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Airing cupboard asbestos possibly missed in survey... can I hold them to account?
Zoe1345
Posts: 74 Forumite
Hi, Newbie here *waves*. I hope someone out there can offer some advice. (sorry for the long post!)
We purchased a house early this year. The boiler was broken on purchase, so we had to have it replaced immediately (January and no boiler, eek!) - got a conversion to a nice shiny new combi, and put in the already in situ airing/boiler cupboard.
I've recently been looking at how we can utilise the extra space in advance of getting the decorating done, and it has just been brought to my attention that the boards lining the cupboard may be asbestos (AIB). One of these appears to have been damaged slightly when the boiler was fitted and covered over with tape so I'm extra concerned about it now.
What has irked me more is that the potential for the cupboard having asbestos board was not mentioned in our RICS level 2 survey. and now the issue we have is, if it is asbestos, we have a stonking great new boiler attached to it so cannot remove the boards without removing the new boiler and putting it back..... at I'm sure a substantial cost!
Our RICS Survey, whilst I am aware it is never definitive on matters like this (it can't be unless proper tests are conducted of course), it stated the following: "We have not checked for asbestos, however if any suspected asbestos containing materials are identified during the inspection, they will be comment on herein. Surveyors do not carry out any testing of possible asbestos containing materials, this must be done by an asbestos specialist". It only mentioned in the report that the ceilings might contain asbestos, and we should check if concerned, nothing else. Now that I have googled myself an expert on all things asbestos and am considering a career change to an asbestos surveyor as a result (I jest...) it seems pretty obvious to anyone with acute enough knowledge to note that asbestos might be in ceilings, that the airing / boiler cupboard may contain it too - considering there is clearly a sheet of it attached to the back of the door (I can recognise that now!)! At the time of purchase, as first time buyers, we had absolutely no knowledge of anything asbestos related!
HAD we been aware we would have had it tested and removed BEFORE we had the new boiler fitted on top of it! But because the survey only pulled up the ceilings and no-where else we assumed it was obvious that it wasn't.
So now, we are potentially stuck with a very hefty cost to remove due to the additional work to remove the boiler again and then replace/recommission.
So do we have any grounds to complain and seek compensation from the surveyor for the additional cost to remove (the additional gas/boiler related cost)? What do people think? It wouldn't have prevented purchase in all likelihood, but it does now potentially decrease our resale potential if we don't rectify, as the next owner will be in the same situation with the boiler being attached to it!
P.S - we haven't had it tested yet, but my new found knowledge makes me pretty certain it is AIB. I'm hoping this entire pot is entirely in vein (but suspect not!).
We purchased a house early this year. The boiler was broken on purchase, so we had to have it replaced immediately (January and no boiler, eek!) - got a conversion to a nice shiny new combi, and put in the already in situ airing/boiler cupboard.
I've recently been looking at how we can utilise the extra space in advance of getting the decorating done, and it has just been brought to my attention that the boards lining the cupboard may be asbestos (AIB). One of these appears to have been damaged slightly when the boiler was fitted and covered over with tape so I'm extra concerned about it now.
What has irked me more is that the potential for the cupboard having asbestos board was not mentioned in our RICS level 2 survey. and now the issue we have is, if it is asbestos, we have a stonking great new boiler attached to it so cannot remove the boards without removing the new boiler and putting it back..... at I'm sure a substantial cost!
Our RICS Survey, whilst I am aware it is never definitive on matters like this (it can't be unless proper tests are conducted of course), it stated the following: "We have not checked for asbestos, however if any suspected asbestos containing materials are identified during the inspection, they will be comment on herein. Surveyors do not carry out any testing of possible asbestos containing materials, this must be done by an asbestos specialist". It only mentioned in the report that the ceilings might contain asbestos, and we should check if concerned, nothing else. Now that I have googled myself an expert on all things asbestos and am considering a career change to an asbestos surveyor as a result (I jest...) it seems pretty obvious to anyone with acute enough knowledge to note that asbestos might be in ceilings, that the airing / boiler cupboard may contain it too - considering there is clearly a sheet of it attached to the back of the door (I can recognise that now!)! At the time of purchase, as first time buyers, we had absolutely no knowledge of anything asbestos related!
HAD we been aware we would have had it tested and removed BEFORE we had the new boiler fitted on top of it! But because the survey only pulled up the ceilings and no-where else we assumed it was obvious that it wasn't.
So now, we are potentially stuck with a very hefty cost to remove due to the additional work to remove the boiler again and then replace/recommission.
So do we have any grounds to complain and seek compensation from the surveyor for the additional cost to remove (the additional gas/boiler related cost)? What do people think? It wouldn't have prevented purchase in all likelihood, but it does now potentially decrease our resale potential if we don't rectify, as the next owner will be in the same situation with the boiler being attached to it!
P.S - we haven't had it tested yet, but my new found knowledge makes me pretty certain it is AIB. I'm hoping this entire pot is entirely in vein (but suspect not!).
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Comments
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It's damaged, and therefore we have a stonking great space we cannot use because it may be exposed to loose fibres. There's also a degree of health risk for us or anyone accessing the boiler. If it wasn't damaged and I'd discovered this then I would have less concern. The main issue is, even if we leave be, if (when) we resell (even if it wasn't damaged) and this is flagged by a potential buyer the cost to rectify has be substantially increased, and made far more difficult, and will likely end up reflected in any offer we receive.hazyjo said:Just get it tested if you're worried (I wouldn't be). Really just sounds like @r$e covering to me.
Why do you need to replace it? Just leave well alone.
As I noted, I do intend on getting it tested. But I thought I'd put the feelers out on opinions towards the survey, should it revel the worse (as very much suspected it will now) - 'tis all.0 -
Just get it tested, or is there any way to cover/board it?2024 wins: *must start comping again!*0
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I will. Testing won't resolve the hypothetical issue I was asking for advice on thoughhazyjo said:Just get it tested, or is there any way to cover/board it?
Couldn't really cover it, there's pipes attached to the back wall now for the new combi unit, and some running on side walls. Side panels are potentially removable I reckon (from a laymans perspective) without boiler disturbance, back wall 100% not though.0 -
If there was a chance they were asbestos, the person installing your boiler would have noticed and raised it. They don't want to be drilling holes in asbestos board...1
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How old is the property?0
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They were only concerned about the old flu, which was removed before they installed the boiler anyway. There is a bit of wood board that appears to have been attached behind the boiler on top of the board though?AdrianC said:If there was a chance they were asbestos, the person installing your boiler would have noticed and raised it. They don't want to be drilling holes in asbestos board...
1969 - Belonged to an old woman that died, it was pretty dated when we bought it.Thrugelmir said:How old is the property?0 -
I think the person you should be pursuing (if indeed you should be pursuing anybody) is the person who damaged the board and attached a new boiler to a potentially dangerous wall covering.
If you are querying your Council Tax band would you please state whether you are in England, Scotland or Wales0 -
Wouldn't have luck there I reckon. Left business on bad terms due to his atrocious wiring that he had to pay to be resolved by an electrician. (And we didn't skimp with a cheap installer either, we THOUGHT he was pretty reputable). We've no proof it was damaged by him either unfortunately and not already damaged, as there was a tank in there before he installed the new boiler that would have covered the damaged spot (it's my suspicion that was when it was done - which isn't worth the paper is written on).lincroft1710 said:I think the person you should be pursuing (if indeed you should be pursuing anybody) is the person who damaged the board and attached a new boiler to a potentially dangerous wall covering.
(If nothing else we are certainly taking a lesson learned from all of this - I'll be an eagle eyed asbestos spotter for our next house!)0 -
The surveyors explicitly warned that they had not checked for asbestos-containing materials and couldn't do so, although as an informal part of their service they intended to draw attention to potential asbestos products they saw.The surveyor apparently didn't see this board, so their bottoms are covered, regardless of what it is.0
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