homebuyers report -might have asbestos (?)

[ftb882]

We are buying a semi detached 1975 house we got the homebuyers report today and it mentions the following
"Ceilings are generally flat and even with no significant defects recorded during our inspection. Given the age of the textured finish to ceilings, this could contain a small amount of asbestos although this can only be confirmed by testing. They pose little hazard to health if well maintained. Care must be exercised if they are to be worked or replaced. "

Do you think we should pay for further testing ? not sure what to think of this the whole report is filles with words might and not checked !

[wowfudge]

That's a decision for you to make. Would the presence of intact (and therefore not hazardous) asbestos put you off buying the house? Do you plan to replace the ceilings or would you the artex skimmed over?

[ftb882]

If is not hazardous then no it wouldnt put me off . I must admit however that we would liek to change the ceiling lights so possible drillings to them . I am guessing now to do that we would need to get a report first

[Campbell2016]

A great deal of proper

[Campbell2016]

Posted too soon..

A great deal of properties with arts education ceilings have asbestos in the artex. Have a chat with the surveyor who carried out the report.

[Lelivre]

Millions of homes are like this. You would have to look at much more modern houses to avoid it...probably 90s onward. Still Others will be skimmed and the surveyors would not be prompted to comment.

It didn't bother me in my 80s house or my 60s one. I expect the house I grew up on had asbestos ceilings too.

If you are planning on disturbing it by doing structural work then approach that conscientiously.

If just knowing it is there is going to keep you awake at night then have it tested.

[specialsubject]

this is the artex. Harmless unless disturbed. Needs the right handling if it is to be disturbed.

standard in houses of that age. Not an issue with the right handling if you get your drill out.

surveyors often cover their arses totally, while he can't answer this one he should have given a solid report on everything except gas and electrics. Ring him up and talk through it.

[ftb882]

The thing is i am assuming you cant really have it tested before buying it as any survey should be non invasing so no drilling etc of course since thw house is not yours

I am tempted to ask the vendor about it if they had ever tested it etc . Not wanting to negotiate or anything just to ask if they have done some tests since buying it

[NewLife4Me]

I'd have a report done tbh, as if disturbed only slightly it can be a huge hazard and lethal over time.
If you decide to have it removed it has to be done by a specialist.

For those who are playing this down, I read a report about how teachers were dying young and it was being put down to placing drawing pins in asbestos contained walls.
Lots of houses were built with asbestos, but the slightest thing can cause a leak.

I'd get a report and take it from there OP, it may be nothing and put your mind at rest.

[NewLife4Me]

news.bbc.co.uk/1/hi/education/8002424.stm

This is this country, but if you google there has been much research done in USA.
It is very serious.

[ftb882]

Well now i am freaked out .
Then people should only buy new builds simce asbestos can be present to any properties !

[clairedunphy]

We had this in our old house - never mentioned in the survey when we bought it (!) but the estate agent warned us that it might come up in the survey when we sold. So we had it tested, I just googled and found a specialist company, and it came back clear.

It only cost about £50 but did involve drilling a couple of very small holes. You could try asking if the sellers will do it, but if it's not a deal breaker then just wait until you move and then get it done yourself. At least you'll know then.

[clairedunphy]

Also, the testing company explained that there are different types of asbestos and that it probably wouldn't have been the 'worst' type if it was there. Obviously I'm not an expert, but that was the gist of it. So don't panic, get your facts straight first.

[NewLife4Me]

ftb

Please don't be freaked out, I just didn't agree with the down playing when it can be serious.
I'm also aware that it can be a bit of nothing and not a huge problem.
Just better to make sure.

[ftb882]

Hello claire (love moderne family btw ;p) can you recall what the name of the company of was or reccomend someone ?
We will call the ea tomorrow to ask if the vendors have already done some surveys they could show us if not we will then go ahead and find a surveyor to do it foroir peace of mind .
Do you think its reasonable to ask them to pay for it ?

[clairedunphy]

Hi ftb, just searched my email and it was a Birmingham company called TES environmental tesenvironmental-ltd.co.uk/, we're south of Birmingham / north worcs so I'm not sure if they only do west midlands region.

I reckon it's always worth asking the sellers, if they're panickers like me they'll want to do it themselves!

[ftb882]

Thank you i will have a talk with the ea tomorrow and see where to go from there !
Thanks all for your advice !

[ItMustBeBedtimeSurely]

This will come up in almost any survey of a house older than 1980s. Well, any house with textured ceilings, which is most.

I wouldn't be put off by it. Either test once you've bought, or just assume asbestos might be there and be a bit more careful when replacing ceiling coverings. We're going to just re skim ours, but tbh, it's pretty low down the to do list. I'm not in the habit of sticking pins in the ceiling.

[JT05]

This is a standard report comment on 60s and 70s houses. The ceilings will have been painted over several times and not be a problem.
We lived in a 60s house with this type of ceiling for 27 years and this came up on our buyers survey, no problems.

We have also have got a house where Crysolite boarding ( a type of asbestos) was used instead of plasterboard. That was a completely different issue and we had the whole house gutted by an asbestos removal firm.

I would not be overly concerned about your ceilings, but be aware if you are replacing them.

[PigletJohn]

Artex is not considered much of a problem. You can have a bit tested very easily (take samples from several rooms). If no asbestos is found your mind is at rest. You can take small amounts of waste to the council tip by appointment, dampened with water and double-wrapped in plastic bags.

The asbestos some of it contains is not the most dangerous brown, and it is not fluffy stuff as was used in ship and factory boiler rooms. In my area we had asbestos disease among people who had worked in shipyards in the 1950's and 1960's, sadly I think the sufferers are pretty much gone now. Some prefabs were made with asbestos board which is different, perhaps that applied to temporary classrooms.

You can have ceilings skimmed, to cover it up, for a cost of two or three hundred pounds per room. The one thing you must not do is scrape or sand it.

If you have an old house with lath and plaster ceilings artex may have been put up to hide cracked and sagging plaster, and my preference would be to have it removed by a specialist before you move in, and the ceilings replastered, even if there is no asbestos.

[ftb882]

Thank you all for the advise . So if a celing is textured does it mean that is definately contain some kind of asbestos ?
I remember the ceiling in the living room
Was textured

[Beevor]

No - they stopped using asbestos for the process in about '75, so if you can find out when it was done that might put your mind at rest.

[ftb882]

Thank you all for the advise . So if a celing is textured does it mean that is definately contain some kind of asbestos ?
I remember the ceiling in the living room
Was textured

[Beevor]

No - see my response above.

[ftb882]

Sorry posted twice by mistake ! Thank you :)

[happyfam4]

Hi Ftb, just interested to know it you:

1. Test the sample
   
2. Did the vendors pat
   

We are in the same position. Everyone says it's fine but..

Thank you