Victorian Cottage - Asbestos problem?

Bigphil1474

OP, there are 3 main types of asbestos. The stuff that usually goes in cement products (tiles, corrugated cement panels etc.) is Chrysotile (white) asbestos, and only in low percentages (10-15%). It is the least dangerous, but Asbestos is only really dangerous if you breath in the fibres, so asbestos containing materials (ACM's) are fine if they are intact and no signs of deterioration. They can often be sealed in rather than removed.
If it is just the roof tiles, then the risk to her living in the house is virtually 0. When it comes to having the roof replaced, there will be some additional cost as it costs more to dispose of ACM's, but you wouldn't need a specialist company to do that as it is unlicensed work. If there are ACM's in the house, then again if they are intact products you probably wouldn't need a specialist company in to remove them if they can be removed whole. You tend to need specialists in to remove things like old AC artex, or stuff that needs breaking down in the house (the high costs come from the sealing of the room, provision of airlocks systems, extra workers, and provision of welfare units etc.)
I would expect the previous buyers would be keen to sell their report on to you, get some of their money back. However, it would be worth your daughter speaking to a roofer and ask them to advise on cost of replacement if needed, and condition of current roof, especially as she is at the top of her budget.

Niv

If the only asbestos product in the cottage is asbestos slates in good condition then it would not fully put me off. The main issue is when it does come to remove them that it will cost a lot more than if they were not asbestos slates. Your daughter must consider that the slates failing is not the only driver that may lead to the slates having to be removed - for example if there were significant defects in the roof structure or even the batons needed replacement as it is unlikely a roofer would want to remove and replace with the same tiles.

It is also true to say that the most common type of asbestos in cement / slate products is indeed chrysotile (white), I have frequently found crocidolite (blue) and on a number of occasions amosite (brown) in slates and cement products. No firm rules were followed 'back in the day' when these products were made. 

The only way to be sure what types are present is to have it sampled and analysed. Personally I would have an asbestos survey undertaken on the whole house as you may be surprised where it may be found. A few hundred quid well spent in my opinion.

MultiFuelBurner

youth_leader said:

Your post has reminded me of my 1999 experience with a boiler engineer, he came highly recommended.  When he took the old one out he said it was asbestos, he obviously enjoyed scaring me at how 'dangerous' it was, for £50 he'd dispose of it.  Six months later I saw it in the field behind my house -  he'd fly tipped it . I'm a lot older and wiser now.

Presumably you did the right thing and claimed it and had it disposed of properly.

youth_leader

@MultiFuelBurner of course.  It was such a shock, but not the last time we got conned as 'incomers' to the area.  I knew the farmer well as we had contact with him over the poachers so I let him know.  We had a private licensed waste company collect it.