Why You Should Consider an Asbestos Survey When Buying a New Home
At Crucial Environmental, we’re frequently asked about the importance of having an asbestos survey conducted when purchasing a new home. While not mandatory, commissioning an asbestos survey can offer significant benefits. This blog explores why an asbestos survey is a wise investment when buying a property.
Understanding Asbestos in UK Homes
Asbestos, banned in the UK in 1999, was widely used in construction, particularly in homes built before the mid-1980s. If you’re buying a property built before this time, there’s a substantial chance it contains asbestos. This material, when disturbed, releases dangerous fibres that can cause severe lung diseases, including mesothelioma and other forms of lung cancer.
Key Reasons to Get an Asbestos Survey
- Protect Your Health
Asbestos is a hazardous substance. Identifying its presence in your new home can help you avoid exposure to its harmful fibres. An asbestos survey can potentially save your life by highlighting areas that need attention or caution.
- Understanding the Risks: Asbestos fibres, when inhaled, can cause severe health issues including asbestosis, lung cancer, and mesothelioma. These diseases often have long latency periods, meaning symptoms may not appear until decades after exposure.
- Microscopic Threat: Asbestos fibres are microscopic and can remain airborne for long periods when disturbed. Inhalation of these fibres can lead to serious health issues, emphasising the importance of detecting and managing asbestos in your home.
- Prevention is Key: Knowing where asbestos is in your home allows you to manage and mitigate risks, preventing accidental disturbances that could release fibres into the air. Implementing proper asbestos management strategies can help protect the health of all occupants.
- Planning Renovations or Modifications
If you plan to renovate, extend, or modify your new property, a survey is crucial. Disturbing asbestos-containing materials (ACMs) during such activities can release dangerous fibres. Knowing the presence and location of ACMs allows for safe planning and execution of your renovation projects.
- Common Renovation Risks: Projects such as removing walls, replacing roofing, or installing new insulation can disturb ACMs. Even minor renovations like drilling or sanding can release asbestos fibres if ACMs are present. Common areas where asbestos might be found include:
- Insulation: Around pipes, boilers, and ducts.
- Ceiling Tiles: Especially in older homes.
- Floor Tiles and Adhesives: Used extensively in mid-20th-century homes.
- Roofing Materials: Shingles and roofing felt.
- Cost Implications: Identifying asbestos before starting renovations can save money in the long run. You can plan for safe removal or encapsulation and avoid the high costs of emergency remediation if asbestos is accidentally disturbed. Additionally, knowing the presence of asbestos can help you budget appropriately for your renovation project.
- Purchasing a Buy-to-Let Property
As a landlord, you’re legally required to protect tenants from asbestos exposure under the Control of Asbestos Regulations 2012. An asbestos survey ensures compliance with these regulations and safeguards your tenants’ health.
- Legal Obligations: Landlords must manage any asbestos in their properties and inform tenants of its presence and condition. Failure to comply can lead to significant legal consequences, including fines and potential lawsuits.
- Tenant Safety: Ensuring that your property is safe from asbestos exposure not only protects your tenants but also enhances your reputation as a responsible landlord. It can also prevent costly legal disputes and ensure that your property meets all regulatory requirements.
- Maintaining Property Value: Ensuring your rental property is free from asbestos or properly managed can maintain its value and attractiveness to potential tenants. A property with a clean bill of health regarding asbestos is more appealing to renters.
- Presence of Artex Ceilings
Artex ceilings, popular in the 1970s and 1980s, often contain white asbestos. If your prospective home has these, an asbestos survey is advisable before you finalise your purchase.
- Identifying Asbestos in Artex: While not all Artex contains asbestos, many formulations from the period do. An asbestos survey can determine whether these ceilings pose a risk. Artex was commonly used for its decorative finish and can be found in many homes built or renovated during that era.
- Safe Management: If asbestos is found in Artex ceilings, they can often be managed through encapsulation rather than removal, which is less disruptive and costly. Encapsulation involves applying a protective layer over the Artex to prevent the release of asbestos fibres.
- Outdated Central Heating Systems
Older central heating systems may have asbestos insulation. A survey can reveal these hidden dangers, helping you plan for safe updates and potentially renegotiate the purchase price.
- Asbestos in Heating Systems: Asbestos was commonly used to insulate pipes, boilers, and ducts in older heating systems. Disturbing these during maintenance or upgrades can release fibres. Areas to check include:
- Boiler and Pipe Insulation: Asbestos was often used to insulate boilers and the pipes connected to them.
- Flues and Gaskets: Asbestos-containing materials were used in gaskets and flue pipes for their heat-resistant properties.
- Planning Upgrades: Knowing the presence of asbestos allows for safe removal or encapsulation during heating system updates, ensuring the safety of workers and residents. This knowledge can also help you plan the budget for the upgrade project, avoiding unexpected expenses.
- Considering a Loft Extension
Loft insulation in older homes often contains asbestos. If you’re eyeing a loft conversion, especially in properties built pre-1999, an asbestos survey is essential.
- Common Asbestos Uses: Asbestos was widely used for insulation due to its fire-resistant properties. This means it could be present in lofts, particularly in homes built or renovated before the ban. Areas to check include:
- Loft Insulation: Asbestos was often used in loose-fill insulation, as well as in insulating boards and other materials.
- Roof Panels: Some older roof panels may contain asbestos.
- Safe Conversion Planning: An asbestos survey will inform you of any risks, allowing for safe removal or management before starting your loft conversion. This ensures that the project can proceed safely and without delay.
- Impact on Property Value
The presence of asbestos can affect property value, especially if ACMs are not encapsulated or are at risk of damage. Encapsulation or removal costs can be significant, so knowing beforehand allows for informed negotiations.
- Valuation Considerations: Properties with unmanaged asbestos can be less attractive to buyers, potentially lowering market value. Conversely, properties with well-managed asbestos may not see significant value reduction. Buyers are often wary of properties with asbestos due to the health risks and potential costs involved in removal or management.
- Negotiating Power: If asbestos is detected, you can negotiate the purchase price to reflect the cost of necessary surveys and remediation, ensuring you’re not left with unexpected expenses. Having an asbestos survey report can provide leverage during price negotiations, allowing you to account for the costs of dealing with any identified ACMs.
How Many Homes in the UK Contain Asbestos?
While exact figures are unavailable, any property built before November 1999 could potentially contain asbestos. This is particularly true for homes constructed before 1985 when asbestos was extensively used. Homebuyers should be aware that asbestos could be present in various forms throughout the property, including insulation, roofing, flooring, and other building materials.
What to Do If Asbestos Is Found
If your survey detects asbestos, consider implementing an asbestos management or removal plan, depending on whether you’re planning demolition or refurbishment. Encapsulation, which involves adding a protective layer to contain the fibres, can also be an effective strategy.
- Asbestos Management Plans: These plans detail how asbestos will be managed in the property to prevent exposure. This can include regular inspections, encapsulation, and specific guidelines for any future renovations.
- Removal Plans: In cases where asbestos poses a significant risk or is likely to be disturbed, removal by licensed professionals is recommended. This ensures that the asbestos is safely and completely removed, eliminating the risk of exposure.
Contact Us for Professional Asbestos Services
At Crucial Environmental, we specialise in asbestos surveys, testing, and removal services. With offices in Sussex, the Midlands, and the North-West, we cover most of the UK, including Manchester, Eastbourne, and Southampton. Whether you need an initial survey or comprehensive asbestos management, our experts are here to help. Contact us today to ensure your new home is safe and compliant with all regulations.