Structural survey Issues - Asbestos in garage ,Gun Barrel Pipes

RaulDublin

We have gone sale agreed on a house built in late 1970s. The house looked to be very well maintained with additions done to the house by current owners .
We had a survey done by chartered surveyors and although we dont have the full report , the surveyor mentioned a few things which I'd like to see if any one had has similar experience on ..


1) There's a garage of approx 110 square feet at the front. Asbestos in the garage used for protective sheet for garage door and inside roof of the garage . We dont intend to use the garage any ways and I think that the asbestos has to go . Does any one know how much it costs to get it removed ? I spoke to a few builders and I got different views . One view is to get it removed ( the builder mentioned that he has removed and then dispose it via authorized asbestos specialist. The other view is that the asbestos should be handled entirely by authorized specialists which means survey , assessment , removal and post removal assessment ( in my opinion ) .

2. The pipes on the heating rads are gun barrel and surveyor was of the opinion that this needs to be removed in these old houses and replaced by copper ones i.e If an assessment shows a mesh of these gun barrel pipes .Another issues he felt that home insurance would not cover these for any claims in future as they are old metal pipework and liable to leakage .

Does any one have an experience in buying a house with similar issues and how have they been dealt with ?


Regards, Rahul

Note -there are no other issues which stand out other than these and only a few minor issues

Prenderb

Firstly - Rely on paid, insured, professional advice in relation to these issues. I know you've already paid for a survey.

That being said, it is safe to say that unless you're modifying, disturbing, or working with the asbestos material, you may not have to move it. And I'm not the only one who says this - http://www.citizensinformation.ie/en/environment/environmental_protection/asbestos_regulations.html

If the asbestos is being dealt with, the only proper way to do it is the second thorough way you describe. Survey, identify, remove and dispose of correctly.

As to the gunmetal in the heating system, I can't think of any reason to replace them, "just because." If there is signs of leaking or other issues, then you definitely need to consider it. If you're getting work done to the heating system, it might be a good idea, or it may be necessary to replace some pipes for a variety of reasons (including age, mating with fittings, etc). Some other views might be useful here http://www.askaboutmoney.com/threads/gun-barrell-piping-in-central-heating.69755/

In saying that, you have an opinion that the pipes should be replaced. It might be worth getting a figure from a plumber on replacing the gunmetal if it's in bad condition, and factor that into the offer you make on the property.

As to the insurance issue, did you consider calling an insurer and see what their view might be on it?

RaulDublin

Prenderb wrote: »

Firstly - Rely on paid, insured, professional advice in relation to these issues. I know you've already paid for a survey.

That being said, it is safe to say that unless you're modifying, disturbing, or working with the asbestos material, you may not have to move it. And I'm not the only one who says this - http://www.citizensinformation.ie/en/environment/environmental_protection/asbestos_regulations.html

If the asbestos is being dealt with, the only proper way to do it is the second thorough way you describe. Survey, identify, remove and dispose of correctly.

As to the gunmetal in the heating system, I can't think of any reason to replace them, "just because." If there is signs of leaking or other issues, then you definitely need to consider it. If you're getting work done to the heating system, it might be a good idea, or it may be necessary to replace some pipes for a variety of reasons (including age, mating with fittings, etc). Some other views might be useful here http://www.askaboutmoney.com/threads/gun-barrell-piping-in-central-heating.69755/

In saying that, you have an opinion that the pipes should be replaced. It might be worth getting a figure from a plumber on replacing the gunmetal if it's in bad condition, and factor that into the offer you make on the property.

As to the insurance issue, did you consider calling an insurer and see what their view might be on it?

Many Thanks Prenderb
Yes the asbestos should remian in situ if the garage was ever to be used as per the surveyor.
We had plans to convert the garage where the asbestos is to a room and so its better if the asbestos goes away now rather than later on.I intend to take it up with the ea and vendor next week and see if they are willing to consider getting it removed though ...i doubt that they would !?

There is no leakage on the pipes although its hard to tell from the survey if the pipes have been treated for rust and any inhibitors added when the ofch was upgraded.
Hoping to talk to my plumber soon but wondering is an estimate of 5k is a reasonable assumption for gb removal ..just looking at some of the threads you've mentioned .??

Haven't spoken to insurers yet but my mortgage broker advised that the issue with insurance may arise if there we a claim in future.
Raul

BryanF

Allow 1/2k for asbestos removal
& 5/7k for pipe replacement

Assume if concrete/timber floors are lifted that floor finishes/ Skirtings will be affected, but perhaps your decorating the rooms anyway..

RaulDublin

Thanks Bryan.

can the SEAI better homes grant applies to such work being done .I see that they have a grant measure for Heating Controls with Boiler (Oil or Gas) Upgrade?

K.Flyer

RaulDublin wrote: »

There is no leakage on the pipes although its hard to tell from the survey if the pipes have been treated for rust and any inhibitors added when the ofch was upgraded.
Hoping to talk to my plumber soon but wondering is an estimate of 5k is a reasonable assumption for gb removal ..just looking at some of the threads you've mentioned

.... can the SEAI better homes grant applies to such work being done .I see that they have a grant measure for Heating Controls with Boiler (Oil or Gas) Upgrade?

Keep in mind that the pipes are in as old as the house and if you are planning a big renovation project it would be prudent to have the system changed out.
As most of the pipework is hidden away, there is no telling what the overall condition is, plus the pipes can be rotting from the inside out.
If you are getting quotes to have it all replaced, ask what materials they are proposing to use to replace the g.b. with, ask if its copper, multi-layer or pex. (My preference is that order).
If you decide to go that way, then you would have it fitted with seperate zoning, living area, bedrooms, hot water. This would then allow you to apply for available grants.

BryanF

RaulDublin wrote: »

Thanks Bryan.

can the SEAI better homes grant applies to such work being done .I see that they have a grant measure for Heating Controls with Boiler (Oil or Gas) Upgrade?

No

Calahonda52

OP:
re
Asbestos in the garage used for protective sheet for garage door

This is an unusual use for asbestos and given that its a moving part, is a high risk situation that needs remediation, regardless of your stated intention not to use the garage.......:)
Is the garage roof shared?

I would remove the GB, no question or doubt about that point

RaulDublin

The asbestos is located on the inside of the garage , location shows in the drawing here .The roof is not shared .

RaulDublin

Calahonda52 wrote: »

OP:
re
Asbestos in the garage used for protective sheet for garage door

This is an unusual use for asbestos and given that its a moving part, is a high risk situation that needs remediation, regardless of your stated intention not to use the garage.......:)
Is the garage roof shared?

I would remove the GB, no question or doubt about that point

Just spoke to an asbestos removal specialist.The asbestos is indeed for fire protection ( they'll check from the type of asbestos .. Crocidolite /Amosite and also determine from the survey reports).The estimates for removal were ballpark in the same range as being talked about earlier in this thread.

robd

I had asbestos slates replaced on main roof recently.  Little different  but.
Disposal costs are not as bad as people make out.  The name itself causes panic in people once it's mentioned.
I can't tell contractor costs but the disposal costs are EUR 500 per one ton bag.  Bear in mind that's not one ton weight, just what you can fit in the bag.  It has to be put into sealed bags or double wrapped in plastic once removed and sitting outdoors and for onward transport.

RaulDublin

robd wrote: »

I had asbestos slates replaced on main roof recently.  Little different  but.
Disposal costs are not as bad as people make out.  The name itself causes panic in people once it's mentioned.
I can't tell contractor costs but the disposal costs are EUR 500 per one ton bag.  Bear in mind that's not one ton weight, just what you can fit in the bag.  It has to be put into sealed bags or double wrapped in plastic once removed and sitting outdoors and for onward transport.

Thanks a lot . Could you PM me the contractor details ?