Would you buy a house with asbestos and lead piping?!(66 Posts)
Just got the survey back (finally, but that's a different story!)
The surveyor had led me to believe there were no major problems. There does seem to be a long list of things which require action however.
It says this about asbestos:
"The property is thought likely to contain several asbestos containing materials used in its construction, including the external chimney flue terminal, panel boarding to the conservatory, textured ceiling coatings and others.
There is no way to know from visual inspection alone whether certain materials in this property do or do not contain potentially hazardous asbestos fibres.
However, so long as the suspected materials remain undisturbed and encapsulated by painting over or similar there is minimal risk to health. Asbestos is only harmful when fibres become airborne and there is the risk of inhalation which may then cause asbestosis and related respiratory problems. You should therefore ensure that any workers at the property are aware of the risks associated with disturbing suspected asbestos materials either by drilling, sanding, cutting, breaking or removing etc. and are adequately protected with appropriate respiratory masks during the works.
Controlled sampling and laboratory testing is the only way to determine whether certain materials such as the conservatory panels and textured ceiling coatings in the property pose a risk to health and it is therefore strongly recommended that you arrange for sampling in various locations and lab testing using polarised light microscopy by accredited specialists prior to any potentially disruptive work being carried out that disturbs these materials. Although a serious matter it is a relatively easy and inexpensive process and is the only way to correctly identify whether there is a risk or not. Further professional advice may be sought once the lab test results are known. Alternatively you may of course simply assume that the materials do contain asbestos from the start and treat them accordingly."
Snap - the house I'm buying has come back with the same 2 issues. My initial reaction was 'ok, not that surprising with a house of this age' and assume we'd proceed as planned - now wondering if we should get quotes for removal first.
At the very least it's made me realise we mustn't do any DIY before the asbestos is sorted. I wouldn't be overly worried about asbestos that is contained - it's just an issue of not disturbing it until you can get it professionally dealt with.
My current house is from the 1900s and no asbestos was mentioned on my survey - not surprising given the age - but neither was lead piping - presumably a Victorian era house would have lead piping?
The second paragraph should be enough.
Millions of houses contain asbestos (to a greater or lesser extent). To remove all asbestos would be economic and environmental madness not least because of where would it all go (including all the contaminated equipment, clothing etc. that would be needed to remove it)?
As far as lead pipes - again very common in older properties and - check with the local water company by all means but - not a problem in most cases.
This leaflet gives useful basic advice and reassurance.
Well we found a local asbestos testing company who seem to have a good rep. Will be booking a survey with them tomorrow.
Hi, we recently had a survey done on a property and pulled out because our survey returned back advising potential asbestos. We insisted and requested a reputable company do an asbestos check on the house and also insisted the cost be bourne by the sellers. It was in the region of £100 for the test. Apparently the company drilled small holes in various parts of the house and took samples. Anyway, it transpired asbestos was located everywhere, throughout the house (ceilings only). A quote by a reputable accreddited company was obtained for its removal, replastering and professional disposal plus a further test once the work was carried out. The quotation cost came to around £7000. The sellers refused to re-negotiate and so we pulled out.
Asides from that, my DH has worked with people who has had Methsothilioma and in his opinion, if only one particle was to get into your lungs, there's a chance you could get cancer. Yes, it might not be immediately, maybe some 20-30 years later but would you take the risk? And if you have children, would you risk their health?
Also, what if it gets onto your carpets? Would you change them? New carpets is an added cost for you. I'd ask for a reduction in price to reflect the cost to be done,(obtain at least three quotes) plus an extra % for any unexpected works to be done.
If you've got artex you've almost certainly got asbestos. Even if you have smooth ceilings the last owner may have already plastered over it and you or your surveyor wouldn't know it was there. Same goes for Marley tiled flooring which maybe under any current flooring.
The "one particle can kill" scare was discredited many years ago and, as I have said above, asbestos is still to befound in millions of buildings including houses, schools, hospitals, shops, pubs and so on. It will be there probably for as long as the building exists so it's rather unreasonable to expect to avoid all contact with buildings containing asbestos (not contact with asbestos - two different things entirely and should not happen at all).
Having said that if it's your home then of course you are entitled to not buy a house containing asbestos although I can quite understand the seller's refusal to drop the price by £7,000 for unnecessary work.
Properties built after 2000 are asbestos free.
The thing is, this house appealed to us particularly for its potential to extend (replacing the conservatory, which may have asbestos), up into the roof (bringing down a ceiling, which may have asbestos) and knocking two small rooms together (disturbing their ceilings, which is the last place the survey said might have asbestos!)
So it's not a case of just plastering over and making do. It's a very different house to us if we can't do work on it.
"Even if you have smooth ceilings the last owner may have already plastered over it and you or your surveyor wouldn't know it was there."
That's quite scary. Something to consider if you're ever doing work with ceilings I guess.
you should get the quotes for removal if you want to do work. See the hse for more info. Some of the boarding and insulation can be nasty. The flues etc less so but a future liability. At the moment you are not obliged to remove it but the law could change.
Lead pipes can be sorted in due course and mitigated by running the taps.
Good luck and sorry that the timing is terrible
Thanks tricot. The timing is terrible actually. We need to be in a house by Jan 15th to put DS's school choices down. We started the process of putting our own place up for sale in January. I never thought we'd be worrying about missing the deadline!
It's nothing do do with selling either - our place was really easy to sell as it's in inner London. We were let down by the tenant - a supposed old "friend" of DP's who refused to move. And then the surveyor disappeared after taking our money without giving us a survey for 8 weeks. Between the two of them they've cost us nearly 4 months. I'm so
We did buy a house with asbestos and lead pipes, but have removed both as part of a refurb before moving in. We lived for a short while thinking that our mains supply pipe was lead while we waited for the water company to do free deleading and I always drank and cooked with bottled water (when the water company removed the lead in the road it turned out to be not lead after all).
We were advised re lead that the amount of time the water sits in the pipe makes a difference, ie a single person using not much water would be at greater risk than a family constantly using the washing machine over and over and over again, as the water is being pulled through quickly and the pollutants don't have time to leach in, or something like that.
ExhausTed, do you mind if I ask how much the asbestos removal cost you?
I'm no expert, but Thames Water told me that there are millions of miles of lead piping in our water system and mostly they are all furred up with lime scale therefore causing limited exposure to lead.
I would however change the pipe work internally to copper, but this shouldn't be too tricky, if the pipe is lead up to the kitchen sink then copper thereafter then it's only the run from the entry point to the home to the kitchen that will be replaced. Thames Water would charge in the region of £500-£600 to replace the street side connection, which, after my conversation with the lady at TW I didn't feel too worried about.
I would still buy that property based on what you've said. IMO, neither issue is a deal breaker, if you otherwise have your heart set on it.
However I wouldn't buy it if you are just settling for this property as there is nothing else available.
Are you able to get some quotes re the plumbing lined up for next week?
Ah, if you are planning alterations then that's a different matter entirely and I can understand your reluctance to buy.
the husband did the asbestos removal with the advice of others. Fully kitted out in breathing gear and disposable outfits etc. it was also before the council started charging for disposal too. Sorry, that's not much help but a disposal company should be able to give you a quote
(Of course I wouldn't recommend diy asbestos removal unless you are totally equipped and skilled to do so)
My DH works with it and wouldn't even consider a house with it unless it was cheap enough to compensate having it replaced. When we rented a house with asbestos he wouldn't even put a nail in the wall as he refused to ever expose our dcs to it. If you don't want to do any renos or it has no damage (at all) should be ok but it will come up again when you go to sell.
I know nothing about lead.
sleepless we do want to renovate so I think the only way we can afford it is if the seller will renegotiate. And I have no idea if they will or not. It's pretty nerve-wracking!
If this house falls through, it means DS won't be able to go to the lovely school I want him to. The one where we live now is OK. And it's not worth risking our lives over of course! But the pressure is on!!
Well as others have said, asbestos is probably in most houses. If it has no damage you can live in it safely before you renovate. Ring an asbestos removal company ASAP and ask for ball park figures to remove a wall/ ceiling etc. the replacement cost may not be the issue if you're renovating as you'd need new walls anyway. I wouldn't even get it tested, if it gets to that stage I'm sure the removers would be experienced enough to know if its asbestos or not.
An agent tried to tell my DH that an entirely asbestos house was plasterboard so there may be less than you think. Or more...
Oh I need to know! I want to get rid of that ceiling for aesthetic reasons anyway! Whether it's asbestos or not makes a difference to how we treat it in the short term. But mmportantly level of asbestos in the house has will have a financial impact in the work we want to do. If we do need to try to renegotiate, I imagine it will help to have facts to back us up.
We've got the asbestos survey booked, should get the results in a couple of days,
"An agent tried to tell my DH that an entirely asbestos house was plasterboard"
That's appalling he was literally putting your lives at risk to make himself a few quid comission. Supposing you'd believed him, bought the house and started putting up shelves all over the place?! That makes me on your behalf!
Did you complain about him?
No my husband just repeated its asbestos and the guy twigged that my DH knew his shit so he just said , oh right but most houses have it. It was actually the house we were renting and he was putting it on the market and asked if we were interested. It sold for a lot too!
Aufaniae- what came of your survey?
Did you buy? Am in same situation - about to find a hse quote. Gutted.... Thought we'd found the house...
Would love an update from OP and anyone else who was thinking of getting asbestos tests and quotes. Our survey just came back recommending an asbestos survey. I assumed this was something all houses built pre 2000 would need but have no idea about costs of ceiling removal/skimming - lots of artex on walls and ceilings.
We're also asking the vendor via solicitors if they had any asbestos testing done prior to their purchase in late 90s.
we bought a house with asbestos in it and wanted it removed. a company came and took a sample and told us what kind of asbestos it was - some asbestos is more dangerous than others. The type we had didnt need to be removed by a specialist company as it wasn't the dangerous type - they said if they removed we would be £180 but a joiner who was working at the house done it for us. the local council came and took it away for us for free - turns out they dump it and bury it underground.
we used a company called aspect for the testing and results came back the same day. man came and took a very small sample in the morning and called by 5pm at night to tell us what it was and we had a written report sent to us within 2 days.
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