Obvious to see asbestos not picked up on survey

lunabean

Hello All,

We moved into a house a year ago. Recently I decided to have a look around the loft to install and extractor fan and new hatch. This is when I noticed that behind the plasterboard ceiling is cement board which I have had tested and has come back positive for asbestos.

This would not be problem but the previous owner has had spot lights installed in the ceiling and whoever installed them has just smashed through the asbestos sheeting and there are shards of the board left around the light holes.

I've had a contractor out to have a look and they have said that as a result of this the loft insulation will be contaminated with asbestos fibers.To make the loft safe to use the insulation all needs to be disposed of, the debris double bagged and removed and the whole area hoovered with a H class vacuum. I've not got the quote back yet but it is likely to be a few £1000 according to the contractor that came out.

I'm wondering if I can get the surveyor to cover some or all of this cost. We had a homebuyers report. They went up into the loft but failed to notice the board and said the ceiling was of a plasterboard construction. The asbestos board is clearly visible around the light holes in 10+ places around the loft with the debris lieing around them without even pulling back the insulation - it has been removed around the light fittings to prevent overheating.

What do people think?

Thanks

theartfullodger

How much did you pay for survey? What are it's terms for liability - can't read it from here

Niv

I doubt you can get the surveyor to cover any of this unless his report explicitly states there is no asbestos in the property (which I highly doubt).

cloo

Hmmm, I don't think a close inspection of stuff in the loft really falls under a standard inspection - I think a surveyor might say they did all they needed to do by having a quick look inside.

Doozergirl

It took you a year to find it.

How long did the surveyor spend in the house?

[Deleted User]

How is it obviously asbestos? Most of the time it just looks like plasterboard. Does it say 'Asbestos' on it?

lunabean

It looks very different to plasterboard - just single rigid sheet, not paper backed, fibers poking out of broken pieces. Its certainly obvious that it might be asbestos and is not modern plasterboard - which as a prospective buyer would be important information.

davidmcn

And what does your survey say about asbestos? I'd expect there to be at least a general disclaimer somewhere about it.

lunabean

I think we paid around £500 for the survey if I remember correctly.

The report has this stock paragraph in:

"Materials containing asbestos are present in many building of this age, often enclosed and
unexposed. The exact nature can only be determined by laboratory testing. There are
potential health risks stemming from inhalation of asbestos fibres and from working with
this material. Further advise is available from the local authority or health and safety
executive- Specialist advise should be obtained before carrying out any
work to any component that contains asbestos. Cost of removal may be high."

It also states in the report that ceilings are of "plasterboard construction"

lunabean

...And in the RICS information on homebuyers survey:

"The surveyor may assume that no harmful or dangerous
materials have been used in the construction, and does not
have a duty to justify making this assumption. However, if
the inspection shows that these materials have been used,
the surveyor must report this and ask for further instructions.

The surveyor does not carry out an asbestos inspection and
does not act as an asbestos inspector when inspecting
properties that may fall within the Control of Asbestos
Regulations 2006. With flats, the surveyor assumes that
there is a ‘dutyholder’ (as defined in the regulations), and
that in place are an asbestos register and an effective
management plan which does not present a significant risk
to health or need any immediate payment. The surveyor
does not consult the dutyholder."

shortcrust

lunabean wrote: »

I think we paid around £500 for the survey if I remember correctly.

The report has this stock paragraph in:

"Materials containing asbestos are present in many building of this age, often enclosed and
unexposed. The exact nature can only be determined by laboratory testing. There are
potential health risks stemming from inhalation of asbestos fibres and from working with
this material. Further advise is available from the local authority or health and safety
executive- Specialist advise should be obtained before carrying out any
work to any component that contains asbestos. Cost of removal may be high."

It also states in the report that ceilings are of "plasterboard construction"

You dismiss it as a stock paragraph but it seems to contain pertinent and accurate information and sound advice. Can’t see what you’re moaning about really.