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    • Eels100
    • By Eels100 1st Aug 18, 9:15 PM
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    Eels100
    Asbestos in questionnaire but not in home report (Scotland)
    • #1
    • 1st Aug 18, 9:15 PM
    Asbestos in questionnaire but not in home report (Scotland) 1st Aug 18 at 9:15 PM
    So we want to stay here but can't afford a house here unless it's a fixer upper.

    We have found a house we love. It's got several 2s on the home report and only has felt roof tiles so really well need those replaced, possibly a new roof entirely since the joists probably aren't designed to hold the weight of traditional tiles. Fine, the home report flags that the roof isn't optimal and there's been weather ingress.

    However, the home report has valued the property on the assumption that there is no hazardous material in it. Yet the owner's property questionnaire confirms that asbestos is present, and when I asked the estate agent where the asbestos is they checked with the vendor and reported that it's in the loft. I can't see how you can replace the roof on a bungalow without disturbing the loft, so I think it would be reasonable to negotiate the price down to take account of this being tackled. It would be different if the home report has even suggested that it might contain asbestos, but it simply says that estimates should be obtained and may affect the eventual value, and their valuation is based on an assumption that no hazardous materials are present.

    We will be on a very tight budget with this house since it also needs central heating, possibly rewiring, and decoration, so we can't afford huge extra costs to have asbestos removed. We are having a builder in to give cost estimates but I wonder if we should commission an asbestos survey too. Any thoughts or insights would be welcome.
Page 1
    • HampshireH
    • By HampshireH 1st Aug 18, 9:16 PM
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    HampshireH
    • #2
    • 1st Aug 18, 9:16 PM
    • #2
    • 1st Aug 18, 9:16 PM
    Could just be a water tank if so there would be no disruption
    • Eels100
    • By Eels100 1st Aug 18, 9:28 PM
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    Eels100
    • #3
    • 1st Aug 18, 9:28 PM
    • #3
    • 1st Aug 18, 9:28 PM
    That would be brilliant !!!55358;!!!56606; but I still need to find out for sure before committing to purchase the place - if it's all through the loft and needs to be ripped out to replace the roof, that's going to make my costs rocket.
    • Eels100
    • By Eels100 1st Aug 18, 9:56 PM
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    Eels100
    • #4
    • 1st Aug 18, 9:56 PM
    • #4
    • 1st Aug 18, 9:56 PM
    Bit harsh maybe?

    If we just need to replace the roof then we can probably afford the property. If we need to pay for specialist removal and disposal of asbestos before the roofers will touch it then we probably can't afford the property. Two possible outcomes in that scenario - the vendor is prepared to reduce the cost in order to secure the sale, or they're not.

    It's not about looking to knock the price down, it's about not buying a house we can't afford to make weathertight.
    • the_r_sole
    • By the_r_sole 1st Aug 18, 9:58 PM
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    the_r_sole
    • #5
    • 1st Aug 18, 9:58 PM
    • #5
    • 1st Aug 18, 9:58 PM
    you can have asbestos in a roof and not have to remove it, why do you need a new roof? tbh if it needs a new roof structure to take tiles then the cost of disposing of asbestos isn't going to be a huge concern, you'll have the costs of demolition and removal of materials from the site anyway
    Not sure exactly where asbestos would be in a roof like that anyway? I've seen it used on the verges before but not sure why you'd bother if the finish was going to be felt...
    if the roof wasn't weathertight it would be shown as 3 in the home report
    • Eels100
    • By Eels100 1st Aug 18, 10:05 PM
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    Eels100
    • #6
    • 1st Aug 18, 10:05 PM
    • #6
    • 1st Aug 18, 10:05 PM
    Roofing including roof space
    Repair category 2
    There was evidence of previous water ingress within the roof void which would
    suggest that roof coverings require upgrading and at least a degree of regular
    ongoing maintenance or possible replacement/overhaul. The advice of a
    reputable roofing contractor should be obtained prior to purchase.
    There is a pitched felt roof covering. It should be appreciated that this type of
    covering can have a limited life span and will require a higher than normal degree
    of ongoing maintenance and eventual replacement. It may be prudent to confirm
    the service history of the roof covering.
    • Eels100
    • By Eels100 1st Aug 18, 10:07 PM
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    Eels100
    • #7
    • 1st Aug 18, 10:07 PM
    • #7
    • 1st Aug 18, 10:07 PM
    I would have told you to get lost if it was a shed, but it's in the loft space of a bungalow in an "unpleasant" (your words) but desirable area, which needs the roof fixed!
    • Eels100
    • By Eels100 1st Aug 18, 10:10 PM
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    Eels100
    • #8
    • 1st Aug 18, 10:10 PM
    • #8
    • 1st Aug 18, 10:10 PM
    you can have asbestos in a roof and not have to remove it, why do you need a new roof? tbh if it needs a new roof structure to take tiles then the cost of disposing of asbestos isn't going to be a huge concern, you'll have the costs of demolition and removal of materials from the site anyway
    Not sure exactly where asbestos would be in a roof like that anyway? I've seen it used on the verges before but not sure why you'd bother if the finish was going to be felt...
    if the roof wasn't weathertight it would be shown as 3 in the home report
    Originally posted by the_r_sole
    See above, evidence of previous water ingress. It's the driest summer in 40 years so difficult to assess how watertight currently, but the roof is covered in moss and some of the tiles are torn.

    The asbestos is in the loft somewhere. It really doesn't bother me apart from the fact that it might result in tradesmen downing tools and an expensive bill to rectify before they'll continue. I'd rather know what to expect and be sure we can afford it before saddling ourselves with this.
    • HampshireH
    • By HampshireH 1st Aug 18, 10:18 PM
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    HampshireH
    • #9
    • 1st Aug 18, 10:18 PM
    • #9
    • 1st Aug 18, 10:18 PM
    You could always do another viewing.

    Check for a cement tank, cement flue or any other suspicious materials.

    If you have loose fill asbestos insulation then hold your breath, get back down and put the hatch back.

    Surely a conversation with the seller who confirmed asbestos present would resolve your concerns. If they know it's there they should know what "it" is and in what condition.

    Insulation you get removed. A tank is less likely and would probably need wrapping if disturbed as many dont fit back down through the loft hatch.
    • the_r_sole
    • By the_r_sole 1st Aug 18, 10:19 PM
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    the_r_sole
    See above, evidence of previous water ingress. It's the driest summer in 40 years so difficult to assess how watertight currently, but the roof is covered in moss and some of the tiles are torn.

    The asbestos is in the loft somewhere. It really doesn't bother me apart from the fact that it might result in tradesmen downing tools and an expensive bill to rectify before they'll continue. I'd rather know what to expect and be sure we can afford it before saddling ourselves with this.
    Originally posted by Eels100
    my roof is concrete tiles and it has evidence of previous water ingress, my previous place had a slate roof and had evidence of water ingress - most types of roof covering and/or roof flashings fail at some point, it doesn't mean you need a whole new roof. you might get 15 years out of a repair or you might get two.
    You really need to establish where the asbestos is, most I've seen in roofs is boards which are not too problematic and not too expensive to deal with - the advice is to get a good roofer to look at the roof and give you a cost for sorting it out, do that
    • HampshireH
    • By HampshireH 1st Aug 18, 10:26 PM
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    HampshireH
    The most dangerpus type.

    See here
    • HampshireH
    • By HampshireH 1st Aug 18, 10:28 PM
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    HampshireH
    I can't edit on this phone. Im going to have to start using a laptop.

    Here is the link http:///asbestos/essentials/loosefill.htm
    • Eels100
    • By Eels100 1st Aug 18, 10:28 PM
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    Eels100
    Problem is this is an executry sale so the house is vacant and info is coming via the owner's son, via the estate agent. It would be much easier to just talk it through with them - current info is vague. Surveyor also couldn't access the loft for some reason so might also be a problem to get in there before purchase. Hmm.
    • Eels100
    • By Eels100 3rd Aug 18, 9:05 PM
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    Eels100
    Just to update - the builder looked at the house today. We've yet to get numbers but it's very strange, good, news. The original roof was a dome of asbestos sheets (think nissen hut). A two room extension was added in the eighties, and to accommodate this a steel frame was erected on top of this, to make a standard pitched roof. It's strong enough to tile. The interior walls are chipboard though, all done on the cheap! We'd need to insulate the rooms internally. He's going to give us figures next week. Cross fingers it's affordable - the house itself is a shoddy job but looking fairly easy to make good. Thanks for the advice above
    • Eels100
    • By Eels100 7th Aug 18, 8:42 PM
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    Eels100
    Spoke to an asbestos surveyor today (not affiliated with any remediation companies, an independent guy) who guesstimated 8k to sort out what's in the roof space plus warned me that the tiles may well contain asbestos too. He did say we could buy the house and then plan to deal with the asbestos down the line, but in the meantime we'll be in trouble if we needed to sell up for any reason.

    Even if we can buy the house for less, doing the work will swallow a lot of our deposit and modernisation budget. Plus, a mortgage surveyor might value it at less (assuming they make more effort to actually look at the property than the home report surveyor did!), thereby losing us any LTV advantage we might gain by a lower purchase price.

    We're waiting to hear from the builder. I'm gutted that we might not be able to buy this house now - really thought this could be an opportunity to have a fabulous family home
    • Blackbeard of Perranporth
    • By Blackbeard of Perranporth 7th Aug 18, 9:26 PM
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    Blackbeard of Perranporth
    OP. Use your legs, walk.
    Cardiac Arrest - Electrical - Patient unconscious! Heart Attack - Plumbing - Patient conscious!
    Defibrillators Cannot Cure a Heart Attack!
    • Eels100
    • By Eels100 7th Aug 18, 9:34 PM
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    Eels100
    I fear you might be right. Wish there was more choice round here :/
    • Asl77c
    • By Asl77c 7th Aug 18, 10:33 PM
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    Asl77c
    We had an asbestos survey of our house when we bought it. Have it in the kitchen and garage. Leaving it til later to deal with quoted 5k to sort it as an estimate. Didn't negotiate as we expected it from the time it was built. It's a non issue until you want to change anything.
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