Asbestos survey

housebuyer7

Hello, I am purchasing a Victorian terraced house and my bank lender valuation came back and one of the things they said was “Parts of the property are thought to contain asbestos”. I then paid £1300 for a detailed and comprehensive full building survey. However, the only place they flagged may contain asbestos is the roof tiles but feels it is unlikely. I am not sure what to think of the valuers comments saying “parts of the property” as this implies different places? If she thought the roof why not say the roof? I am just wondering if I now need a third survey purely for asbestos (quoted £450) to get the whole house checked? Or alternatively I could ask for samples to be taken from the roof and potentially other places though I don’t know where, for less money.

we want to modernise the property which includes a loft conversion so there is a real risk if there is asbestos somewhere that we could disturb it.

lika_86

If you plan to get contractors in to do the loft conversion work (which I assume you will) then I'd get testing done at that time, unless the presence of asbestos were to mean you wouldn't go ahead then I wouldn't do it pre-purchase.

housebuyer7

The reason we would do it pre-purchase is if it means we need the whole roof replacing as I think that is typically grounds for renegotiating on the price?

TheJP

housebuyer7 said:

The reason we would do it pre-purchase is if it means we need the whole roof replacing as I think that is typically grounds for renegotiating on the price?

Only if the roof is in need of replacing. The seller shouldn't pick up your loft conversion costs. Asbestos in roof tiles doesn't mean they need to be replaced. What did the surveyor say about the condition of the roof?

housebuyer7

They said this:

“Fibre cement tiles are often laid as a cheaper or lighter alternative to slate and are useful if the roof structure is relatively insubstantial. They are less susceptible to wind uplift provided each tile is clipped into place; if not, storm damage is very likely. As far as we can see, from a distance, the tiles are clipped.

The material is less durable than natural slate, usually lasting say up to 50 to 60 years or so, and eventually will discolour, curl, and become porous. Recent improvements have however extended durability. Fibre cement tiles manufactured prior to the mid- 1980s usually contained asbestos cement fibres. We make later comments on this material. We understand the roof tiles were provided around 1988.

The covering is in generally serviceable condition, subject to ongoing maintenance and some overhaul.

There is a build-up of moss on the tiles, which will require periodic clearing to aid water run-off and prevent clogging of guttering. It will also cause accelerated wear, particularly to the bed joints to the ridge tiles.

Pitched valleys are formed in preformed fibreglass where visible. This is not as durable as traditional lead. If the roof was resurfaced around 1988, the fibreglass is nearly 35 years old. It is possible that there is some general wear as daylight could be seen through the rear valley from within the roof space where the felt is torn.

There is at least one missing tile to the rear addition roof which may be the cause of the leak affecting the rear bedroom ceiling.

It is also possible that rainwater is being blown back beneath the tiles where the original felt which would have been dressed into the guttering, has now worn away.

It may be necessary to lift the bottom row of tiles, and provide roofing felt dressed into the guttering. The condition of the fascia will also need to be checked as it may need to be replaced.

Take further advice from a roofing specialist contractor and overhaul the roof, leaving watertight.”

andy444

Asbestos was only banned in 1999 so for any house built before that it's standard practice for a surveyor to state that the building may contain asbestos materials as it's possible that they are in the house and the surveyor is covering themself if it is later identified.

Most of the housing stock in this country contains some form of asbestos so it's little to concern yourself with.

TheJP

housebuyer7 said:

They said this:

“Fibre cement tiles are often laid as a cheaper or lighter alternative to slate and are useful if the roof structure is relatively insubstantial. They are less susceptible to wind uplift provided each tile is clipped into place; if not, storm damage is very likely. As far as we can see, from a distance, the tiles are clipped.

The material is less durable than natural slate, usually lasting say up to 50 to 60 years or so, and eventually will discolour, curl, and become porous. Recent improvements have however extended durability. Fibre cement tiles manufactured prior to the mid- 1980s usually contained asbestos cement fibres. We make later comments on this material. We understand the roof tiles were provided around 1988.

The covering is in generally serviceable condition, subject to ongoing maintenance and some overhaul.

There is a build-up of moss on the tiles, which will require periodic clearing to aid water run-off and prevent clogging of guttering. It will also cause accelerated wear, particularly to the bed joints to the ridge tiles.

Pitched valleys are formed in preformed fibreglass where visible. This is not as durable as traditional lead. If the roof was resurfaced around 1988, the fibreglass is nearly 35 years old. It is possible that there is some general wear as daylight could be seen through the rear valley from within the roof space where the felt is torn.

There is at least one missing tile to the rear addition roof which may be the cause of the leak affecting the rear bedroom ceiling.

It is also possible that rainwater is being blown back beneath the tiles where the original felt which would have been dressed into the guttering, has now worn away.

It may be necessary to lift the bottom row of tiles, and provide roofing felt dressed into the guttering. The condition of the fascia will also need to be checked as it may need to be replaced.

Take further advice from a roofing specialist contractor and overhaul the roof, leaving watertight.”

The surveyor contradicts themselves here, they say the roof tiles are in serviceable condition i.e. no issues as long as you keep the moss clear (as we all do) but then says get advice and overhaul the roof. If i was the seller reading this extract n(which you'll likely need to provide if you want to negotiate) id be politely declining your revised offer. Mostly 'may needs' with nothing of substantial concern, perhaps a couple of hundred for the missing tile. If you are going to replace or change the roof structure with a loft conversion i wouldn't bother trying to re-negotiate. What did your lender and surveyor value the house at in its current condition?

housebuyer7

Thank you for confirming, we will not go back and renegotiate in that case. The bank valued it at the price paid and the surveyor did not provide a valuation.

TheJP

housebuyer7 said:

Thank you for confirming, we will not go back and renegotiate in that case. The bank valued it at the price paid and the surveyor did not provide a valuation.

You could ask the seller to replace the missing tile so that you know the house isn't leaking but if you are intending to do a loft conversion pre moving in then it might not be worth the hassle.