so I do think he is just covering himself. I personally would ignore this as I can't imagine artex with asbestos was used in a property built in 1995.

Even if there is asbestos in the artex it is only an issue if you ever remove the artex. To remove it you can use a steam remover which melts it off or you can scrape it off, but people don't usually opt for either of these anyway because it is a lot of effort. Most people just plaster over artex ceilings, so that wouldn't be an issue.

Just drilling holes in it for light fittings etc. wouldn't normally be a cause for concern in artex, yes if in a block of asbestos, but artex that does contain asbestos only has a tiny amount and the artex bonds it so it is not as much of an issue.

I also don't believe there would be asbestos in the porch verge boards. They are more likely mastic asphalt board which can look like asbestos.

If there is still a concern you could try asking the Environmental Health, Chamber of Commerce or the developer if they know anything of the construction. Failing that you may be able to get the vendor to provide details of construction or them pay for the test. Though personally I would take no further action.

So that is his personal opinion, though admittedly with no qualification or certification for dealing with asbestos and probably it has to be said a relaxed concept of health and safety throughout his working life.

Unfortunately my partner is not willing to take his word for it, so I've sent a query to the EH; not holding out much hope of an answer that she will accept any better than my father's though.

There's nothing to lose asking the vendor after that I suppose, but if I were them I do not think I'd be willing to pay for it at this stage!

grifferz

I've just had the surveyor phone me back - remarkably quickly after my enquiry actually.

He had the following to say:

• He has a duty to mention asbestos may be there since historically asbestos was used in the manufacture of such materials.
• Nothing needs to be done about it because if it is there it's in a safe height being at ceiling level and undisturbed.
• No legal duty to inform any future contractor that it may be there. Only a legal duty if you were certain it was there.
• Said to him I hadn't heard of asbestos being in Artex since the mid 80s, he said he agreed but can't tell if any building supplies had been kept in stock for "ten or fifteen years before being sold" (!)
• If I wanted to have it tested it would probably take 2-3 days and cost about £150.

So anyway I still think it's rubbish, partner has at least calmed down enough to accept it doesn't need immediate testing, but is still saying she would want it tested before drilling a light fitting etc. (which we aren't planning to do right away).

ho hum!

Niv

Explain to your partner that to take a sample big enough to undertake a representative sample would involve removing alot more artex than drilling a hole for a light fitting.

Niv (qualified asbestos surveyor)

Gra76

Artex could have around 3-5% chrysotile (white asbestos) in it prior to 2000.

It's very difficult to release the fibres as it's bonded well within the artex, so unless you're sanding it (which you'd be mental to do anyway) then leave it as it is. It won't be doing any harm.

Your surveyor is covering their backsides. A thing they are right to do in todays claim-crazy culture.

Tell your partner to stop worrying!

ajayre

grifferz wrote: »

If I wanted to have it tested it would probably take 2-3 days and cost about £150.

Our surveyor quoted a price of £12.50 for testing and it was optional if we wanted to reimburse him as he did it for his own piece of mind!

Andy

trulys

You're absolutely right not to panic about it. Many ceilings, soffit boards, etc. have asbestos containing material. The advice we give in HBRs for such situations is...

…….are suspected asbestos containing material. Although problems are unlikely to be experienced if such are not disturbed, you should appreciate that asbestos containing material is hazardous and potentially carcinogenic if disturbed and any dust generated inhaled. Prior to undertaking any work likely to disturb such, further advice should be obtained from Local Authority Environmental Health Department in order to be fully aware of safe working practices and regulations governing disposal of waste. Removal by a licensed contractor when required should also be anticipated.

robatwork

Did his report really say this as you wrote:

[QUOTE=grifferz;61020527

• Gas installation - there's gas, you should check it because I didn't!
• Electricity installation - there's electricity, you should check it because I didn't!
• No smoke alarms, you should get some!

[/QUOTE]

Re asbestos - sounds like typical !!!! covering and nothing to worry about