How to tell is textured ceiling is asbestos laden

[Moonshine]

I am looking at an older property which has a number of rooms with textured ceilings, and others with textured wallpaper on the ceilings.

 

In a couple of rooms the ceilings are heavily cracked and will need repairing / replacing. How is it best to find out if the textured ceiling is asbestos laden?

 

I could overboard but i think my prefered option is to remove the ceiling completely before boarding again.

[Spinny]

You would have to get it tested, and then act in accordance with the results.

 

Twenty some years ago we had part of an artexed lath & plaster ceiling come down because of a water leak above. Tested positive for asbestos - a small percentage and well bound in - but still classified as 'an asbestos coating' at the time. And the rules for 'asbestos coatings' which also included industrial spray coatings and stuff with much higher asbestos meant you needed a specialist approved asbestos contractor to remove it. NBC suits, polythene tenting and negative pressure fans, the full works. And in our case because some had already come down the room was declared to be contaminated and almost everything in it had to be removed for destruction - TV, 3 piece suite, carpets, curtains, you name it. The wife asked if they would take me away too as I had been sitting in the room to watch TV and stuff but may have had ulterior motives.

 

If you are looking to buy the property then it should be subject to survey and you should get a full asbestos survey done. Then the seller can reduce the price to pay for the removal work.

 

If you get a survey done, make sure it is as comprehensive as possible and that you specify all the things you want tested around the property. We had to have an asbestos survey prior to our building work (think it may be required under HSE) and there are companies out there servicing that requirement but if you are not careful one person will visit, take 3 random samples and go again - potentially useless. Obviously a lot of people need asbestos surveys prior to building work and some companies aim to do the least possible as quickly as possible to maximise their profit in a competitive market.

Edited Monday at 17:20 by Spinny

[mistake_not]

We had it in our ground floor. Did a quick test by using a kit from https://www.asbestos-sampling.com/?srsltid=AfmBOoqDhxnHe7r9cDAYl9R1ZU-pZXzvw4H_uEjrNZ7Wa6WZeCDXLN47 whilst in full suit / face Welly.

 

Came back as lowest grade. Was removed under non licenced notifiable work in a 2 day period across the entire ground floor a few weeks ago (which was empty at the time).

 

Didn't need negative pressure etc, but lost of sheeting etc. Got air testing after (not a requirement for this work) but wanted for peace of mind.

[mistake_not]

But - our house is 1980 and we were sure the only asbestos was the artrex