Asbestos missed in RICS building survey

JCC81

Hi,
I had a RICS building survey (June 2018) on our house that viewed the electrics as "a poor installation and may not necessarily have been provided by a competent electrician" but did not mention anything about asbestos even though the report acknowledged a converted garage.

When getting the house rewired (January 2019) the electricians noticed what they thought was asbestos in the ceiling of the front room.  So we've since had two asbestos surveyors around.  The first (Jan 2019) opened the electrical cupboard and immediately said it is asbestos, he didn't even take a sample.  The second (March 2020) also identified it by sight and took 3 samples out of the ceiling and run laboratory tests on them.  All 3 samples came back as positive for AIB (Chrysotile + Amosite).

In photos taken by the surveyor inside the gas and electricity cupboard the asbestos can be seen uncovered and untreated.  Both asbestos experts saw the same pieces by sight and said it was asbestos.

I questioned the surveyor about this and got very rude and agressive emails back containing multiple terms and conditions indicating they are not liable for anything.
They kept saying it was concealed, but even though I kept showing evidence (from the survey) to the contrary, all I got back was more terms and conditions and misdirection.

Then I got a weird email from the surveyors insurance company that accidentally CC'd me.  It didn't contain anything useful but I thought I would question the surveyor again but they wouldn't budge.  I wouldn't expect for the surveyor to involve the insurer unless they thought they needed cover.

So, my question is, do I have a case to take to an independent redress provider?  The last abestos expert said the cases that have gone to an independent redress provider seemed to always side on the surveys side and it's quite a chunk of money and effort.

I'm frustrated that we spent quite a lot of money on an electrical rewire (which according to all the electricians - wasn't that bad and in keeping with the age of the property) when a serious issue of asbestos is going to cost around £5,000.

I'm frustrated because if the surveyor gets something wrong - they are not accountable for anything.

There is also a significant amount that has passed between the survey (June 2018) and today.  I realise I've not been proactive about it, but I'm interested in other peoples advice!

Thanks,

John

davidmcn

Well, what do the terms of the survey say about asbestos? It's pretty routine for them to point out that they're not asbestos specialists and the survey shouldn't be regarded as an asbestos survey.

Hannimal

I don't know the answer but I share your frustration that surveyors don't seem to actually be liable for anything if they don't do a thorough job. 

Caitykinss

RICS Buildings Surveyors are not qualified to identify asbestos. Sometimes reports will make vague comments about 'potential' asbestos in certain areas, but they will always recommend getting a qualified asbestos surveyor in to inspect. 

AdrianC

It's a safe bet that any and every property pre-1980s contains asbestos in one form or another.

What do you actually want to get out of this?
The £5k cost of removing the asbestos? Ain't going to happen.
The surveyor strung up from the nearest lamp-post by cheesewire? Slightly less likely still.
The cost of the survey back?

Your images show just how little there was actually visible before removing the old consumer unit and backboard - certainly not enough to leap at for a dead-cert.

dimbo61

Your not buying a new build property thank Goodness with some of the hotty stories of snagging lists and poor build quality/ lack of fire safety and developers going bust 5 minutes after " finishing " a development.
What you are getting is an older property which may have old electrics, plastic ceiling tiles, asbestos, dry rot, wet rot, lead pipes, wooden lintels and 60/70/80/90 decor and bathrooms and kitchen.
The surveyor gets paid what £300 to do a valuation survey and will have terms to say please get the experts in to check the boiler, electrics, asbestos , roof etc.
Part of the joy of home ownership 

Phil4432

Pretty obvious that may be asbestos.  Very much negligent of the surveyor to not notice this.  The average homeowner could have given you better advise.

I'd ask for the cost of the survey back, or you'll leave him/her reviews that will cost them far more.

Many are happy with the lack of quality, in bad builders and surveyors.  That's why we have bad builders and surveyors.  I am not tolerant of a supposed surveyor, who can't look at a meter and point out the very obvious fact that there may be asbestos in bad shape there.

AdrianC

And, of course, no survey will say "DEFINITELY doesn't contain asbestos". Ever.

All you will ever get from a general survey is "May very well, but you should get an expert in if you're worried".
If you do get the expert survey done, the best you can hope for is "We didn't find any, but there may be some".

You want an absolute guarantee? Knock the old place down, and build a new one.

HampshireH

What outcome do you want?

Your rewire was completed regardless of them identifying AIB.

Can't you encapsulate it? There is no need to removed it if it can be encapsulated.

Mickey666

AdrianC said:

And, of course, no survey will say "DEFINITELY doesn't contain asbestos". Ever.

All you will ever get from a general survey is "May very well, but you should get an expert in if you're worried".
If you do get the expert survey done, the best you can hope for is "We didn't find any, but there may be some".

You want an absolute guarantee? Knock the old place down, and build a new one.

Point missed.
Firstly, by clearly specifying your survey criteria up front it won't be a 'general survey' and secondly a reputable surveyor would indeed point out that they couldn't DEFINITELY say very much at all, thereby informing the client in clear terms what to expect from the survey. 
At which point the client might well decide not to bother at all because the resulting report won't be worth the paper it's written on, thus saving their money and the need to vent their frustration on forums only to be told they've expected too much from the supposed professionals in the first place.