What to do about possible asbestos

TeeAy

I had a level 3 survey done, came back with the usual 3’s for gas, electrics etc.  But the issue that stood out was possible asbestos in the ceiling. Quite a few disturbed areas  eg cracks, exposed edges, holes.   Lots of 2’s for maintenance works, which I suppose if usual for a 100 year old house but still pricey!  

Not sure how to proceed.  A part of me thinks the sellers have been living there without any apparent issues (I assume) so let things lie. 

But then what are the implications when I redecorate...  If it's asbestos is it right that it’ll be fine as long as you don’t disturb the ceiling… just paint over it?  Do the 'exposed' parts of the ceiling need to be covered or treated to prevent fibres 'leaking'? 

For piece of mind I’d get testing done at some stage.  Should I do this now or after moving in?  Is it usual for testing to be done in the purchasing stage (not sure how invasive it is) and whether the sellers would allow it? 

I’d be grateful for any advice and hear about how others have dealt with this. TIA

user1977

What sort of asbestos? If this just about artex, even if dated from the asbestos-containing era, the asbestos content was a very low percentage - this isn't the same sort of risk as, say, flaking asbestos board. And it's also incredibly common - it isn't "normal" for buyers to think they must immediately eradicate it.

Section62

TeeAy said:

But the issue that stood out was possible asbestos in the ceiling.

All depends what the asbestos (if any) is.  At the low end of the scale it could just be some asbestos-containing Artex which is fairly easy to manage..  Towards the top end of the scale the ceiling itself could be asbestos insulation board (AIB).

Did the surveyor give you any more detail?

anselld

Get the ceilings plastered when you decorate.

Grizebeck

Don't make a mountain out of a molehill 

TeeAy

user1977 said:

What sort of asbestos? If this just about artex, even if dated from the asbestos-containing era, the asbestos content was a very low percentage - this isn't the same sort of risk as, say, flaking asbestos board. And it's also incredibly common - it isn't "normal" for buyers to think they must immediately eradicate it.

Section62 said:

TeeAy said:

But the issue that stood out was possible asbestos in the ceiling.

All depends what the asbestos (if any) is.  At the low end of the scale it could just be some asbestos-containing Artex which is fairly easy to manage..  Towards the top end of the scale the ceiling itself could be asbestos insulation board (AIB).

Did the surveyor give you any more detail?

@user1977 @Section62  yes the possible remedies section mentioned removal of artex, I'm assuming this would only be possibly needed if the asbestos testing came up as positive.  Surveyor recommended an asbestos surveyor taking samples for analysis.

But from what you're both saying if it is Artex it's on the low risk end of the scale not necessarily needing removal?

user1977

TeeAy said:

user1977 said:

What sort of asbestos? If this just about artex, even if dated from the asbestos-containing era, the asbestos content was a very low percentage - this isn't the same sort of risk as, say, flaking asbestos board. And it's also incredibly common - it isn't "normal" for buyers to think they must immediately eradicate it.

Section62 said:

TeeAy said:

But the issue that stood out was possible asbestos in the ceiling.

All depends what the asbestos (if any) is.  At the low end of the scale it could just be some asbestos-containing Artex which is fairly easy to manage..  Towards the top end of the scale the ceiling itself could be asbestos insulation board (AIB).

Did the surveyor give you any more detail?

But from what you're both saying if it is Artex it's on the low risk end of the scale not necessarily needing removal?

There are millions of properties with asbestos-containing Artex. You'll no doubt have been in many of them, and lived to tell the tale. Like I said, it is not "normal" to think that you need to get rid of it. It is a good idea to be aware of its possible presence before you turn it into dust by drilling or scraping it off.

Asbestos-related illnesses are terrible, but the vast, vast majority of them are suffered by those who worked with huge quantities of the stuff, in shipyards and the like. People aren't coming down with them (at least not in noticeable numbers) because they've got some Artex in their house.

Many bigger risks to worry about. 

FreeBear

anselld said: Get the ceilings plastered when you decorate.

Plastering over a lath & lime ceiling that has cracks in it is a futile exercise. As is filling the cracks and painting over - The buggers will just reappear. The cracks could be an indicator that the ceiling is starting to fail. Yes, you could overboard & skim, but it is a crap shoot to ensure that the screws go in to solid joists.

Got ~100 year old ceilings here that have developed cracks. Have already had a big chunk fall down in one room (will sort that another day). Currently in the middle of taking down ceilings upstairs, insulating, and boarding out ready for plastering. Kills three birds - Gets rid of the artex. Solves the problem of cracks. Improves insulation, particularly under the edge of the roof.

TeeAy

thank you everyone for your comments.  The surveyor had recommended removal of the artex if the testing was positive  so as a FTB I've no experience to know what is practical.  

One last thing, its been suggested that the artex can be plastered over when redecorating...but wouldn't this need the artex surface to be sanded beforehand?  Is the artex so low a risk that the sanding wont be an issue? 

Grizebeck

Many plasteres skim over artex with no issue.

Grizebeck

FreeBear said:

anselld said: Get the ceilings plastered when you decorate.

Plastering over a lath & lime ceiling that has cracks in it is a futile exercise. As is filling the cracks and painting over - The buggers will just reappear. The cracks could be an indicator that the ceiling is starting to fail. Yes, you could overboard & skim, but it is a crap shoot to ensure that the screws go in to solid joists.

Got ~100 year old ceilings here that have developed cracks. Have already had a big chunk fall down in one room (will sort that another day). Currently in the middle of taking down ceilings upstairs, insulating, and boarding out ready for plastering. Kills three birds - Gets rid of the artex. Solves the problem of cracks. Improves insulation, particularly under the edge of the roof.

Belt and braces approach