Artex ceiling and Asbestos (Homebuyers)
Discussion
Just had the results back from a Homebuyers report on a house we are in the process of buying, it states;
"
A number of the ceilings have a textured coated finish, also referred to as artex. The
textured coating may contain small quantities of asbestos fibre. The general use of
asbestos ceased in the mid 1980’s and it is possible that the age of this textured coating
predates this. On the basis of the likely age of the textured finish, it is therefore
recommended that it is not worked or sanded in any way that could release fibres. No
damage was recorded to the textured coatings and on the basis that these remain
undamaged, the health issues can be minimised. As a precautionary measure advice can
be sought from an asbestos contractor to confirm if such fibres are present.
"
A first read of this make me very nervous - However further reading suggests taking samples and getting them tested, i remember as a kid most family members houses had artex ceilings
Any suggestions? After thinking about it more i am leaning towards the Surveyor covering their backside - however would like to hear views on this (i dont currently see it as a deal breaker).
Thanks
"
A number of the ceilings have a textured coated finish, also referred to as artex. The
textured coating may contain small quantities of asbestos fibre. The general use of
asbestos ceased in the mid 1980’s and it is possible that the age of this textured coating
predates this. On the basis of the likely age of the textured finish, it is therefore
recommended that it is not worked or sanded in any way that could release fibres. No
damage was recorded to the textured coatings and on the basis that these remain
undamaged, the health issues can be minimised. As a precautionary measure advice can
be sought from an asbestos contractor to confirm if such fibres are present.
"
A first read of this make me very nervous - However further reading suggests taking samples and getting them tested, i remember as a kid most family members houses had artex ceilings
Any suggestions? After thinking about it more i am leaning towards the Surveyor covering their backside - however would like to hear views on this (i dont currently see it as a deal breaker).
Thanks
It's just arse covering - we got the same on our homebuyers report.
You can either plaster skim over it and pretend it's never been there or you can buy this gel which you paint on to it, turns it to a sloppy mush which then makes it safe to scrape off as because it's not dry the fibres aren't released
You can either plaster skim over it and pretend it's never been there or you can buy this gel which you paint on to it, turns it to a sloppy mush which then makes it safe to scrape off as because it's not dry the fibres aren't released
Standard in most surveys now, we had the same for our house (built in 1983).
I suspect ours is probably modern enough to be asbestos free, I haven't had it tested. I wear a respirator if I'm disturbing it. A lot of it has now been over-boarded and skimmed. I can't say I'm too concern about the rest day to day, I wouldn't have thought it would be too big a risk once covered with a few years worth of paint and left alone.
I suspect ours is probably modern enough to be asbestos free, I haven't had it tested. I wear a respirator if I'm disturbing it. A lot of it has now been over-boarded and skimmed. I can't say I'm too concern about the rest day to day, I wouldn't have thought it would be too big a risk once covered with a few years worth of paint and left alone.
Unavoidable if you buy a house which predates the changes to the artex mix.
I had a flood (upstairs bathroom) at Christmas last year. The contractor was appointed by the insurer, and a survey was conducted on the artex ceiling in the kitchen because the age of the house meant it was a risk.
Samples confirmed it was present, so the entire ceiling was removed in a morning by a specialist asbestos removal contractor. The reinstatement works then went ahead.
Everyone I spoke to during the process was confident that so long as you don't go ripping down such ceilings, or sanding them back, then they are not a problem. I'm certainly not losing sleep over the fact that all of my ceilings save for the kitchen are still original, and as they were done at the same time as the kitchen they almost certainly contain the same asbestos.
If you're really bothered by it, sack the purchase off and buy something built after the cut-off date. Otherwise, if you don't buy the house, sure as hell someone else will...
I had a flood (upstairs bathroom) at Christmas last year. The contractor was appointed by the insurer, and a survey was conducted on the artex ceiling in the kitchen because the age of the house meant it was a risk.
Samples confirmed it was present, so the entire ceiling was removed in a morning by a specialist asbestos removal contractor. The reinstatement works then went ahead.
Everyone I spoke to during the process was confident that so long as you don't go ripping down such ceilings, or sanding them back, then they are not a problem. I'm certainly not losing sleep over the fact that all of my ceilings save for the kitchen are still original, and as they were done at the same time as the kitchen they almost certainly contain the same asbestos.
If you're really bothered by it, sack the purchase off and buy something built after the cut-off date. Otherwise, if you don't buy the house, sure as hell someone else will...
I had textured ceilings in two rooms, same note on home buyers. The bedroom I had skimmed direct over the top, hall remains untouched.
Asbestos is not to be taken lightly, a close family friend died of mesothelioma from stripping a boiler lagged in the stuff, however it understand as long as you don't cut/drill/sand/remove it the artex encapsulated fibres are reasonably low risk.
What does it cost to do the test, and then to remove a contaminated ceiling? Any got numbers to share?
Asbestos is not to be taken lightly, a close family friend died of mesothelioma from stripping a boiler lagged in the stuff, however it understand as long as you don't cut/drill/sand/remove it the artex encapsulated fibres are reasonably low risk.
What does it cost to do the test, and then to remove a contaminated ceiling? Any got numbers to share?
As a surveyor I thinks it's a very reasonable comment. Some years ago I saw a house with artex and forgot to comment. Client's dad was an asbestos consultant and got very arsy and to peruse me got 16 samples taken and analysed. 15 of the 16 were negative but the one positive sample was enough to to the the RICS, and then the Ombudsman, which cost me the Ombudsman's fee and £800. Lesson learnt and I ALWAYS include my standard artex clause in to any report where a house has a hint of artex. The surveyor might be arse-covering, but rightly so.
I don't see it as arse covering at all.
You commissioned a survey and the surveyor informed you of a prescient risk to health - I would call that professional and thorough advice
Presumably you wouldn't have sued him then had he not mentioned it and you subsequently discovered it contained asbestos (no, of course not!!)
You commissioned a survey and the surveyor informed you of a prescient risk to health - I would call that professional and thorough advice
Presumably you wouldn't have sued him then had he not mentioned it and you subsequently discovered it contained asbestos (no, of course not!!)
dhutch said:
I had textured ceilings in two rooms, same note on home buyers. The bedroom I had skimmed direct over the top, hall remains untouched.
Asbestos is not to be taken lightly, a close family friend died of mesothelioma from stripping a boiler lagged in the stuff, however it understand as long as you don't cut/drill/sand/remove it the artex encapsulated fibres are reasonably low risk.
What does it cost to do the test, and then to remove a contaminated ceiling? Any got numbers to share?
Boiler and pipe lagging is a whole different ball game to the asbestos in Artex, but that's for another day. It costs around £30-50 to get a sample testedAsbestos is not to be taken lightly, a close family friend died of mesothelioma from stripping a boiler lagged in the stuff, however it understand as long as you don't cut/drill/sand/remove it the artex encapsulated fibres are reasonably low risk.
What does it cost to do the test, and then to remove a contaminated ceiling? Any got numbers to share?
yellowjack said:
I'm certainly not losing sleep over the fact that all of my ceilings save for the kitchen are still original, and as they were done at the same time as the kitchen they almost certainly contain the same asbestos.
...
Same here. 32 years of living with Artex ceilings and we're still alive! House is mid-50's...
Also asbestos cement soffits and garage roof.
Count yourself lucky the homebuyers recommended you get an Asbestos contractor in to check I would personally. In a place I bought it had asbestos garage roof, didn't bother me, but no Asbestos contractor was recommended or Asbestos survey (I had not idea about them). Anyway moved in and turns out the sofits and facia are all asbestos but were capped and hidden under plastic boards, turns out under the carpet it was tiled as well. I intended to live in place for next 30 years so really need sorted. Probably would of bought knowing the issues but would of asked for a price reduction to reflect the work needed to remove. An Asbestos survey probably would of picked the other bits out, I followed up with original surveyor but had no luck, just throw terms and conditions back at me.
Lotobear said:
I don't see it as arse covering at all.
You commissioned a survey and the surveyor informed you of a prescient risk to health - I would call that professional and thorough advice
Presumably you wouldn't have sued him then had he not mentioned it and you subsequently discovered it contained asbestos (no, of course not!!)
Yes, the surveyor has picked up what he/she is supposed to do, that's what was being paid for. I agree it's not arse covering at all.You commissioned a survey and the surveyor informed you of a prescient risk to health - I would call that professional and thorough advice
Presumably you wouldn't have sued him then had he not mentioned it and you subsequently discovered it contained asbestos (no, of course not!!)
TheInternet said:
dhutch said:
What does it cost to do the test, and then to remove a contaminated ceiling?
Why would you want to remove it?Little Lofty said:
Boiler and pipe lagging is a whole different ball game to the asbestos in Artex, but that's for another day. It costs around £30-50 to get a sample tested
Only wondered. Cheers for sample price. Fully realise lagging is totally diffrent.Daniel
dhutch said:
TheInternet said:
dhutch said:
What does it cost to do the test, and then to remove a contaminated ceiling?
Why would you want to remove it?Little Lofty said:
Boiler and pipe lagging is a whole different ball game to the asbestos in Artex, but that's for another day. It costs around £30-50 to get a sample tested
Only wondered. Cheers for sample price. Fully realise lagging is totally diffrent.Daniel
https://www.toolstation.com/shop/Painting+%26+Deco...
Textured coatings can contain white asbestos manufactured up until 1999, artex is a brand name they stopped using it in the mid 80s but continued to sell what was already produced suspected to be mid 90s,
I think I'm right in saying some asbestos was found in the textured coatings of a house built in 2005 so age of property can be misleading,
testing is the only way to know for sure although we have had both positive and negative tests on ceilings in the same property as well
I think I'm right in saying some asbestos was found in the textured coatings of a house built in 2005 so age of property can be misleading,
testing is the only way to know for sure although we have had both positive and negative tests on ceilings in the same property as well
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