Is my buyer overreacting?

[Blueberries123]

Hello everyone,

Asking for advice, I have a FTB asking for an asbestos survey to be carried out inside my 1964 maisonette, just a week before we are due to exchange (we are going in a new build and have a strict deadline)

Since finding out that the artex ceilings may contain it, my buyer has been worried and has been thinking about pulling out.
To me it would be quite obvious that it does indeed contain asbestos due to being a 60’s build..

Would you agree to the survey being done, given that this may leave me with damaged ceilings for future viewings if she pulls out?

If this buyer doesn't have it done then someone else will ?

It won’t leave damage they just take teeny scrapings

You think she's overreacting to want to know if the house she plans to buy has a known carcinogen inside it?

I'd want to know too - I hate artex, and would want it gone. If it has asbestos in it would cost a fortune.

She is not planning on doing any repairs, and the homebuyer report says that the ceilings are in good condition and safe if left undisturbed. I’m not sure why it is needed

It is a tiny amount required to test. Just let it go ahead. You are delaying exchange now as results can take a week or so.

Really? I saw that they need to drill to collect the samples

It wouldn’t. It’s encapsulated in artex and poses no risk. If she hates it, it can be skimmed over. Not expensive.

If you say no, will she pull out?

In which case you will miss your deadline.

I would just get it done as fast as possible. I don’t see what you have to lose.
Though why isn’t she getting it done?

Pretty much all houses pre 1999 have asbestos. Artex is not a problem is not a problem if left undisturbed or skimmed over. Or completely removed but that’s more invasive and expensive

My fear is that she will, pull out anyway when she finds out there is asbestos (let’s be realistic, it’s a 60s house)

Most houses have asbestos in them somewhere, from artex to tiles to wallpaper to fireplaces/heating systems it was used in almost all building and heat use materials up until the 90s.

Unless you buy new builds its pretty much a standard to expect it is somewhere in a building, its not a surprise thing. You will encounter materials used in buildings that contain it 100s of times a week while out and about, as long as its not disturbed its absoloutly fine.

Most used in artex are in tiny quantities too.

If this sale falls through then presumably you’ll get the ceilings skimmed so the issue doesn’t come up next time ? If so you’ve nothing to lose!

If the survey finds asbestos she might pull out. If you don't let the survey happen, she'll almost definitely pull out.

Asbestos was the binder in Artex until 1999, Asbestolux board was still available then too.

Asbestos is a naturally occurring mineral, in parts of the UK such as Cornwall there is always a background amount in the air from wind erosion of rock.

Virtually every building constructed pre 1999 has at least some in it somewhere. The form used in Artex is the least dangerous and not really a concern.

Just let her have it done. The survey might also come with recommendations and how to ensure it is safe. I just had mine skimmed over - wasn’t that expensive and quick to do - just a messy job! If you really don’t want the sale to fall through you could offer to reduce the sale price by the skimming cost - depends how quickly you need to sell and for how much.

Hey, I just wanted to thank everybody for their answer. My husband and I are perhaps the ones overreacting because our new build is our dream home 🥹 It just came as a shock that our buyer wanted this survey as everything has been so smooth until now.
We have just contacted the EA so that the buyer can arrange her asbestos survey. As others said hopefully the survey will reassure her that it is not dangerous or she can just skim over. We’re even happy to reduce the price a bit.
i will come back to this post once we know the outcome so it can help others.

I would absolutely just reduce the price they are paying by the price it would cost to skim it over. We have a 1980s house with asbestos artex ceilings. It didn't even come up on a survey and we have paid a couple of hundred pounds per room to get it skimmed over.

She will probably use the survey to renegotiate the price knowing that at this late stage you are slightly over a barrel. I had a house with artex and had it skimmed over. Didn’t bother me.

I would let them go ahead with the survey. We had our 1970s built house checked before purchasing...it really is a tiny sample they take. While it is safe if undisturbed I would want to know it was there. We had an issue with our electrics a few years ago which required the ceiling in our living/diner to be disturbed and added a fair few thousand pounds to what was a fairly straightforward job as we had to have the ceiling removed by asbestos professionals and then the whole room replastered and decorated

Tell them that Abestos is a con, household carpets are more dangerous.

We had samples taken from our ceiling for asbestos following a water leak and it left holes. I am not sure I would let them take samples this close to exchange but I guess you don’t want it course your sale to fall through. Loads of houses have asbestos in the ceilings, I have heard it’s best not to touch it and just skim over.

Oh no! Were they big holes? They didn’t even fill them back?

They were only small holes and they have now taken the ceilings down because it did have asbestos. Was told it’s a health and safety issue for their workers. So many houses have asbestos in their ceiling. Let her do the samples and as other posts have said she can get the ceilings skimmed over. It’s very likely any other your buyers try to buy will have asbestos too.

Thank you so much! Yes we have contacted the EA and the buyer will arrange the searches for next week. I am so scared that she will pull out as she was already worried about asbestos in the detached garage. EA to,d her to skim over the ceilings but she seems to want to get rid of it all together or even pull out 😭