Asbestos survey

Shdeez

Hi all

My homebuyer survey identied possible asbestos in chimney cement lining, loft insulation (they thought it was zonolite) and the textured ceilings amongst some other areas. Prior to exchange I wanted to confirm asbestos present and get an idea of how much that would cost me so I commissioned an asbestos survey. Disappointingly they have come back with a useless report noting possible asbestos in certain areas and a risk rating and noted that they did not test any samples (despite charging >£250).

I’ve emailed the surveyor and will call tomorrow but would this stop you from exchanging on a property? I’m conscious that this might take more time to sort out and the seller is already annoyed as they wanted to exchange pre Christmas and I’ve delayed as my homebuyer suggested cctv of drains which I got done (that only revealed circumferential cracks).

I do want the sale to go ahead but at the same time don’t want to be in a position where I’m told it will cost upwards of £10k to get rid of asbestos.

Thanks!

vw100

Asbestos is found in many building, more so in older properties. It is safe if its remains in situ and in good condition.

My mains concern would be the loft insulation if it would be asbestos in the first place.

Textured ceiling (if it the old artex) would have about 3% - 10% of Chrysotile (the least harmful type in terms of asbestos grading)

Chimney lining - if its intact and in good condition - should be safe, also the asbestos fibres would be bonded in the cement so low risk. Are you planning in using the chimney?

What period is the house from, the chimney and ceiling covering being asbestos is quite common. The roof insulation would be my concern.

Niv

It Is disappointing that they did not take sample when doing their survey, but this may be due to the fact you do not own the property so the current owners did not allow it?

Zonolite is vermiculite insulation and therefore (in the absence of an analysis) I would assume it is contaminated with asbestos (it is often mined in close proximity to asbestos it is not asbestos itself).

Chimney lining, if it looks like cement then I would expect it to be asbestos. Artex can contain asbestos (up to ~4%) but is a very low risk and there is no need to remove either of these items unless damaged or you need to do extensive works in the area that will damage it.

AdrianC

For £250 for a survey, I'd have been surprised if they did include testing. That's pretty bare-minimum, given somebody's been to site, been around the property, a report has been written up, and there's professional indemnity backing it all up. Did you not ask before booking the survey?

Expect to pay up to about £50 at the minimum just for the testing, but you should get a few samples tested within that price.

Niv

AdrianC wrote: »

For £250 for a survey, I'd have been surprised if they did include testing. That's pretty bare-minimum, given somebody's been to site, been around the property, a report has been written up, and there's professional indemnity backing it all up. Did you not ask before booking the survey?

Expect to pay up to about £50 at the minimum just for the testing, but you should get a few samples tested within that price.

You will be lucky. For 'one off' customers most places charge around that per sample.

AdrianC

Niv wrote: »

You will be lucky. For 'one off' customers most places charge around that per sample.

Four for £40, if you don't need to buy a testing kit.
https://www.bradley-enviro.co.uk/services/asbestos-consultants/asbestos-sample-testing

Niv

AdrianC wrote: »

Four for £40, if you don't need to buy a testing kit.
https://www.bradley-enviro.co.uk/services/asbestos-consultants/asbestos-sample-testing

Fair enough, didn't consider taking the sample yourself. Not a bad price to be honest.


OP - if taking the samples yourself, please take appropriate precautions!

AdrianC

Niv wrote: »

Fair enough, didn't consider taking the sample yourself.

My bad for not being explicit that was DIY testing.

OP - if taking the samples yourself, please take appropriate precautions!

If the OP's worried enough to be looking at testing, then I expect they'll be full-fat belt-and-braces on the sample-taking!

But if this is happening pre-exchange, then you're really going to have to talk nicely to them to allow samples to be taken... especially after the vendor was expecting pre-Xmas exchange!

Shdeez

Thanks everyone for your responses on this.

As an update, seller was of course unhappy as we are targeting next Friday for exchange. However having spoken to the surveyors a few times they have agreed to go back and take 1-2 samples and I’ve managed to convince everyone to get this done by next Thursday (fingers crossed!).

I agree asbestos in place won’t harm but I am overlapping for a few weeks on a tenancy so I thought it might be a good idea to just get them removed before moving in. I expect ceiling asbestos present in a property of this age so won’t make a difference to purchase price. Does anyone know how much fixing up the loft would cost as I don’t think the seller is going to negotiate a day before exchange so I either take it on the chin or walk away.

The house is a 1930s semi.

Shdeez

I’m not planning to use the chimney so guess this is ok to leave as is.

Thank you!