ASBESTOS Insight

Asbestos is a naturally occurring, fibrous material that is mined from the ground and has some very appealing characteristics when mixed in with other materials. It is incombustible, strong, chemically inert, has good insulating- and sound-proofing properties, and was thought to be a miracle product when it first came into use. It has been used to greater or lesser degrees throughout the course of the twentieth century although predominantly during the 1950s, 1960s and 1970s. However, it came to light that the very small particles can, when airborne, lead to quite serious illness and possible death with a gestation period of between 15-60yrs.

Asbestos was contained within many day-to-day products that were produced and installed in houses particularly during the 1950s to 1970s. However, it is generally not harmful to health if it is left undisturbed when it then poses negligible risk. However, due to the over-riding health concerns, asbestos was phased out with blue and brown asbestos being banned during the 1980s and white asbestos banned by 1999.

It is not possible to see asbestos within building products and much of it is buried within the fabric of the building. To formally identify a product as being asbestos, it is necessary to take samples and have them tested in a laboratory. Therefore, as surveyors, it is not possible to determine whether a given product is asbestos and poses a risk. It is more ‘best guessing’ what might likely contain asbestos and how that material is then treated very much depends on the type of material, the location of the material and the intended use of the house. For example: if one was purchasing a house with a view to carrying out comprehensive refurbishment or demolition, it is necessary to carry out a formal, intrusive survey post-acquisition. However, this survey is damaging to the fabric of the building and cannot be carried out pre-purchase.

Surveyors will look for typical asbestos-containing material (ACMs) but effectively have to "best guess" whether a given element might contain asbestos and the likely best course of action. Some asbestos is contained within sealed products and therefore as long as it is not cut, drilled or broken it remains a negligible risk and can be retained, so it very much depends on the individual circumstances in terms of how best to handle the potential issue.

90% of houses constructed in the 1950s to 1970s will have some form of asbestos in some areas. Whilst it is possible to live with this asbestos in situ, it is worthwhile being aware of its presence such that when you come to do works you can take appropriate action including taking advice from appropriately qualified specialists to ensure personal safety. As the extent of the issue is unknow pre-purchase we reccomend an allowance of an appropriate contingency for Asbestos management or removal.

We as surveyors do not act as an asbestos inspector under the control of Asbestos Regulations 2012. We will, however, do our best to draw attention to possible asbestos-containing materials, without causing undue alarm but hopefully recommending an appropriate course of action going forward. Ultimately, the only way to fully determine is to have sample testing carried out by a UKAS registered company and have the samples sent off to a UKAS laboratory for chemical testing. Any house built pre-2000 should undergo appropriate testing.