Textured ceilings – the asbestos risk
Textured ceilings are used a lot less these days, however, textured coatings such as those manufactured by Artex remain on many ceilings throughout the UK. When carrying out building surveys, our surveyors in Kent and property surveyors in London often see similar products applied to walls and then painted over with emulsion. In fact, it is estimated that around 8 million homes have an Artex finish somewhere.
Artex Ceilings: Understanding the asbestos risk
Until the early 1980s, Artex type products contained very low volumes of asbestos, so we have typically advised clients that it may be present but needs no action, though care must be taken when drilling or sanding this material.
As it happens, this is one of the areas where we get the most queries after our clients receive their building surveys and one where there seems to be most confusion. The HSE says: “The asbestos fibres are held in place within the structure and are not easily given off and breathed in, however they are easily released if the coatings are sanded down – never do this.” So in essence, if the product is stable and undamaged, the risk to health is relatively minimal.
That said, there is a genuine risk to health if the material is sanded or drilled. In an inquest at Derby and South Derbyshire’s Coroner’s Court, we heard how an operative was exposed to asbestos while creating textured ceilings during his work at a decorating firm between 1959-1980. The operative was found to have died of bronchial pneumonia, which was brought on by asbestosis caused by exposure to asbestos dust arising from this work.
Building surveys for identifying asbestos
Most ordinary building surveys do not inspect specifically for asbestos and although we draw your attention to a risk, we do not carry out any testing. For absolute confirmation that asbestos is present, a small sample will need to be tested. There are various kits available for taking a sample and sending it off for laboratory testing at a cost of about £40. A level 2 survey (homebuyer report) will not inspect for asbestos at all. Need more assistance on which survey you need? Take a look at our Buyers Guide to Reports and Surveys.
If you need to work on texture coatings, you should first establish whether they contain asbestos (or positively assume they do if known to have been applied before 1980), and then follow specific guidance. Generally speaking, the work does not need to be licensed, but if in doubt, check with your local HSE office.
The HSE has produced a series of guidance sheets under the heading “Working with textured coatings (TC) containing asbestos (non-licensed)” which can be downloaded from their website.
Get a building survey with Collier Stevens
Need a building survey to help identify asbestos in your home? Get in touch with our team for a building survey in London or a property survey in Kent with one of our chartered surveyors.
Steven Way
Steven Way BSc MIHEEM MFPWS MRICS is the Practice Principal and is a Chartered Building Surveyor. With over 35 years as a practicing surveyor, Steve has a wealth of experience and expertise in both residential and commercial building surveying, party wall advice and disabled access auditing. He has also built his reputation as an expert witness.