Home Buyer Survey Report - asbestos

kacy89

Hi all, 
I recently received the Home Buyers Report for a flat that I am in the process of purchasing. I am a FTB and would like some advice on how to check the issues that the surveyor has raised. The issues with a 3 rating were: 

The floor tiles in the kitchen may contain asbestos. They are damaged and need to be replaced. Before commencing any work on suspected asbestos containing materials a risk assessment should be undertaken.

The property is connected to the mains supply. The meter is located in the communal area. The consumer unit is located in the hallway and contains older type rewireable fuses. Where visible the wiring is in plastic covered cable. The installation appears dated. There are safety deficiencies. For example, the consumer unit does not incorporate modern circuit protection devices and some fittings are damaged. Further investigation by a registered electrician is now required.

Gas is supplied from the mains. The meter is located externally to the flat I saw no areas of concern, however, I do not know if there is a current test certificate for the installation. Your Legal Adviser should establish whether there is a current test certificate. If not then it should be checked before purchase and you should instruct a Gas Safe registered engineer to test the installation for safety and carry out any necessary works.

Central heating is provided by a gas fired combination boiler located in the kitchen. Heating to the rooms is provided by radiators. The central heating was not running at the time of the inspection and no comment can be made as to its performance or serviceability. Your Legal Adviser should be asked to check whether it has been inspected within the last 12 months. In the absence of a formal test certificate you should instruct a Gas Safe registered engineer to test the installation

I'm particularly worried about the asbestos in the floor tiles. Does anyone have any advice. Apologies for such a long thread. 

HampshireH

kacy89 said:

Hi all, 
I recently received the Home Buyers Report for a flat that I am in the process of purchasing. I am a FTB and would like some advice on how to check the issues that the surveyor has raised. The issues with a 3 rating were: 

The floor tiles in the kitchen may contain asbestos. They are damaged and need to be replaced. Before commencing any work on suspected asbestos containing materials a risk assessment should be undertaken.

The property is connected to the mains supply. The meter is located in the communal area. The consumer unit is located in the hallway and contains older type rewireable fuses. Where visible the wiring is in plastic covered cable. The installation appears dated. There are safety deficiencies. For example, the consumer unit does not incorporate modern circuit protection devices and some fittings are damaged. Further investigation by a registered electrician is now required.

Gas is supplied from the mains. The meter is located externally to the flat I saw no areas of concern, however, I do not know if there is a current test certificate for the installation. Your Legal Adviser should establish whether there is a current test certificate. If not then it should be checked before purchase and you should instruct a Gas Safe registered engineer to test the installation for safety and carry out any necessary works.

Central heating is provided by a gas fired combination boiler located in the kitchen. Heating to the rooms is provided by radiators. The central heating was not running at the time of the inspection and no comment can be made as to its performance or serviceability. Your Legal Adviser should be asked to check whether it has been inspected within the last 12 months. In the absence of a formal test certificate you should instruct a Gas Safe registered engineer to test the installation

I'm particularly worried about the asbestos in the floor tiles. Does anyone have any advice. Apologies for such a long thread. 

Very common in flats and houses and aren't you just going to put a carpet /flooring on top anyway? 

Asbestos is a risk if exposed and damaged. But in this case tiles are very very low in content and you just don't touch them (I mean don't lift them yourself and dispose of them). Get them encapsulated (latex/screed or a carpet) or have them removed by a registered professional.

A gas test /boiler service and electric certificate should give you a better idea of any real concerns on the services.

davidmcn

If the biggest problem with your purchase is that the floor tiles might contain (a tiny amount of) asbestos, you're doing pretty well. Certainly nothing to get "particularly worried" about. 

NameUnavailable

All standard cut n paste stuff mostly to protect the surveryor more than anything.

kacy89

HampshireH said:

kacy89 said:

Hi all, 
I recently received the Home Buyers Report for a flat that I am in the process of purchasing. I am a FTB and would like some advice on how to check the issues that the surveyor has raised. The issues with a 3 rating were: 

The floor tiles in the kitchen may contain asbestos. They are damaged and need to be replaced. Before commencing any work on suspected asbestos containing materials a risk assessment should be undertaken.

The property is connected to the mains supply. The meter is located in the communal area. The consumer unit is located in the hallway and contains older type rewireable fuses. Where visible the wiring is in plastic covered cable. The installation appears dated. There are safety deficiencies. For example, the consumer unit does not incorporate modern circuit protection devices and some fittings are damaged. Further investigation by a registered electrician is now required.

Gas is supplied from the mains. The meter is located externally to the flat I saw no areas of concern, however, I do not know if there is a current test certificate for the installation. Your Legal Adviser should establish whether there is a current test certificate. If not then it should be checked before purchase and you should instruct a Gas Safe registered engineer to test the installation for safety and carry out any necessary works.

Central heating is provided by a gas fired combination boiler located in the kitchen. Heating to the rooms is provided by radiators. The central heating was not running at the time of the inspection and no comment can be made as to its performance or serviceability. Your Legal Adviser should be asked to check whether it has been inspected within the last 12 months. In the absence of a formal test certificate you should instruct a Gas Safe registered engineer to test the installation

I'm particularly worried about the asbestos in the floor tiles. Does anyone have any advice. Apologies for such a long thread. 

Very common in flats and houses and aren't you just going to put a carpet /flooring on top anyway? 

Asbestos is a risk if exposed and damaged. But in this case tiles are very very low in content and you just don't touch them (I mean don't lift them yourself and dispose of them). Get them encapsulated (latex/screed or a carpet) or have them removed by a registered professional.

A gas test /boiler service and electric certificate should give you a better idea of any real concerns on the services.

Thanks for getting back to my post. I wanted to retile the kitchen floor. Do you think I need to get an asbestos specialist in or will a builder be able to tell me if there is asbestos?

HampshireH

They could encapsulate and then tile over the top.

Whether a builder can tell you or not will depend on their experience and training. However in theory they should always presume to be asbestos just in case (basic health and safety)

Why pay for a survey if you go over the top? Use Google. Most old brown tiles contain asbestos as do many coloured ones. 

However a survey will be the only way to give you 100% confirmation. If it's the right age and your report has suggested it then in all likelihood they will be.

If removing, they should be removed by a specialist and disposed of appropriately. Again read up on this. You can't tip them in your household waste, though I'm sure many do.

Falafels

Asbestos is only dangerous if you disturb it and breathe in the fibres; also, the percentage used in tiling was very small. If it's contained by tiling or putting flooring over the top, it shouldn't be a problem. It isn't radioactive waste!

To be honest, the most concerning bit of your report is the electrics - replacing an old-fashioned fusebox, which would be advisable, is likely to cost over £1000 and you should be prepared for it. Details here:  https://www.checkatrade.com/blog/cost-guides/cost-replacing-fuse-box-consumer-unit/

It would be a good idea to have the gas and central heating checked by a Gas Safe engineer, but we obviously can't comment until you have a report.

kacy89

Falafels said:

Asbestos is only dangerous if you disturb it and breathe in the fibres; also, the percentage used in tiling was very small. If it's contained by tiling or putting flooring over the top, it shouldn't be a problem. It isn't radioactive waste!

To be honest, the most concerning bit of your report is the electrics - replacing an old-fashioned fusebox, which would be advisable, is likely to cost over £1000 and you should be prepared for it. Details here:  https://www.checkatrade.com/blog/cost-guides/cost-replacing-fuse-box-consumer-unit/

It would be a good idea to have the gas and central heating checked by a Gas Safe engineer, but we obviously can't comment until you have a report.

It is a leasehold flat and so the electricity meter for the other flats might also be contained in it. I need to double check. If it is, will it be for the freeholder to repair?

HampshireH

kacy89 said:

Falafels said:

Asbestos is only dangerous if you disturb it and breathe in the fibres; also, the percentage used in tiling was very small. If it's contained by tiling or putting flooring over the top, it shouldn't be a problem. It isn't radioactive waste!

To be honest, the most concerning bit of your report is the electrics - replacing an old-fashioned fusebox, which would be advisable, is likely to cost over £1000 and you should be prepared for it. Details here:  https://www.checkatrade.com/blog/cost-guides/cost-replacing-fuse-box-consumer-unit/

It would be a good idea to have the gas and central heating checked by a Gas Safe engineer, but we obviously can't comment until you have a report.

It is a leasehold flat and so the electricity meter for the other flats might also be contained in it. I need to double check. If it is, will it be for the freeholder to r noepair?

Your fuseboard should be local to the property either inside or in a cupboard backing into the property and will be your responsibility. Your original post says this is in the hallway? Your meter may be outside and still is not the freeholders responsibility. 

Our new board cost us £350.00 to be replaced by a local company with all relevant documentation of course. I had an 80s board. We went on to have our kitchen rewired which cost more.

Scotbot

kacy89 said:

HampshireH said:

kacy89 said:

Hi all, 
I recently received the Home Buyers Report for a flat that I am in the process of purchasing. I am a FTB and would like some advice on how to check the issues that the surveyor has raised. The issues with a 3 rating were: 

The floor tiles in the kitchen may contain asbestos. They are damaged and need to be replaced. Before commencing any work on suspected asbestos containing materials a risk assessment should be undertaken.

The property is connected to the mains supply. The meter is located in the communal area. The consumer unit is located in the hallway and contains older type rewireable fuses. Where visible the wiring is in plastic covered cable. The installation appears dated. There are safety deficiencies. For example, the consumer unit does not incorporate modern circuit protection devices and some fittings are damaged. Further investigation by a registered electrician is now required.

Gas is supplied from the mains. The meter is located externally to the flat I saw no areas of concern, however, I do not know if there is a current test certificate for the installation. Your Legal Adviser should establish whether there is a current test certificate. If not then it should be checked before purchase and you should instruct a Gas Safe registered engineer to test the installation for safety and carry out any necessary works.

Central heating is provided by a gas fired combination boiler located in the kitchen. Heating to the rooms is provided by radiators. The central heating was not running at the time of the inspection and no comment can be made as to its performance or serviceability. Your Legal Adviser should be asked to check whether it has been inspected within the last 12 months. In the absence of a formal test certificate you should instruct a Gas Safe registered engineer to test the installation

I'm particularly worried about the asbestos in the floor tiles. Does anyone have any advice. Apologies for such a long thread. 

Very common in flats and houses and aren't you just going to put a carpet /flooring on top anyway? 

Asbestos is a risk if exposed and damaged. But in this case tiles are very very low in content and you just don't touch them (I mean don't lift them yourself and dispose of them). Get them encapsulated (latex/screed or a carpet) or have them removed by a registered professional.

A gas test /boiler service and electric certificate should give you a better idea of any real concerns on the services.

Thanks for getting back to my post. I wanted to retile the kitchen floor. Do you think I need to get an asbestos specialist in or will a builder be able to tell me if there is asbestos?

A builder won't  be able to tell by looking at them they neeed to be tested. If you plan to remove them  you will need to get someone in trained to handle asbestos.
The site below gives more info
https://www.hse.gov.uk/asbestos/essentials/floortiles.htm
For the record I know nothing about removing tiles but a fair bit about mesothelioma.  

kacy89

Thanks @Scotbot. The kitchen tiles look like the blue vinyl tiles on that website. Although mine are black.