Survey results and Asbestos

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Discussion

Dizeee

Original Poster:

18,168 posts

205 months

Monday 22nd June 2015
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So... Got our survey back for the 1950s house we are buying and it makes reference to the roof lining being of an asbestos and cement mix that should present no issue if undisturbed but may need specialist removal if works are to be carried out at a later stage.

It's been marked as urgent on the report. Is this an issue I should be concerned about and what is the approximate cost of removal?

Gingerbread Man

9,171 posts

212 months

Monday 22nd June 2015
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Often you can remove aspects yourself. E.g. corrugated roofing typically found on an out building.
It depends on the type of asbestos.

TA14

12,722 posts

257 months

Monday 22nd June 2015
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Lining on what? Garage, shed, main house?

Dizeee

Original Poster:

18,168 posts

205 months

Monday 22nd June 2015
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Its an internal main roof, which is showing signs of needing some maintenance, and it is has now been complicated by this "warning". I have no experience of asbestos but the homebuyer's report states:







elanfan

5,516 posts

226 months

Monday 22nd June 2015
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Asbestos cement sheets are probably the safest of the asbestos' as the white asbestos is encapsulated. That said if you break or damage a hole whilst unbolting you WILL release fibres. Get a specialist in to remove it. If I recall correctly lots of teachers are dying each year from pinning drawing pins to walls in those temporary classrooms each removed pin releases 40000 fibres. A different type of asbestos but still frightening statistic.

A skip load was around £2500 to dispose of a few years back.

TA14

12,722 posts

257 months

Monday 22nd June 2015
quotequote all
Well, you learn something new everyday; I've not heard of that use before. For me it would be unacceptable and you'll be looking at north of £10K to put it right.

AIUI you've got a botched repair. Roof coverings don't last forever. The house roof will have been designed for a 30 or 40 year life. They usually last for up to double that time - have a look on the street to see how many have been re-roofed already. The report is odd in that they say it's OK if you don't disturb the asbestos but recommend that roof vents are installed. I hate to think what the details are or to have to commission regular internal and external inspections so I would want the asbestos gone and to do that you really need to re-roof.

Sorry. Point out that any other prospective purchaser will probably go through the same line of thought. Good luck.

Dizeee

Original Poster:

18,168 posts

205 months

Monday 22nd June 2015
quotequote all
I've not seen many new roofs on the houses there, in fact I can't recall seeing one. I am just wondering how much of this is arse covering for the sake of mentioning it on a report vs an actual issue.

This is a bank home buyers report that we were forced into in order to be able to take out the mortgage, so not an independent surveyor.

Pistom

4,916 posts

158 months

Monday 22nd June 2015
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Reading the report, it says that it is a material where asbestos may be present. That bit is arse covering.

There is a chance that it is and you will only know by getting it checked by a specialist lab. The service is not expensive.

What you next do if you find it is asbestos can be complicated and can't be covered by the scope of a short forum response. From the sound of it though, it doesn't sound like a big issue.

You can be ripped off for the removal and disposal of it. To remove a roof, I got quotes between £1800-£20,000. Of the £1800, about £300 was labour, £200 transport, about £600 for disposal and the rest covering the costs and profits for the firm who did it.

Asbestos skips can be expensive depending on how far it needs to travel.


roofer

5,136 posts

210 months

Monday 22nd June 2015
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Sounds like someone has lined the loft in Asbestolux, but could be Supalux. The former having Chrysotile content. It hasn't been tested, so it's all conjecture. If it is Asbestolux, the loft space will technically be a contaminated zone. Surprised they used either, as it's very heavy . HSE website regarding drilling etc, then a coat of silk emulsion or Unibond will seal it up.

TA14

12,722 posts

257 months

Monday 22nd June 2015
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Dizeee said:
I've not seen many new roofs on the houses there, in fact I can't recall seeing one. I am just wondering how much of this is arse covering for the sake of mentioning it on a report vs an actual issue.

This is a bank home buyers report that we were forced into in order to be able to take out the mortgage, so not an independent surveyor.
Well, it's your call. Best scenario is that you have an unusual roof construction that is well past it's intended life (of the original roof) needing regular inspections to ensure that the timbers do not deteriorate, adequate (but unknown) ventilation and no asbestos.

ETA for a normal house construction - you seem to get a lot of exceptions on PH smile

Edited by TA14 on Monday 22 June 16:06

Grandad Gaz

5,090 posts

245 months

Monday 22nd June 2015
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roofer said:
Sounds like someone has lined the loft in Asbestolux, but could be Supalux. The former having Chrysotile content. It hasn't been tested, so it's all conjecture. If it is Asbestolux, the loft space will technically be a contaminated zone. Surprised they used either, as it's very heavy . HSE website regarding drilling etc, then a coat of silk emulsion or Unibond will seal it up.
That's what I think too.

Makes you wonder how they got it up there in the first place and why use it at all. Did they cut it up and take it through the roof hatch?

It could also be masterboard. A lot lighter and thinner, but easier to identify.

Dizeee

Original Poster:

18,168 posts

205 months

Monday 22nd June 2015
quotequote all
Specialist asbestos chap gors round to the house tomorrow to give me the lowdown on exactly whats going on up there. Will ypdate in detail when I hear back...

rb5er

11,657 posts

171 months

Monday 22nd June 2015
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I'd want itvall out. Probably neans a new roof.

roofer

5,136 posts

210 months

Monday 22nd June 2015
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rb5er said:
I'd want itvall out. Probably neans a new roof.
Why ? It's perfectly harmless until you start sanding it and then snort the dust for a while. And if it is a lining panel, it's not affecting the roof coverings whatsoever.

The property could have been a post war effort that would of had a Cement sheet outer with an inner liner. A lot of these had the outer removed and they then battened straight onto the liner and tiled/slated.

If the roof coverings are ok, leave it be. The report makes no mention of sag in the roof, so I suspect it's an over exaggerated report, as is usually the case.

Someone previously mentioned paying 2.5 k for skips ?

A 10 yard dedicated Ashestos skip ( Chrysotile) is £450 trade, so someone has had their pants pulled.

Dizeee

Original Poster:

18,168 posts

205 months

Monday 22nd June 2015
quotequote all
Interesting conversation I have just had with a friend who used to be involved in the field - he said its absolutely fine if left alone and not to worry about it. Said it sounds like you can work around it in terms of tiling and installing ventilation holes in the soffets, and therefore you wouldn't need to touch this material unless you were considering a loft conversion and therefore a roof lift. Reading the survey again, it does kind of tye in with the notion that what is there is safe, and should remain so, as long as you keep a keen eye on the roof and nip any issues in the bud early.

I will come back tomorrow with what the specialist say's. Cheers for replies so far.

Stegel

1,950 posts

173 months

Monday 22nd June 2015
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Roofer talks a lot of sense - one thing to add, in the absence of sarking felt, and assuming the lining sheets are not airtight, I question the need for additional ventilation, with "incidental" ventilation occurring around the tiles or slates.

stuart313

740 posts

112 months

Monday 22nd June 2015
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Why not put as mask on, bag it up and make it the tip nazis problem.

Chrisgr31

13,440 posts

254 months

Monday 22nd June 2015
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Dizeee said:
Interesting conversation I have just had with a friend who used to be involved in the field - he said its absolutely fine if left alone and not to worry about it. Said it sounds like you can work around it in terms of tiling and installing ventilation holes in the soffets, and therefore you wouldn't need to touch this material unless you were considering a loft conversion and therefore a roof lift. Reading the survey again, it does kind of tye in with the notion that what is there is safe, and should remain so, as long as you keep a keen eye on the roof and nip any issues in the bud early.

I will come back tomorrow with what the specialist say's. Cheers for replies so far.
Your friend and roofer speak a lot of sense. Any surveyor has to give a warning about the potential for asbestos, but many property people would happily leave it there as long as it is to remain undisturbed. Many houses contain asbestos and many people will be unaware that their house contains it.

You need to make a judgement as to whether the publics fear of asbestos is going to get worse, or whether people will continue to be prepared to live with it.

Pistom

4,916 posts

158 months

Monday 22nd June 2015
quotequote all
roofer said:
Someone previously mentioned paying 2.5 k for skips ?

A 10 yard dedicated Ashestos skip ( Chrysotile) is £450 trade, so someone has had their pants pulled.
The price depends on where you are and where the nearest disposal site is. If you were in say North Wales and the nearest site is Lancashire, you won't get a skip for £450.

In any case, I doubt you'd need anywhere near a skip for this but as has been said before. It sounds like it is all left where it is.

dingg

3,974 posts

218 months

Tuesday 23rd June 2015
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Dizeee said:
So... Got our survey back for the 1950s house we are buying and it makes reference to the roof lining being of an asbestos and cement mix that should present no issue if undisturbed but may need specialist removal if works are to be carried out at a later stage.

It's been marked as urgent on the report. Is this an issue I should be concerned about and what is the approximate cost of removal?
forget about it IMO