Learner’s Lens: Shadowing a Specialist Asbestos Inspector.
Ella Somerset, Sava Learner
Christopher Moran AssocRICS, Sava Graduate and Director, Christopher Moran Residential Surveying
In this article, Sava learner Ella Somerset shares her experience of a day out with Specialist Asbestos Inspector Jim McKeon from Grosvenor Asbestos Solutions. Ella spent the day with Jim carrying out a management survey on a semi-detached house in Sale, where several samples of asbestos-containing materials (ACM) were taken for analysis. Ella’s mentor, Sava graduate and RICS Residential Surveyor of the Year winner Christopher Moran, also offers his advice as a practicing surveyor.
The Brief
I joined Jim on one of his asbestos inspection and sampling surveys to deepen my understanding of asbestos and the work of asbestos specialists. We explored the best practice principles when identifying asbestos, and the processes to follow once asbestos is found.
Jim’s client wanted to purchase the property, but an initial condition survey advised it was likely that some of the building materials contained asbestos. This presumption was based on the property being constructed in 1836, with most of the modernisation taking place before 1999—the year asbestos was officially banned in domestic properties.
During the inspection, Jim collected various samples for testing, which were sent to an accredited lab. The results from the lab were analysed, with Jim producing a report to advise his client on the best remediation strategy for the level of contamination within the property.
What is asbestos – a reminder
All asbestos is hazardous; however, some forms are notably more hazardous than others. The three main types are chrysotile (white asbestos), amosite (brown asbestos), and crocidolite (blue asbestos). Of note, several less common asbestos forms continue to pose a significant danger, including tremolite, actinolite, and anthophyllite. White asbestos is the most recognised, highly understood type, and therefore was the most used historically. It has subsequently been the most widely studied. Though still considered highly dangerous, other types of asbestos are considered even more lethal.
Both brown and blue asbestos (amosite and crocidolite) are known to be the most dangerous forms of asbestos; they are commonly found in loose insulation fabrics that may be more easily, or unintentionally disturbed. Therefore, extreme precautions when removing or handling are essential. Removal of blue and brown asbestos requires the highest level of care, employing dust suppression techniques to reduce fibre levels and specialised PPE.
The Process
Before attending the inspection, Jim conducted some desktop research. This was primarily based on the marketing material provided by the estate agent, as well as the client’s instructions with any specific areas of concern which had been noted.
Upon arrival, Jim collected his tools from his van and put on his personal protective equipment, before entering the house. This includes an asbestos-grade mask, goggles and gloves. He introduced himself to the property owner and explained the expectations of the appointment. It is important to obtain the owner’s consent for small samples to be taken so that asbestos can be correctly identified.
Jim started his inspection upstairs, working his way down through the building. The first process was investigating the loft space with a torch, followed by systematically moving from room to room while investigating cupboards, underneath bath panels and around flues. This methodical approach is crucial when identifying where asbestos-containing materials are likely to be located.
Certain ACMs stand out more readily during an inspection—textured ceilings, for example. When Jim identifies a potential ACM, he carefully collects a sample (as shown in the photograph above) using a sharp tool and a secure grip-seal bag to ensure safe handling. These samples are then sent to a lab for testing.
To minimise any risk of asbestos fibre spread, Jim meticulously cleans the sampling area with wet wipes and seals it with a layer of paint. This final step is crucial for maintaining the property’s safety and ensures that no stray fibres remain in the air.
The Dangers of Asbestos
When ACMs are disturbed or damaged, they release loose fibres into the air, which, if inhaled, can cause serious and irreversible lung damage. Although these asbestos-related diseases often take years or even decades to develop, they are usually untreatable by the time they are diagnosed, and many can be fatal.
The Health and Safety Executive (HSE) reports that each year around 5,000 people in Great Britain die as a direct result of past asbestos exposure. Among the most serious conditions is mesothelioma, an aggressive cancer affecting the lining of the lungs (pleura) or the lining surrounding the lower digestive tract. Nearly always linked to asbestos exposure, mesothelioma is typically fatal once diagnosed. Another dangerous condition, asbestosis, results from lung scarring after prolonged and heavy asbestos exposure. Those with asbestosis often experience progressively worsening shortness of breath, reduced exercise tolerance, and fatigue.
The most infamous example of how dangerous asbestos can be was seen in Libby, Montana, USA. It was the site of one of America’s worst man-made environmental disasters, with toxic asbestos dust from the vermiculite mines killing 694 residents, according to a 2021 study published in the Journal of Exposure Science and Environmental Epidemiology.
Approximately 2400 more people have been diagnosed with asbestos-related diseases since. When W.R. Grace & Company took over the operation of the mines in 1963, they already knew the vermiculite was contaminated with asbestos and that it could cause health complications. The company didn’t warn anyone about the perils of asbestos exposure and mining continued until 1990.
Works to clean up the town began in 2000. In 2009 the Environmental Protection Agency declared a public health emergency in Libby and called it the worst case of industrial poisoning of a community in U.S. history. The cleanup in Libby is the largest, longest-running asbestos cleanup project in American history and has cost over $600 million, the clean-up is predicted to continue up to 2030.
Where can asbestos be found within residential properties?
Almost anywhere!
Common examples include:
- Loft and wall insulation
- Roofing tiles, sheets and siding shingles
- Insulation to piping
- Gutters, piping, soil vent pipes
- Textured paints (Artex) and patching compounds used on ceilings and walls
- Surroundings near wood-burning stoves, gas and coal fires
- Flooring tiles, Vinyl sheet flooring backing and adhesives
- Sectional or hand-applied thermal insulation to pipes
- Electric fuseboards, water tanks, soffits and downpipes
- Underneath steel sinks and baths (which helped dampen the sound of the water against the metal)
Above: badly damaged asbestos downpipe
Following the Survey
Following the inspection, all relevant information is carefully compiled, including results from accredited laboratory analyses of the samples.
The limitations of the management survey are also clearly stated, so that the client is fully informed on the scope of the survey and any areas of uncertainty.
The information is presented in a report format and sent to his client. Before sending the final written report, he prefers to discuss the findings over the phone, providing an opportunity to address any questions or concerns directly. This conversation helps the client gain a clearer understanding of the survey results and the most appropriate actions for managing ACM.
With the report, the client gains a thorough understanding of the ACM risks associated with the property, as well as the best strategies for addressing them. This knowledge enables the client to make an informed decision on whether the property remains a viable purchase.
Identifying Asbestos
With many fibres invisible to the naked eye, it can be very challenging to identify. Many ACMs will have textured dimples or a swirl-like pattern on the surface that can be recognised. Alternatively, check to see if the manufacturer, product name or date of manufacture are on a label in the material, allowing for a simple google search. If there is no label on the product, then the age of the building itself is usually a good indicator of whether there may be the presence of asbestos.
It’s important to remember, you can’t be 100% certain if a material contains asbestos just by looking at it. Identifying asbestos requires testing by an accredited asbestos lab.
If you think it might be asbestos, in any doubt always treat it like it is, and recommend a licensed asbestos assessor for testing and potential removal.
Above: Asbestos containing corrugated cement sheet, commonly found on garage roofs)
What next?
It is very important to ensure the safe containment or removal of ACM. This must be completed by a professional removal company that specialise in asbestos management services. These organisations are able to conduct precise asbestos testing to determine the type and amount of the material present within the property.
Does asbestos have to be removed?
Asbestos has been banned in the UK since 1999, making it illegal to buy, sell, import, export, or use asbestos-containing materials in any form. This prohibition extends to its use in building construction and refurbishment. However, despite the ban, there is no legal requirement for existing asbestos to be removed from buildings.
Homeowners can choose to manage asbestos-containing materials (ACMs) when removal is too disruptive or costly. One effective management approach is ‘encapsulation’, where a sealant is applied to the ACM to create a protective barrier. This sealant prevents asbestos fibres from becoming airborne if the material is accidentally disturbed. Encapsulation not only reduces the risk of exposure but can also enhance the appearance of the material. Once encapsulation is complete, clearly labelled warnings should be placed to indicate the presence of asbestos, helping to prevent unintentional disturbance. Additionally, the asbestos register should be regularly updated to ensure accurate, current information on the property’s asbestos status.
(Fig 4. Material taken from the edging of a fireplace; fibres can be seen within the sample taken)
Final thoughts
Having an asbestos specialist explain the key considerations for condition reports was incredibly valuable, and observing the principles applied during a real inspection greatly deepened my understanding of asbestos management. As a future residential surveyor, I won’t be taking invasive samples for testing, but this experience has significantly boosted my confidence in identifying potential asbestos-containing materials.
One critical takeaway from this experience is the importance of caution—if there’s ever uncertainty, it’s essential to take the necessary precautions and recommend professional testing. Additionally, understanding the correct personal protective equipment (PPE) for specific situations is crucial; protecting your health is paramount in a career that involves inspecting properties where asbestos may be present.
Further information
Further information about asbestos can be found on Sava EDGE: https://sava.co.uk/sava-edge/. The Health and Safety Executive (HSE) also have useful information about asbestos here.
