Asbestos? Johnson & Starley Warm Air Heating, Cupboard ? Removal Cost

[Aze]

Hi to everyone,
I have recently bought a house. 1975s ish build.

In under stairs cupboard I have found an old Warm Air Heating thing.
I have made multiple pictures, please see then answer my questions

I have also done some online re search. http://www.hse.gov.uk/gas/landlords...to-contain-asbestos-containing-appliances.pdf
I have found that this particular model G.C Appliance number 42-416 60 number contain asbetos in "ROPE".

Please also tell me if those grey looking boards are asbestos made?

Pictures: link to drop box album
https://www.dropbox.com/sc/x30a7bxqvliadic/AADPXqh5y89geHYW2M1HCttMa

How much would it cost to remove it?
Are those grey boards asbestos made?
How about loft pipe?

 

[Newboy]

1) Cost - you need to get three quotes
2) Grey boards - you can't tell by looking, they need to be tested to check. It's not unusual to find AIB (Asbestos Insulating Board) in this type of installation
3) The loft pipe (flue) is likely to be asbestos cement

Don't fool around with any of the components - AIB and rope gaskets are not good, asbestos cement is OK if handled correctly.

Out of interest, did your property survey not mention the possibility of asbestos materials (AIB's)?

 

[Aze]

The document says that ROPE contain asbestos. Not sure where that rope is

My Home buyer report did not say anything about this warm air central heating. Cupboard doors were locked by some chest and surveyor cba to move it I guess.

I will do some quotes. An idea where I should go with it first?

 

[EFLImpudence]

Surveyor - say you want them to sort and pay for it.

 

[KenGMac]

Aze, good evening.

As I understand it???

The Valuation "Surveyor" who obviously is keenly aware of the, shall we call it historic "Issues" with this variety of property should have flagged this potential problem.

Any numpty Surveyor sticking his head through the loft hatch would clock the potential hazard of the Flue pipe, never mind the internal cladding to the inside of the door to the unit, as an aside it appears that the door is held in place by a ball catch, not a lock?

I think you have a possible claim against the Valuation Surveyor, negligence, complete disregard for any "Duty of Care" The Surveyor has probably Surveyed almost all of the Properties in the surrounding area and should be well tainted with the, shall we call it "Property Defects" including the Asbestos issues, WHY WERE YOU NOT ADVISED?

Ken

 

[bernardgreen]

The Valuation "Surveyor"

is only interested in the value of the house being more than the amount of the mortgage asked for it.

 

[Aze]

Hi to everyone and thank you for you replies.

It was Valuation (paid by Nationwide) + Home buyer report (paid extra by me)

I have went through my homes buyer report and I can not see anything about this warm air heating system.
What should I do? Contact my surveyor company regarding this?

Is there anyone who got spare 5-10 minutes to have a look at my home s buyer report to see whether I am missing it some how or not?
I can share it on pw.

 

[Newboy]

1) Was the report compiled by a member of RICS?
2) Is there any mention of the heating system?
3) Who did you pay for the Home buyer's report - the actual transaction is important (e.g. invoice to you and paid by you to the surveyor)

In the meantime it may well be worth getting a few samples taken and tested for the presence of asbestos.

 

[OwainDIYer]

It sounds like the seller intentionally concealed the existence/contents of that cupboard from the surveyor by putting furniture in front of it. A new heating system has been fitted and the surveyor may have assumed that the old was fully ripped out. That's a dangerous assumption to make and unless he stated that assumption in his report he may have failed in his professional responsibility - as KenGMac says he was probably aware (should have been aware) that properties of that time/age/location often had warm air heating.

I would speak to your conveyancing solicitor as you may have grounds for action against the surveyor or the seller.

Asbestos 'rope' was used as a sealing gasket for combustion chambers, flues etc.

 

[Aze]

I have sent an email to my sols regarding this.
I have also went through my report. There is no mention of an old Warm Air heating system.
All it says that there is new combi boiler for water and heating + electric fire place in Living room.

The thing is that it says in my survey that they do not move furniture. Cupboard doors where boiler is were blocked by furniture. Well, you could open them for a 3inch wide to barely see what is inside.
Thing is that If surveyor went up stairs he could see big grey pipe and assume that it is from this heating.

Will see what my sols says,

 

[Aze]

This is the cupboard with hidden system, few months back
https://www.dropbox.com/s/39rij2uz2i4u57a/DSC00637.JPG?dl=0

 

[bernardgreen]

The ventilation grills above the cupboard doors are a give away that there maybe something more than wasted cupboard space behind the doors, The fact that the owners had not been using the space in the cupboard should also have triggered the surveyor into at least asking.

 

[^woody^]

That's not hidden! It's so obvious what would be in there.

A Homebuyers Survey should have picked this up.

There may be asbestos rope, and or insulation panels in this unit. They would be the more dangerous type of material, and require specialist removal. If left, it would be OK and no risk.

 

[Aze]

Thanks for replies to everyone,
I have contacted my sols and explained to him everything. Explained to him that there was a not in my survey about not moving furniture.

He replied with,

Spoiler

The property is purchased as ‘buyer beware’ which is why it is good practice for you to undertake thorough inspections and surveys. Obviously you have had a survey conducted. However, if certain parts of the property were not accessible you ought to have arranged for them to be made available for inspection as you purchase the property in the state and condition it is in.

I would contact your surveyor to discuss this issue further, but there is not much else that I can do to assist you at this time.

I have obviosuly did not ask seller to move it prior to visit my surveyor but as you guys said that it looks quite obvious that something is in near.


edit.

ps. out of everything above, any idea how much would it cost to remove the thing + cupboard all together? anyone has ever done it?
I have sent emails to over 10 companies round Northamptonshire with pictures, asking for a quote.

 

[Hugh Jaleak]

I would have said that cupboard door seem to be open sufficient in the picture to be able to see there was something obvious in that cupboard, and not merely an empty space. My curiosity would then have been pricked, and I'd have either tried to look further or mentioned the fact there was something significant inside the cupboard but was unable to investigate further. The fact it hasn't been mentioned at all I think is totally unacceptable.

Looking at the picture of the insulation board with the hole cut in it, it looks like there are fibres present indicating asbestos, (which, as said, is likely, as it was widely used in that era), but also as Woody has said, it is safe provided it remains undisturbed. Personally though, I'd want to get it removed. Bonded asbestos, as in the flue isn't too bad, its the asbestos rope that gives cause for concern, as it is unlikely the appliance could be removed without dismantling, which then could disturb the asbestos in the seals.

I'm happy to have a look through your report if you can share it somehow.