From Phil Kelly, Director, Petty Chartered Surveyors
What is asbestos?
Asbestos is a generic term for naturally occurring fibrous silicate materials. The three main types are white, brown and blue.
For many years, asbestos was used in many building products until its legal usage ceased in 2000.
The health effects of exposure to asbestos containing materials are well known and include mesothelioma and asbestosis.
Asbestos related deaths are still increasing.
Legislation surrounding asbestos is extremely strict.
Legislation
The Control of Asbestos Regulations 2006 requires non-domestic property owners, occupiers and managers to identify and control asbestos containing material in their property.
If potential asbestos containing material is in good condition and undisturbed, it is recommended that the material is identified and a management plan formulated, as follows:
• Identify its position.
• Inspect its condition regularly.
• Take a precautionary approach to maintenance and minimising disturbance that could cause fibre release.
• The Health & Safety Executive sees removal as a last resort unless the material is in poor condition or at risk of damage.
The asbestos containing materials must be safe, sealed, labelled and managed.
The regulations require that a written document known as an Asbestos Management System is produced which should be reviewed at least annually or following any physical changes.
In addition, key staff may require asbestos awareness training in order to safely implement the management system.
Asbestos survey
The Control of Asbestos Regulations 2006 require all non-domestic buildings to have an asbestos survey carried out to a nationally recognised standard.
For further information
If you need to know more about your asbestos situation, then contact a qualified asbestos consultant who will be able to provide a comprehensive asbestos survey.
Some asbestos consultants offer asbestos awareness training targeted at employees whose daily work could expose them to asbestos, particularly demolition workers, building workers, electricians, plasterers and related trades, surveyors, architects, plumbers and engineers.
Which building materials contained asbestos?
Asbestos could be present in any building that was built or refurbished before the year 2000.
Typically, components of buildings containing asbestos include the following:
• House insulation – loose asbestos can be found as insulation in wall and floor cavities and in lofts.
• Water tank – many water tanks were made of asbestos cement, often found in older properties.
• Textured coatings, eg Artex can be found throughout properties on ceilings and sometimes walls.
• Toilet cisterns – toilet cisterns often contain asbestos reinforced resin composite materials.
• Floor tiles - vinyl and thermoplastic floor tiles can contain asbestos. The tile backing may also contain asbestos paper.
• Fuse box – each fuse wire often had individual asbestos flash guards. The panel behind the fuse box could be asbestos.
• Wall panelling – asbestos can be found as external wall cladding and as internal wall panelling, both particularly around windows.
• Soffit boards around roof overhangs – soffit boards sit behind the fascia at eaves level. The board could be made from asbestos cement or asbestos insulating board.
• Rainwater items - roof gutters and downpipes can often be made of asbestos cement.
• Heater cupboard – heater cupboards around central heating boilers often contained asbestos insulating board.
• Corrugated asbestos roofs of industrial buildings and garages.
Finally, if in doubt, contact a qualified asbestos consultant and check out the HSE’s asbestos site www.hse.gov.uk/asbestos.
Phil Kelly
Director at Petty Chartered Surveyors
Email: p.kelly@petty.co.uk:
Twitter: @PettyCommercial