We all know that asbestos is harmful, but most of us would be surprised to know how much of it there still is in homes in the UK. It has been claimed that as many as 70% of homes may contain it in some form.
Left alone, this is not a problem, but if it is disturbed, it can cause fibres to be released and inhaled, which can be fatal.
Your HomeBuyer Report (Level 2 Survey) from a Chartered Surveyor should be able to assess the risk and point you in the right direction to get this sorted.
Health risks
If inhaled, asbestos fibres can enter the lungs and cause serious diseases, which according to the government, are responsible for around 4000 deaths a year.
There are four main diseases caused by asbestos:
- Mesothelioma (always fatal)
- Lung cancer (almost always fatal)
- Asbestosis (not always fatal, but very debilitating)
- Diffuse pleural thickening (not fatal)
How is asbestos released?
Any asbestos in properties today has been there for a long time: it has been largely prohibited for new use since 1985 with further legislation meaning that by 2000 it was effectively outlawed.
Homes and offices built before that time could very well have asbestos in them, which has mostly proved harmless.
However, if a material containing asbestos is disturbed (e.g. by removal, drilling, sanding, or sawing) its fibres are released into the air. This is why refurbishment or demolition work on older properties can cause problems.
Where is asbestos found?
Unfortunately, asbestos can be lurking in a great many places in the home.
A
Building Surveyor carrying out a standard property survey should be able to spot asbestos and will refer you to a specialist asbestos consultant.
It is often found in the following places:
- Stud walls and partitions
- Thermal and acoustic insulation
- Flue pipes & chimneys
- Cement roofing, drainpipes
- Soffit boards
- Ceiling tiles
- Decorative coatings such as artex
- Thermo plastic floor tiles
- Electrical fuse boards & switch gear
- Toilet cisterns & water tanks
The danger is that you will not necessarily know it is there when you move into your new home.
Removing asbestos
Removal of asbestos is very strictly controlled by the Health and Safety Executive, meaning it's a legal requirement that the work be carried out by licensed Specialist Contractors, which can work out expensive.
Buying a new home
Increasingly, buyers are being advised by their mortgage lenders and solicitors to seek an Asbestos Survey prior to exchange of contracts.
Apart from the health implications, this can also help establish whether the value of the property is affected by finding asbestos, given the cost and hassle of removing it.
If you are
buying to let, you are under a legal obligation to assess the risk and manage potential exposure.
Asbestos Survey
If you have been advised to seek an Asbestos Survey you should figure out which one you will need.
There are different types of Asbestos Survey, depending on whether you will simply be managing Asbestos Containing Materials (ACM) during the normal occupation and use of premises, or whether you are planning on upgrading, refurbishment, or demolition.
Asbestos Management Survey
An Asbestos Management Survey is an inspection that registers areas of your property that have asbestos and to put a management plan in place.
Asbestos Refurbishment and Demolition Survey
Asbestos Refurbishment or Demolition Survey’s are a legal requirement when you are removing or refurbishing areas with asbestos.
The surveyor will identify and locate ACM’s and assess how these will be removed before any building work takes place. These surveys ensure that the ACMs can be removed safely without causing harm to inhabitants and workers.
It is important that you take advice from a surveyor to understand which survey you need.
Selecting a surveyor
If you want an Asbestos Survey, you will need a competent surveyor.
The United Kingdom Accreditation Service (UKAS) accredits organisations. Your surveyor should be able to help you find an asbestos consultant.
Asbestos survey FAQs
Who carries out an asbestos survey?
All asbestos surveys should be carried out by trained surveyors. UKAS accredited asbestos surveyors will have the knowledge and expertise to safely identify asbestos and create a plan for maintaining or removing it.
What buildings need an asbestos survey?
Buildings built before 2000 could have asbestos present. A property survey should identify if there is asbestos present. It is recommended that if asbestos is identified during a property survey that you get a specialist asbestos survey to assess the risk.
If you are renting out a commercial property, then you may be responsible for managing asbestos and therefore organising a survey unless the contract states otherwise.
Do buildings built after 2000 have asbestos?
If a property was built after 2000 it is unlikely that it’ll have asbestos due to the material being banned in November 1999