Will a house building survey pick up asbestos ?

 

Will a house building survey pick up asbestos ? A standard house building survey, such as a HomeBuyers Report or Building Survey (also known as a Level 2 or Level 3 Survey in the UK), may identify the potential presence of asbestos, but it will not confirm it or involve any testing. These surveys are primarily designed to assess the overall condition of a property and identify any visible defects or structural issues, rather than conducting a full hazardous materials inspection.

What a House Building Survey Includes

A house building survey is usually carried out by a chartered surveyor when someone is buying or renovating a property. It provides a general overview of the building’s condition, including the state of the roof, walls, windows, insulation, and damp-proofing. During the inspection, the surveyor may note the presence of materials that could contain asbestos, especially if the property was built before the year 2000, when asbestos was still legally used in construction in the UK.

Common materials where asbestos might be found include:

  • Artex textured ceilings and wall coatings

  • Pipe insulation and lagging

  • Floor tiles and vinyl sheeting

  • Cement roofing sheets and guttering

  • Soffits and fascia boards

  • Old boiler insulation panels

If the surveyor suspects that any of these materials might contain asbestos, they will typically highlight this in the report and recommend further investigation, usually in the form of a specialist asbestos survey.

Limitations of a Building Survey for Asbestos

It is important to understand that building surveys are non-invasive. Surveyors are not allowed to damage or disturb materials during their inspection. As a result, they cannot confirm the presence of asbestos or determine whether a particular material is safe. They do not take samples or use laboratory testing. Therefore, while they may flag a risk, they cannot provide certainty.

To confirm the presence of asbestos, a separate Asbestos Management Survey or Refurbishment and Demolition (R&D) Survey must be carried out by a qualified asbestos surveyor. These are more detailed and often involve taking samples for laboratory testing, particularly if any renovation or demolition work is planned.

When Should You Get an Asbestos Survey?

If the house was built before 2000 and you plan to carry out renovations, or if the surveyor flags potential asbestos risks, it is wise to commission an asbestos survey before doing any work. Disturbing asbestos-containing materials can release harmful fibres that pose serious health risks, including asbestosis, mesothelioma, and lung cancer.

Even if you’re not planning renovations, knowing whether asbestos is present allows you to manage it safely and comply with legal requirements, particularly if the property will be rented out or used commercially.

Conclusion

While a house building survey might raise awareness of potential asbestos-containing materials, it will not definitively detect or assess them. For any property built before 2000, especially those with visible signs of suspect materials, a dedicated asbestos survey is strongly recommended. It is the only way to accurately identify and manage asbestos risks, ensuring safety and regulatory compliance.

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What are the differences between the asbestos surveys ?

Row of residential homes, addressing the steps to take if asbestos is found in a home.

What are the differences between the asbestos surveys ?  Asbestos surveys are critical for identifying the presence of asbestos-containing materials (ACMs) in buildings, helping to manage and mitigate health risks associated with asbestos exposure. In the UK, the Control of Asbestos Regulations 2012 governs how asbestos must be handled, including the types of surveys required. The two main types of asbestos surveys are the Asbestos Management Survey and the Refurbishment and Demolition (R&D) Survey. Understanding the differences between these two surveys is essential for ensuring compliance and maintaining a safe environment.

Asbestos Management Survey

The Asbestos Management Survey is the more common of the two and is typically carried out in buildings that are in use and not undergoing major renovation or demolition. Its purpose is to locate, as far as reasonably practicable, the presence and extent of any suspected ACMs that could be damaged or disturbed during normal occupancy, including maintenance and installation work.

This survey is generally non-intrusive, meaning that surveyors do not carry out extensive destructive sampling. Instead, they may take small samples from suspected materials, examine building plans, and inspect areas that are accessible without major disruption. The surveyor will then assess the condition of any identified ACMs and provide recommendations for their management. This might include labeling, sealing, or ongoing monitoring, rather than immediate removal. The survey report helps building owners create or update an asbestos management plan, which is a legal requirement for duty holders under the regulations.

Refurbishment and Demolition Survey

The Refurbishment and Demolition Survey is much more invasive and is required before any major building work is carried out. This includes demolition, structural alterations, or significant refurbishment projects. Its purpose is to locate all ACMs in the building (or in the specific area of planned work), including those hidden behind walls, under floors, or above ceilings.

Due to its nature, the R&D Survey involves destructive inspection techniques. This allows the surveyor to gain access to all parts of the structure that might contain asbestos, including voids, ducts, and other concealed areas. The building (or section of it) often needs to be vacated before the survey is conducted, especially if there’s a high risk of disturbing asbestos. This type of survey is crucial to ensure that workers are not exposed to asbestos during construction work, which can release dangerous fibers into the air.

Key Differences

The main differences between the two surveys lie in their purpose, intrusiveness, and timing. The Management Survey is for ongoing occupation and focuses on preventing accidental disturbance of ACMs, while the R&D Survey is a pre-construction requirement, aiming to uncover all potential asbestos hazards before work begins.

Another important distinction is the level of disruption. Management Surveys are minimally disruptive and suitable for occupied buildings, whereas R&D Surveys often require temporary evacuation and extensive inspection to comply with safety regulations.

Conclusion

Both types of asbestos surveys serve vital roles in maintaining health and safety. Selecting the correct survey depends on the building’s current use and any planned work. Misidentifying the required survey can lead to regulatory non-compliance and serious health risks. Therefore, building owners and duty holders must understand the differences and engage qualified professionals to carry out the appropriate survey.

https://www.hse.gov.uk/asbestos/faq.htm

What to Do If You Find Asbestos in Your Home

Row of residential homes, addressing the steps to take if asbestos is found in a home.

Asbestos is a material which was often used when building homes between the 1950s and 1990s. Therefore, if your house has been built during this time period there is a chance that asbestos is present.

The problem with asbestos is that the material was deemed a health risk when damaged or disturbed. Consequently, the use of asbestos is now regulated by law and the material is banned from use in building work. We have put together this blog to help you understand asbestos and know exactly what to do if you find it in your home.

What is Asbestos?

Asbestos is a natural mineral composed of thin fibres. Before people understood the associated dangers, it was used in homes as a strong, low cost and effective building material. However, it was discovered that the fibres in asbestos are extremely toxic and dangerous when they become airborne and are inhaled. As the fibres are so strong, your body cannot break them down. As a result, they begin to cause damage to the lung tissue. Fibres will only become airborne when the material becomes damaged.

In many cases, the asbestos present is undisturbed, so won’t pose an immediate health risk. But to ensure health and safety, we always recommend that you get a professional to check out the areas of risk and remove the material if required.

Where Could Asbestos Be in My Home?

Asbestos was a very effective building material and used throughout many homes. For example, the substance was added into plaster and cement to add strength. Common places you might find asbestos in your home include:

  • Vinyl flooring
  • Insulation boards within walls
  • Roofing felt and tiles
  • Coatings and textured paints on walls and ceilings
  • Cement water tanks
  • Cement gutters and rain pipes
  • Bathroom elements such as bath panels, toilets and sinks

If you suspect asbestos, it is critical to keep the item in place. Then, trained professionals can help you survey and remove the material. If you try to remove it yourself, you risk breathing in some of the tiny and dangerous fibres.

Steps to take if you find asbestos in your home:

  1. Don’t panic! Leave the area alone. If you have accidentally damaged the asbestos, don’t try and clear up the mess. By doing this, you could make the situation worse.
  2. Contact professionals who can give you a detailed survey. This will determine whether or not asbestos is present in your home. Additionally, the report will advise on the areas the material can be found within your home. The team will then provide you with recommendations on how the asbestos needs to be dealt with in order to keep your home safe.
  3. Use the recommendations given to guide you moving forward. If the asbestos containing material is dangerous and a risk to your health, you will need to organise professionals to remove the asbestos. However, if the material containing asbestos poses little to no health risk, the advice may be removal is not required.

These are very important steps to take if you find asbestos in your home. You will minimise the risk to your own health by employing trained professionals to deal with your situation.

https://www.hse.gov.uk/asbestos/faq.htm

Should You Have an Asbestos Survey When Buying a Property?

While buying a new property is exciting, there are some significant aspects to check out. This helps you know exactly what you are purchasing! One of the important questions to ask is whether or not the property is likely to contain asbestos.  Should You Get an Asbestos Survey When Buying a Property?

This blog will help you identify if you should have an asbestos survey when buying a property.

Is an Asbestos Survey a Legal Requirement When Buying a Property?

Carrying out an asbestos survey is not a legal requirement when buying a property for homes built after 2000. However, there are many reasons why it is a good idea. Most importantly, carrying out a survey will help you confirm that the property you are purchasing is safe from the health risks of asbestos. If asbestos is present, the survey will issue you with recommendations for dealing with the material safely. 

When is a Property Likely to Have Asbestos? 

If your property was built before the year 2000, there is a chance the material is present. 

Asbestos was widely used by builders due to its strong, low cost, insulating, water and chemical resistant properties. However, the fibres the material is composed of are extremely toxic and dangerous when airborne and inhaled. The fibres do remain safe if left alone and the material is not damaged or disturbed.

Unfortunately, Asbestos was used in properties and building work up until as recently as 1999. Since then, there has been a ban on use of the mineral within the UK. This has led to research suggesting that around half of all homes in the UK are at risk of asbestos. And this figure is even steeper for other types of buildings, with a government report finding that a massive 75% of schools in the UK are at risk of having asbestos containing materials within the properties! 

There may not be an immediate risk if the asbestos is left alone. However, there is still the possibility of a significant health risk within a property containing asbestos as the fibres can become disturbed. For example, water damage to a ceiling containing asbestos could disturb and disperse the dangerous fibres. Additionally, many insurance policies will not cover the damage if the material is found. They will however sometimes cover the cost of asbestos removal as part of your claim. 

Where Would Asbestos Be in a Property? 

If you suspect there may be asbestos within a property, there are some places you are most likely to find it. Two of the most common places are within decorative ceiling coatings and vinyl floor tiles. Other common areas include insulation, internal garage roofs, storage tanks, rainwater pipes and gutters. 

If there is a chance asbestos is present in the building you are interested in buying, an asbestos survey is always recommended. This is the same regardless of whether the property is a residential home or a commercial property. 

If you are looking for a qualified and experienced team to carry out an asbestos survey for a property you are buying, contact us as South East Asbestos Surveys Ltd for a free quote. 

What is a COSSH assessment ?

A COSSH assessment aims to identify hazardous substances, identify who might be at risk, and then evaluate the risk to decide on precautions that need to be taken. In this blog, we will define what COSSH stands for, detail when a COSHH assessment is required and outline the three steps for completing a COSSH assessment. What is a COSSH assessment ?

What does COSSH stand for?

COSSH stands for Control of Substances Hazardous to Health Regulations. This health and safety legislation outlines how employees and employers should handle, store and dispose of hazardous substances. The main goal of COSSH is to minimise risk and to reduce exposure to hazardous substances to prevent health issues.

When is a COSSH assessment required?

If you are or your employees are using, creating or producing a substance that could be hazardous to a person’s health then you are required to complete a COSSH assessment. Employers are legally required to carry out a risk assessment before any work with or around hazardous substances can begin. As an employer, neglecting your responsibly to conduct a COSSH assessment could not only lead to legal action, but could also put your workforce at risk.

How to carry out a COSSH assessment?

A COSSH assessment is carried out in three steps; identifying hazards, identifying who is at risk and evaluation. 

Step 1: Identifying the hazards 

The first step is to identify any hazardous substances present in your workplace that may present a risk to the health and safety of customers or employees. A hazardous substance is classes as any mixture of materials that are toxic, corrosive or are an irritant. All substances that are used in the workplace, produced due to work activities, substances that are naturally occurring and biological substances, for example bacteria. Substances include chemicals, gases, vapours, mists, fumes, dusts and microorganisms. All hazardous substances must be recorded, no matter how small a risk they present to a person’s health and safety.

Step 2: Identify who is at risk

After identifying all hazardous substances, you need to consider who will be at risk from them. Remember to include employees, supervisors, contractors, cleaning and maintenance staff, site visitors, people residing or working nearby that may be exposed. Once you have identified who could be a risk, you will need to consider all the different ways they could be harmed based on how harmful the substance is, how likely it is for someone to be exposed and the duration of exposure. Some effects of coming into contact with hazardous substances include irritation to the skin, loss of consciousness, allergic reactions, infection from biological substances and terminal illness. 

Step 3: Evaluate and reduce risk of exposure

Your report should now detail all of the hazardous substances that anyone at your workplace could directly or indirectly come into contact with. Now comes the critical step of evaluating each substance and detailing the ways you will minimise risk of exposure. Begin with the substances that present the most risk and work your way down. You can follow the hierarchy or control when detailing how you will reduce risk; elimination, substitution, isolation, engineering, administration and PPE. 

For more information on dealing with hazardous substances and COSSH assessments, visit hse.gov.uk.

Can you live in a house that has asbestos in?

Can you live in a house that has asbestos in? Knowing how dangerous asbestos can be makes finding it in your home very scary. You are likely to have lots of questions running through your head about safety, we’ve got the answers to your questions, so if you are wondering whether it is safe to live in a home that has a presence of asbestos, continue reading.

Firstly, if you do think your home contains asbestos, don’t panic! Contact an asbestos survey or your local authority, who will also be able to provide you with guidance of the next steps to take.

Where is asbestos found in houses?

If you live in an older property that was built before 1999, there is a possibility that asbestos materials may have been used as in 1999, the UK government banned the use of asbestos containing materials. 

There are two main types of asbestos, firmly bound and loosely bound. Firmly bound asbestos materials include vinyl floor tiles, artificial brick cladding and vinyl floor tiles, to name a few. The second type of asbestos is loosely bound. Loosely bound asbestos containing materials include insulation for ceilings, heaters and hot water pipes.

Is it safe to leave the asbestos in my house undisturbed?

In short, yes if you don’t plan on carrying out any building or renovation work. Asbestos is only harmful when the fires are exposed, if asbestos is left undisturbed no airborne particles will be released. However, asbestos shouldn’t be ignored and you should contact an asbestos surveyor to carry out a survey. Head to our blog to find out which asbestos survey you will need. If you are planning any work in the new future, it is vital you get the asbestos removed by a qualified, licensed professional. If you do find asbestos in your home, it is always best to have the area inspected by professionals, as the effects of asbestos exposure can take up to 30 years to present themselves.

Can I remove the asbestos in my home myself?

Whilst it is not illegal to remove asbestos yourself, it is strongly advised against. We recommend hiring a qualified, experienced, professional to remove the asbestos in your home as lots of precautions need to be taken to minimise exposure. For example, protective clothing should be worn along with gloves and a mask with a special filter cartridge that traps asbestos fibres. All surfaces should be covered with plastic sheets to catch any loose fibres, and any asbestos containing materials must be disposed off correctly by a licensed professional. Asbestos is a dangerous material when handled incorrectly and should be handled by those with the correct qualifications to ensure minimal exposure.

Who can help me remove asbestos?

After conducting a survey to confirm whether asbestos is present, contact a professional asbestos remover. For further information on who is best to help you remove asbestos from your home, please see our blog on ‘How to choose an asbestos removal company’. We are always happy to advise and answer any questions you may have about the presence of asbestos in your home, so please don’t hesitate to contact our team.

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