Buyer want to check for asbestos in skimmed plastered ceilings and walls

[windyWillo]

Hello, May I please ask your opinion please. Our buyers did a home buyers survey and an asbestos check on the artex ceiling of the downstairs toilet ( this is the only place left with artex). The asbestos check came back positive. Now the buyers want to check the rest of the walls and ceilings saying skimming over is just covering the problem. When I googled the advice on artex is to skim it over or leave it as it is. To check the other ceilings that are already plastered it needs to drill holes. We like to sell our house but I think this is bit too much and thinking of refusing the further checks on already smooth plastered ceilings and walls. Please what do you think?

You owe them nothing. I wouldn't go back now that they're trying this tactic.

We bought a house that had artex ceilings(Victorian)
We had tests done too all came back with asbestos and few walls too.

Underneath were the original badly cracked Victorian ceilings, hence the artex out on in the 70's

We had 3 ceilings removed and plaster work on 2 walls by professionals. It took 2 days.

We managed to negotiate about 3k off the asking price and the works inc re plastering cost about 7/8k

I think if they had been skimmed I probably wouldn't have bothered, I guess it just depends on the works they want to do and how much they want the house?

If you put it back on the market, it will come up in another survey, but you may find a buyer who doesn't mind.

They withdrew the offer.

You are under no obligation to accept a new offer.

Your estate agent can just refuse to enter into negoiations.

However do not be disingenuous about it being just the toilet, all the celling will have been covered by a substance which can cause cancer. Ask your EA to adjust the advert so its not a suprise to the next buyer and they know that this cant be used to negotiate a price reduction.

Well I’m not surprised at all to hear that they were trying to call your bluff.

Honestly these people sound very naive. They need to go off and buy a new build.

you don’t owe them anything!

They are just trying it on. You can't declare something you did not know existed. They withdrew their offer. I would not be doing business with them now. Relist, I am sure you will find another buyer soon. Has EA checked one of other original offers still would like to buy it?

It's not usual to give permission for intrusive tests - that is, tests that damage anything. I personally wouldn't. But now it has been done, I'd say that's the end of it. It's up to them to decide what the chances are that there is more of it. When you buy a house you have to accept a certain amount of risk. And the best thing to do with the stuff in most cases is keep it sealed in where it is. It's doing no harm if it is sealed up.

Well we didn’t give permission to take samples from ceiling. When the home buyer surveyer came he has taken a sample without telling us. We had to patch up the marks he left in the ceiling

That's really bad! I'd double check that they have the accreditation to do that, samples need to be taken by a specialist not just any old surveyor.

You don't owe them anything and shouldn't be made to feel guilty but this could potentially come up again.

The thing is, even if you skim the ceiling that would mask it but they and any future buyers need to know there is asbestos under there incase they do any future works.

I manage old commercial buildings and they are all riddled with asbestos. It's so important not to disturb it as that's when the fibres get released, which then cause the asbestos related illnesses.

That's really bad that he took samples without permission. Who accompanied him during the survey?

If they don’t buy a house post 2000 then there is a chance that there is asbestos. Are they going to do this on every house if they don’t go ahead with yours? We brought a house with artex ceilings and have over boarded and skimmed the ceilings, when we sell we will declare and also declare we haven’t had it tested. doing any work in an older house especially 50’s to 80’s then there is a chance you are buying a house with asbestos. You weren’t aware and their surveyor did intrusive tests with out your permission. I would go back with that, your not willing to negotiate and you didn’t hide anything as you weren’t aware. I would tell them you are relisting as they already said they were pulling out

If any surveyor tried to take bits of ceiling down in my house I’d boot him out the door. Tell them to f@#k off and find another buyer.

Ive had this with first time buyers before , wanting tests and checks on everything.

Whatever the results come back with I’d pull out and re market.

All that bother for one tiny area of artex!

I thought it was potentially all ceilings? Isn't that the issue. It would put me off to be fair.

Don't offer a reduction.

If artex was plastered over like you said then yes it probably has. When you come to sell there is a question on the form asking about asbestos so you need to say yes anyway.

If it's to do with lights a specialist can come drill a hole where they want fitting. It's not a problem. The fact they are skimmed over means it's not disturbed and poses no issue. To skim the small area left is cheap - in fact removing the ceiling and putting new in that small space won't be that much at all. I had 2 ceilings in 2 rooms removed for 1.5k for a renovation I was doing.

Now that you know it's there don't you have to declare it though?

People really do get hysterical about asbestos, you need to exposed to it ( dust,fibres )For years to risk any form of disease from it , my dad was a painter and decorator all his life and used to do artex all the time , mixing it on a weekly basis. He lived into his 70’s and didn’t die of any asbestos related illness .

The risk from in is more widely known these days and it’s best to stay away from it if it’s in dust form.
ive taken loads of ceilings down with artex on and knocked a few garages down clad with it just buy a decent respirator and it’s no problem.

@worriedatthistime

who did you get to do it & hiw much was it??

I had the bathroom ceiling replaced by a plasterer who removed it, replaced it & built in a sky light, he never mentioned the possibility of aesbestos, the other ceilings were smooth & he skimmed those. The kitchen ceiling still needs to be done & is artex, it's very heavy & swirly & he said that it'll need to be replaced because it'll take too much plaster to get a smooth finish & it'll be heavy & may all come down.

now I'm worried I should have got the bathroom ceiling tested @ if I should get the kitchen ceiling tested.

but don't know where best to start.

We are going to get the ceilings of hall, kitchen and down stairs toilet removed and replaced with asbestos specialist with the certificate so that we don’t have to say yes to asbestos in the seller form. We are not liable to say Yes for all other ceilings that are plastered over before we bought the house. This is our solicitors advice. For now we won’t be selling to anyone. It has been so stressful

Thank you very much for all your helpful replies.

hatchyu I think you are better off sticking to houses built after 2000.

We had an asbestos survey in an older house. They found one bit, but said in their view the house was like riddled with it and it would cost hundreds of thousands of pounds to correct (and the house needed work, you would have to deal with it) although they couldn't know without an invasive survey. We pulled out at that point as we didn't want that level of work / stress. They may be in a similar position - may not be CFery.

The sellers are now legally obliged to declare that there is asbestos.

I think you're confused. My last house had asbestos in the garage roof which was declared & reflected in the price but the ceilings were skimmed & smooth with lights sorted so I wasn't worried about them. Although it's rare in period properties

rarer

It will be something that was raised in the survey that they are reacting too. Surveyors can be really annoying and provide a long list of items that need further investigations/testing and it is possible the mortgage provider would also be influenced by this.

We had the survey report and there is nothing else raised. In fact we maintained it very well it has so many guarantees including, windows, gas, electricity etc. this was the only issue. No damp or subsidence issues either.

Update: surprise surprise after we said we are pulling out of the market, now the buyers wants buy it at the originally agreed price! and continue with the sale.

Frankly now it is getting ridiculous. They have sent an email to estate agent begging for the sale to go ahead as it is going to cost them a lot and with the interest rates going up not being able to afford a mortgage.