Active discussions

Meet the Other Phone. Child-safe in minutes.

Meet the Other Phone.
Child-safe in minutes.

Buy now

Please or to access all these features

Talk
Property/DIY

Join our Property forum for renovation, DIY, and house selling advice.

Original poster

Asbestos

30 replies

OldEnglishSheepDog · 12/09/2017 09:33

I have been royally screwed by the people who sold me our house. My plumber has just uncovered asbestos. I am ready to weep.

Does anyone know, is this something that should have been declared? We had a homebuyers survey but the loft was full of stuff and he would not have been able to get to the pipe. I think that they were deliberately hiding it. Do I have any come back at all?

OP posts:
Calmanglass · 12/09/2017 09:37

I would guess not... is a homebuyers not purely a quick look around for the purposes of a mortgage valuation? If you paid for a full structural survey i think you'd have a better chance

Original poster
OldEnglishSheepDog · 12/09/2017 09:38

It was a "homebuyer plus" so £600 which did an extensive but not intrusive survey. I'm so upset - it was so obviously deliberate.

OP posts:
Calmanglass · 12/09/2017 09:41

Hopefully if you contact your solicitor they might be able to help. I remember we had a firm to fill out which asked about the presence of asbestos. If they were found to be lying then maybe they could be charged for the removal. Equally they might not have known either. What is the asbestos...is it part of a roof? Insulation?

badgerread · 12/09/2017 09:41

Asbestos is prevalent in properties of a certain age. I am currently selling my 1970's and it recently had a survey on that I have seen. I also have a garage in a block. The survey says something along the lines of, 'there could potentially be asbestos in the garage roof and also in the internal ceiling artex'. Asbestos is only a risk if it is tampered with and then you just need to get in an expert. It sounds a lot more terrifying than it is. The house I am purchasing says the sane type of thing and I am not overly concerned.

Calmanglass · 12/09/2017 09:42

They might have known but I don't see how you could prove itSad

VivienneWestwoodsKnickers · 12/09/2017 09:42

Asbestos isn't a threat to anyone unless it's in bad condition or you're going to damage or remove it during work you're having done. What is it you're worried about?

www.hse.gov.uk/asbestos/member-of-public.htm

Original poster
OldEnglishSheepDog · 12/09/2017 09:46

The top end of the soil pipe is asbestos (but not the bottom weirdly). It wouldn't be a problem but the rest of the soil pipe has rusted and needs replacing so the asbestos has to be removed before this can be done. The rusted soil pipe became apparent after a couple of days when we removed all the air fresheners that had been plugged in all over the place. We thought it was to cover the smell of their dogs. Apparently not.

I have sent a message to my solicitor as well. I just want to curl up in a corner and have a cry.

OP posts:
Calmanglass · 12/09/2017 09:51

Oh dear. At least you know it's there and you'll be able to get it removed. So sorry that it's happening. Hopefully your solicitor will sort it

Original poster
OldEnglishSheepDog · 12/09/2017 09:53

Looking at the internet I don't think I do have any come back. Despite the fact that they clearly deliberately covered things up.

OP posts:
VivienneWestwoodsKnickers · 12/09/2017 09:59

Is there a caveat in the survey about inaccessible areas? They usually list the areas they couldn't get into and detail why.

Did your solicitor ask about previous asbestos removal?

Please don't panic, it's a pain in the arse, but any building built previously 1999 is liable to have some asbestos.

ShatnersBassoon · 12/09/2017 10:05

It really isn't something to get upset about, or even worry about. You just need a qualified person to remove and dispose of it safely and legally (not very expensive, just an additional tradesman's fee) before you can replace it with modern materials.

It's just one of those unpleasant surprises you get with buying an older house. It's not at all dangerous where it is now.

Original poster
OldEnglishSheepDog · 12/09/2017 10:08

Sorry, you're right, I'm catatrophising a bit. Mainly because there have been so many little problems that we just weren't aware of when we bought (we were already aware of the big problems!) We have spent virtually all our money on this place so I'm just panicking that I've been an idiot and bought a money pit.

Is it really not very expensive? The plumber thought four figures.

OP posts:
VivienneWestwoodsKnickers · 12/09/2017 12:05

It will massively depend on what type of asbestos it is. If it's chrysotile, it is likely to be non-licensed work so anyone who knows what they're doing can remove it.

If it's amosite, which if its pipe lagging then it's likely to be this I'm afraid, , then you'll need a licensed company to do the work. This is more expensive.

Have a think about whether there's an alternative to removing it and save yourself the grief.

Has it been tested yet? If not, get someone in - that's shouldn't be megabucks.

You absolutely cannot rely on a visual inspection to say it is or is not asbestos, it has to be tested or you have to assume its the licensed stuff.

Original poster
OldEnglishSheepDog · 12/09/2017 12:34

No testing as yet - literally discovered this morning by the plumber who was about to rip it out.

Unfortunately we can't see where it stops being asbestos and starts being metal (it's somewhere in the ceiling or wall we think) so it pretty much has to just come out. The house stinks of sewage because of the soil pipe so not doing anything isn't an option.

If anyone can recommend anyone in the SW area I'd be very grateful!

OP posts:
GinGeum · 12/09/2017 12:44

We have used PJL Laboratories in the SW. I would avoid Sarum Asbestos Ltd - we had quite a bit of trouble with them. PJL were great at picking up the pieces of their mess and fixing it, though!

VivienneWestwoodsKnickers · 12/09/2017 13:34

I can't recommend a particular company (as I regulate them!) but please look for someone who is UKAS accredited. They should not be cowboys.

www.hse.gov.uk/asbestos/managing/sampling.htm

I also strongly recommend that you have the testing done by a company who do not do removal work as well - then you know there is no agenda to price you up for the removal £££££......

RandomlyGenerated · 12/09/2017 14:57

If it's a soil stack then it's most likely to be made of asbestos cement - which will be straightforward and not too costly to have removed and disposed of.

VivienneWestwoodsKnickers · 12/09/2017 16:02

Sorry, I missed it was a waste pipe not a heating pipe! Agree with what RG says. :-)

Original poster
OldEnglishSheepDog · 12/09/2017 16:05

Oh yes - asbestos cement was what the plumber said. So that's not so bad then? Some good news! hurray!

Vivienne thank you for your expertise, you have successfully talked me down from sheer panic!

Gin thanks for the tip.

OP posts:
Munsyboy · 13/09/2017 16:39

Hi

Although Home Buyers surveys do comment on some possible suspected asbestos materials they do not constitute to an asbestos survey. The surveyors conducting these surveys usually are not qualified / trained to undertake asbestos surveys.

As a previous comment suggested, look for a UKAS accredited asbestos inspection (survey) company. An asbestos survey should visually inspect all areas of the property and include sampling of suspect materials to confirm the presence of asbestos fibre.

My guess would be the previous owner properly didn't even realise they had asbestos.

It's estimated that over 2 million domestic properties contain asbestos so you're not alone.

If you're getting the materials removed I would recommend using a HSE licensed abestos contractor rather than a general builder / non licensed contractor. Licensed contractors will have all the correct maintained equipment, trained professionals and correct levels of insurance.

Hope this helps.

Original poster
OldEnglishSheepDog · 13/09/2017 17:29

Thanks for this. Do you need to be licensed to remove concrete asbestos (assuming that's what it is?) Because my, very competent, Dad has offered to do it. He has dealt with asbestos before. Would he need to do the whole sheeting off the room thing?

OP posts:
VivienneWestwoodsKnickers · 13/09/2017 19:01

Honestly, as lovely as the offer is from your Dad, unless he's trained to do it, don't let him near it.

You'd be devastated if in 10-30 years time one of your household were diagnosed with asbestosis. He would need face fitted masks, the proper PPE, to be able to wrap up the asbestos and dispose of it safely. A household waste site will charge for it, for example, as he's probably not a licensed waste carrier.

Asbestosis, mesothelioma and other lung diseases habe a long latency period, and the severity of the illness doesn't get worse the more you are exposed - a single dose of it in your lungs can be enough to do all the necessary damage I'm afraid. You wouldn't want to transport it in your car, for example, as that can never be properly cleaned of this stuff.

I would advocate for a proper company with the proper training, equipment and PPE to do it. Licensed companies often do unlicensed work as well.

Whilst it's safe to have sitting there undisturbed, working with it is another ball game.

Original poster
OldEnglishSheepDog · 13/09/2017 20:58

Yes Vivenne, I had a feeling that you would say that. My dad is very keen to help and is generally v good but he can be a bit cavalier about h&s. We will have the sample done tomorrow and they've promised to recommend someone to remove it.

OP posts:
Munsyboy · 13/09/2017 22:02

The material you describe sounds like asbestos cement. Normally the removal of this material is deemed as "Non Licensed" meaning a non licensed contractor can undertake the removal of the material. However will still need to be disposed of as hazourdos waste. The contractor still has to do the same to comply with the asbestos regulations the only exception being they don't need a license.

RandomlyGenerated · 13/09/2017 23:49

Vivienne not all domestic waste sites charge for disposal of asbestos cement - our local one accepts it for free from domestic households as long as it has been double wrapped in 1000 gauge polythene and sealed as per HSE recommendations.