Understanding Asbestos and Its Presence in Properties
Asbestos, a naturally occurring mineral, was once hailed for its durability, fire resistance, and insulating properties. However, its use has been heavily regulated since the late 20th century due to health risks associated with inhaling asbestos fibres. Despite these regulations, many properties in the UK, especially those built before the 1980s, may still contain asbestos-containing materials (ACMs). This article aims to demystify asbestos, guide you through identifying potential ACMs, and provide actionable steps to manage and mitigate any risks.
Common Asbestos-Containing Materials in Properties
Roof Tiles and Roof Membrane
Asbestos was commonly used in roofing materials due to its strength and resistance to weathering. Roof tiles and membranes may contain asbestos, particularly in older properties. If you suspect your roof contains asbestos, it is crucial to avoid disturbing the material. An approved asbestos surveyor can assess the situation and recommend whether the material can remain undisturbed or needs removal.
Textured Coatings
Textured coatings, such as Artex, were popular in the mid-20th century for their decorative appeal. These coatings often contain asbestos and can be found on ceilings and walls. If you plan to renovate or remove these coatings, an asbestos survey is essential to ensure safe handling and disposal.
Floor Tiles
Vinyl floor tiles and the adhesive used to fix them may contain asbestos. These tiles are generally safe if left undisturbed, but any refurbishment work involving the floor should be preceded by an asbestos survey to prevent fibre release.
Door Panelling
Asbestos was sometimes used in door panels for its fire-resistant properties. If you suspect your doors contain asbestos, avoid drilling or cutting into them. An asbestos surveyor can confirm the presence of asbestos and advise on safe management or removal.
Soffit Boards at Eaves Level
Soffit boards, located under the eaves of a roof, may contain asbestos. These boards are typically safe if left undisturbed, but any work involving the roof or eaves should be preceded by an asbestos survey to ensure safety.
Cement Soffits Under the Stairs
Cement soffits, often found under stairs, may contain asbestos. These materials are generally safe if left undisturbed, but any refurbishment work should be preceded by an asbestos survey to prevent fibre release.
Cement Board to the Back of the Services Cupboard Door
Cement boards, used for their fire-resistant properties, may contain asbestos. If you suspect your property has asbestos-containing cement boards, avoid disturbing them and seek advice from an asbestos surveyor.
Drainage Pipes
Asbestos was commonly used in drainage pipes for its durability and resistance to corrosion. If you suspect your drainage pipes contain asbestos, avoid disturbing them and consult an asbestos surveyor for guidance.
Wall Panels
Asbestos-containing wall panels were used for their fire-resistant properties. If you plan to renovate or remove these panels, an asbestos survey is essential to ensure safe handling and disposal.
Loft Insulation
Some older loft insulation materials may contain asbestos. If you suspect your loft insulation contains asbestos, avoid disturbing it and seek advice from an asbestos surveyor.
The Garage Roof
Garage roofs, particularly those made from corrugated cement sheets, may contain asbestos. If you suspect your garage roof contains asbestos, avoid disturbing it and consult an asbestos surveyor for guidance.
Cement Flue
Cement flues, used in heating systems, may contain asbestos. If you suspect your cement flue contains asbestos, avoid disturbing it and seek advice from an asbestos surveyor.
Cement Tank
Cement tanks, used for water storage, may contain asbestos. If you suspect your cement tank contains asbestos, avoid disturbing it and consult an asbestos surveyor for guidance.
The Importance of an Asbestos Survey
Types of Asbestos Surveys
There are two main types of asbestos surveys: management surveys and refurbishment/demolition surveys.
Management Survey
A management survey is designed to locate and assess the condition of ACMs that could be disturbed during normal occupancy, including maintenance and installation work. This survey is essential for ensuring the safety of occupants and maintenance workers.
Refurbishment/Demolition Survey
A refurbishment/demolition survey is required before any refurbishment or demolition work is carried out. This survey aims to locate and describe all ACMs in the area where the work will take place. It is more intrusive than a management survey and may involve destructive inspection methods.
Choosing a Qualified Asbestos Surveyor
When selecting an asbestos surveyor, ensure they are qualified and accredited by a recognised body, such as the United Kingdom Accreditation Service (UKAS). A qualified surveyor will provide a thorough assessment and clear guidance on managing any identified ACMs.
Managing Asbestos in Your Property
Leave in Situ or Remove?
The decision to leave ACMs in situ or remove them depends on their condition and location. If the materials are in good condition and unlikely to be disturbed, they can often be left in place with regular monitoring. However, if the materials are damaged or likely to be disturbed during refurbishment, removal may be necessary.
Asbestos Management Plan
If ACMs are left in situ, an asbestos management plan should be implemented. This plan should include:
- A record of the location and condition of all identified ACMs.
- Regular inspections to monitor the condition of ACMs.
- Procedures for safely working with or around ACMs.
- Training for anyone who may come into contact with ACMs.
Safe Removal of Asbestos
If removal is necessary, it should be carried out by a licensed asbestos removal contractor. The removal process involves:
- Sealing off the work area to prevent fibre release.
- Using specialised equipment and protective clothing.
- Safely removing and disposing of ACMs in accordance with regulations.
- Conducting air monitoring to ensure the area is safe for reoccupation.
Legal Responsibilities and Regulations
Control of Asbestos Regulations 2012
The Control of Asbestos Regulations 2012 set out the legal requirements for managing asbestos in non-domestic properties and common areas of domestic properties. These regulations require duty holders to:
- Identify the presence and condition of ACMs.
- Assess the risk of exposure to asbestos fibres.
- Implement measures to manage the risk.
- Provide information on the location and condition of ACMs to anyone who may disturb them.
Health and Safety at Work Act 1974
The Health and Safety at Work Act 1974 places a general duty on employers to ensure the health and safety of their employees and others who may be affected by their work. This includes managing the risks associated with asbestos.
Construction (Design and Management) Regulations 2015
The Construction (Design and Management) Regulations 2015 require those involved in construction projects to manage the risks associated with asbestos. This includes ensuring that an asbestos survey is carried out before any refurbishment or demolition work.
Steps to Take When Buying a Property with Potential Asbestos
Commission an Asbestos Survey
Before purchasing a property, commission an asbestos survey to identify any ACMs. This will help you understand the potential risks and costs associated with managing asbestos.
Review the Asbestos Survey Report
Carefully review the asbestos survey report to understand the location, condition, and risk associated with any identified ACMs. The report should also provide recommendations for managing or removing ACMs.
Consider the Costs
Consider the costs associated with managing or removing asbestos when budgeting for your property purchase. This may include the cost of regular inspections, maintenance, or removal work.
Inform Your Builder
If you plan to refurbish the property, provide a copy of the asbestos survey report to your builder. This will ensure they are aware of any ACMs and can take appropriate precautions to work safely.
Implement an Asbestos Management Plan
If ACMs are left in situ, implement an asbestos management plan to ensure they are safely managed. This plan should include regular inspections, procedures for working with or around ACMs, and training for anyone who may come into contact with them.
Conclusion
Asbestos in properties can be a daunting prospect for home buyers and investors, but with the right knowledge and precautions, it can be safely managed. By commissioning an asbestos survey, understanding the survey report, and implementing an asbestos management plan, you can protect yourself and others from the risks associated with asbestos. Remember, asbestos is only dangerous if disturbed, so with careful management, it need not be a barrier to purchasing your dream property.
At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to uncover any hidden risks. For a thorough building survey, get your instant quote through our online calculator or call us directly on 0330 043 4650. Your home’s safety is our top priority. Disclaimer: This article is provided for general educational purposes only and is based on industry research, professional knowledge, and experience. It does not relate to any specific property and should not be relied upon when making a purchasing decision. Prospective purchasers should always commission an independent RICS-qualified surveyor to conduct a full inspection and provide a report on the actual condition of any property of interest.
