Asbestos in a warm air unit?

[Jaxter22]

Hi all,

I've recently moved into a rental property with a very dated warm air unit. The exact model is: Johnson & Starley J2532Mk3 Modairflow. It's an old-looking unit, none digital, like something from 70's.

After ringing the supplier I've been told "there will be asbestos in the rope but it should be okay as long as you don't move it".

I'm not sure what "the rope" is though.

The thing is, looking at the actual boiler I'm worried I can see what could be exposed asbestos (there are random spongy bits poorly held together with tape and it's got me concerned). I've attached a photo and a video below, would be great to get someone's thoughts on this. Am I worrying needlessly or am I looking at exposed and dangerous asbestos?

Any help will be greatly appreciated.

Link to video or the boiler:

Best,

Dan

 

[RandomGrinch]

If the supplier has said that there is likely to be asbestos in the warm air unit, then assume there is; leave the unit alone and keep the cupboard closed.
There will be little of concern unless it is disturbed, or damaged.
Your picture appears to show fibreglass insulation (although I am unsure about the nature of the paper type covering) - asbestos fibres themselves are usually too small to see without a microscope.

If there is damage to asbestos and you are concerned, then you need to talk to your landlord - they have certain responsibilities relating to it:

https://thebla.co.uk/asbestos-your-duties-as-a-landlord-in-2021/

You are unlikely to see the asbestos rope itself, unless you start dismantling the unit. It is used in gaskets and to seal (items such as that front cover on the unit, must be replaced):

Where can you find asbestos? Rope seals and gaskets

www.hse.gov.uk

In essence, there is little harm likely, if you leave the heater alone. Because the suppliers have suggested there is asbestos in the unit - treat it as if it contains asbestos, unless it is proven otherwise.
And as you are concerned, talk to your landlord.

I hope that helps

 

[Jaxter22]

Thanks @RandomGrinch,

Really appreciate your advice.

I had a couple of points I wanted to follow up on if that's okay?

You mention keeping the door to the boiler cupboard shut, the only problem with that is that the only way to control the boiler is by going into the cupboard.

Once I'm in there, I have to remove the panel (front cover) in order to operate the boiler, because that's where the controls are (underneath the panel). Are you saying that doing this in itself would be a risk?

I know you mention speaking to the landlord, and I will but I've previously asked him about asbestos and he denied the property had any so I'm not hoping for much luck there.

The boiler is broken at the moment and he's planning to send around an engineer, I'm guessing it would be worth clarifying that they are asbestos-removal trained first in case they start dismantling things?

Best,

Dan

 

[RandomGrinch]

You mention keeping the door to the boiler cupboard shut, the only problem with that is that the only way to control the boiler is by going into the cupboard.

You can only go with the information you've been provided with.
If the boiler manufacturer has suggested that the boiler may contain asbestos, you want to leave it alone as much as possible.
Even if the boiler didn't contain asbestos, to go into the cupboard to control a boiler is pretty inconvenient!
I don't know how much you are willing to push your landlord, but the addition of external controls/thermostat may help put your mind to rest - a happy tennant means a happy landlord!

You may want to put a message on the plumbing and C/H forum - someone there could have some more information about your system.

 

[^woody^]

Rope is to seal the flue or plenum chamber or air duct. May also be a sheet of AIB as a heat insulator.

Neither of these are dangerous by being there or in use. Only become an issue on boiler removal or extensive strip down.

 

[Jaxter22]

Thanks @^woody^
My landlord is planning to remove the boiler because it has broken. Do you think he needs a specialist asbestos removal person to do this or will most standard engineers be okay? Worried about getting asbestos in the air through the removal process.

 

[^woody^]

The landlord should have what is known as a "refurbishment" or "targeted" asbestos survey on the boiler, its enclosure and the immediate air duct and flue to check for asbestos and form the basis of the plan for removal.

Depending on the type and location of any asbestos material, it may be a relatively simple removal, or it may require specialised removal and enclosure and air testing.

The gas engineer should also be "asbestos aware" trained so that if he spots possible asbestos, he knows what to do - ie stop work. Gas engineers are not normally suitably trained or equipped to deal with asbestos.

Dont let work start unless a suitable survey has been done by a licensed firm, and you have seen the report. Also ask for the risk assessments and method statement for the work before it begins.

 

[Jaxter22]

Thanks @^woody^, really appreciate your advice.

Could I check, are you an engineer? Just so I have some context when referencing your advice to my letting agent.

 

[^woody^]

Thanks @^woody^, really appreciate your advice.

Could I check, are you an engineer? Just so I have some context when referencing your advice to my letting agent.

I mange property for landlords, building contracts and contractors that include working with asbestos.

Control of Asbestos Regulations 2012

The Control of Asbestos Regulations 2012 bring together the three previous sets of Regulations covering the prohibition of asbestos, the control of asbestos at work and asbestos licensing

www.hse.gov.uk

Managing my asbestos - Before carrying out the work

Depending on the materials and type of work being done you may need to use an HSE-licensed asbestos contractor. If this is not needed you should use a contractor who is trained to deal with asbestos.

www.hse.gov.uk

Construction - Construction Design and Management Regulations 2015

The Construction (Design and Management) Regulations 2015 (CDM 2015) sets out what people involved in construction work need to do to protect themselves from harm and anyone the work affects.

www.hse.gov.uk

Gas Engineer’s Guide to Asbestos

registeredgasengineer.co.uk