Posted By Nick B
Firstly, I'd like to say what an invaluable resource these forums have been in my research.

Now, having made that blatant attempt to gain favour, I'd appreciate your views on my situation.

I intend purchasing a lovely house built in 1965, however the survey has listed potential asbestos issues with the soffits, garage roof, a redundant water tank in the attic and most concerning, the artexed ceilings.

We are having tests done to confirm 100%.

I'm reasonably comfortable on the approach to the soffits, garage and water tank - i.e leave it be. Trying to get a view on the artex situation is proving tricky, particularly given the recent change in regulations.

I understand the 'best' option is to leave it however, we plan some renovations that will almost certainly disturb the artex - replace light fittings, knock down an internal wall - and the advice we've been given ranges from "Don't" to "No issue - such small quantites in Artex".

I guess the wall is likely to be a bigger deal than drilling holes for light fittings ? Would this work need to be carried out by specialists ?

The real crux of the question is would you purchase a house in the same scenario or am I taking unreasonable risks with my families health.

Appreciate any views on this - preferably supported by fact rather than opinion, but appreciate that's not always easy with all things asbestos !

Posted By Bob Youel

Waste
dont forget to adequately dispose of your waste
-- A man was recently fined for burying his own asbestos waste in his own garden from his own home improvements

Asbestos like some other substances are covered by law irrespective of where they are found and under all circumstances so your home is not your castle when such substances are present

Posted By Makka
Not sure about the concentrations but when we did our control of asbestos training the trainer was adamant that it is hazardous to cut, drill, or remove Artex due to the asbestos content.

The other thing to watch out for is sheet asbestos under floorboards. This is usually found above kitchens and is often damaged through the installation of cabling and central heating at various times during the life of the house. Old boiler flues also are often made from Asbestos Cement.

Posted By JPK
Sorry to be a pain Adrian but....

'There is no health risk from "artex" in the scenario you detail. You can drill it safely by drilling through a blob of shaving foam.'

Why is there NO health risk!?

Firstly, this is assuming that the Artex is in good condition, and the substrate is securely fixed!
Secondly, when were the light fittings changed last? Were they correctly worked on following the ACOP's or guidence notes for this activity??
The potential for fibre release is documented and proven as very low in Artex, however this is not necessarily generic in ALL properties and ALL situations.

Reason I say this, is that I hve recently surveyed and sampled a new property for my sister, in relation to Asbestos, and found that the Artex did contain Chrysotile. This was not a problem, however a concern that I did have is that the (previous) owner was not aware that there was potentially Asbestos in the ceiling, had double boarded OVER the existing after a leak, and the ceiling fixing was not upto British Gypsum standard!

Now I become a real pain....

Ceilings boarded over are heavier, and not fixed properly, have the potential for collapse in the event of a leak, or work to them (Im from an Insurance repair background).

Although yes this is not a problem, the Health & Cost implication to yourself and/or family maybe a great deal more than first anticipated!

Im sorry as this is a rare occurance, but never the less something that HAS occured!

Regards

JPK

Posted By JPK
Hi Adrian,

I'd love to discuss this, I will mail you if you dont mind to go through Asbestos in general if you dont mind??

However to respond to your last post, I accept that fibre release is not significant, I say this because I have seen NO documentation stating that there is, 'no fibre release'.

I accept that presence does not necessarily mean risk, however in a situation where Artex deteriorates or is in bad condition the potential for fibre release is there, however small.

Posted By Granville Jenkins
Artex is quite safe if left alone, but you would be well advised to take some personal precautionary measures if you propose to disturb or remove the offending material. What you need to avoid is creating any dust and ensure that you are wearing a suitable cartridge type dust mask, wear protective gloves or ensure that you wash your hands at the end of your work period or before eating meals.

A lot of council's have removed artex from external public area's where the material has become friable, this would also apply to your facia's, downpipes etc. if the material is friable replace it, but take the same precautions as mentioned previously (on the assumption that the material is 'asbestos cement).

There is no safe exposure limit for asbestos material, some people have been exposed to really low concentrations of asbestos over a prolonged period and have become sick as a consequence.

Regards
GJ

Posted By Dave Wilson
Adrian,

I feel that you are not quite correct here.

"Over the many years I have worked as an occupational hygienist I have never known of asbestos fibre release from either artex in situ, or from wet or chemical stripping of artex. Furthermore, I have also not seen any published evidence that contradicts this view. Consequently, if there is no fibre release there is no risk."

You are describing working in a 'controlled' manner and I agree that this would be the case if this is undertaken in such a way.

Artex is an asbestos product and if not worked on using the correct controls you will release asbestos fibres, they may be in very small quantities, however they will be released.

Low risk maybe but NO risk certainly not.

Posted By JPK
Excuse me... Thank you Dave!