If you’ve recently learned that your garage roof has some Asbestos-Containing Materials (ACMs), or even if you just suspect that this might be the case, you’re no doubt wondering what to do about it. And you’ll be keen to know whether it can be easily removed with minimal cost and damage to your roof.
Before 1999, when the government banned its use in new buildings, asbestos cement sheets were a popular variety of garage roofing, especially throughout the 1960s and 1970s. They provided a number of benefits, from durability to versatility and cost-effectiveness, not to mention their insulating as well as fire and weather-proofing properties.
These roofing sheets consist of a mix of cement with between 10 and 15% of asbestos, typically a white variety called chrysotile. On roofs, asbestos can be found in panels, gutters, felt, or the whole roof.
A full governmental ban on all asbestos became law at the turn of the millennium. This included white asbestos or chrysotile, following a partial ban in 1985 on the importation of blue and brown versions. This was due to the deadly nature of the material when its fibres are inhaled, and the clear links with mesothelioma, asbestosis, and lung cancer, all of which are potentially fatal; asbestos is considered to pose such a threat to human health that it is no longer used in the UK.
But, given its popularity at one time, it’s not uncommon to find asbestos in garage roofs on any properties built before 1999. Happily, however, this is an issue with a number of possible solutions.
How To Tell If Your Garage Roof Contains Asbestos
If you suspect your garage roof may have asbestos, there’s only one way of confirming this for sure: have the materials sampled and tested by a professional asbestos company. When trying to decide whether you do indeed need an asbestos survey, bear in mind that it is impossible to tell if a material contains asbestos just by looking at it. However, there are some potentially tell-tale signs or indications that it may do, including:
1. Corrugated Roofing Panels
This is an indication and not a definite certainty – asbestos roofing sheets are often corrugated, although asbestos-free cement roofing sheets can have this format too.
2. Garages Built Pre-1999
With any garage roof built before 1999, there’s a chance it could contain asbestos, especially for those structures completed in the 1960s and 1970s, when its use was most prevalent.
3. Moss or Lichen Growth
A large amount of moss or lichen is typical of an asbestos garage roof, although again this isn’t always the case. However, the more moss there is, the older a roof is likely to be, and the more likely it is that asbestos could be present.
4. Cracks and Breaks in the Roof Panels
A key distinguishing factor, though not a certain one, when it comes to establishing whether asbestos is present in a garage roof is the way it has aged over time. Roof panels made up of just concrete are likely to appear crumbly, while those containing asbestos are more likely to show cracks. So if you notice cracks in your garage’s roof panels, this is a potential indicator of asbestos.
5. Small Surface Dimples or Craters
If your corrugated roofing sheets feature small dimples, craters, or similar patterns, this is another sign that the material may be present.
If you spot any of the indicators mentioned above, arrange an asbestos survey by an accredited asbestos company as soon as possible.
How to Deal with an Asbestos-Containing Garage Roof
If an asbestos survey and testing confirm that your garage roof does indeed contain asbestos, there are a number of options available to you. Choosing the best one depends on a number of factors including the age and condition of your roofing panels. But it generally boils down to a choice between removing and replacing, or encapsulating, the roof:
1. Removing and Replacing the Roof
This option is typically the best way forward if refurbishment or demolition work is planned, it is starting to leak, or if the roof is damaged (e.g., if it has cracks or holes or shows any other signs of having previously been disturbed) and is not suitable for encapsulation.
A specialist asbestos removal company will need to take away the roof carefully so that it doesn’t cause any health hazards during the removal process, where it may release dangerous asbestos fibres. You can then fit a replacement and more modern garage roof.
If you’re having building work done at the same time, the asbestos company will need to take away the asbestos garage roof before that can begin.
2. Encapsulating the Roof
Encapsulating an asbestos garage roof is usually recommended on a case-by-case basis and is generally carried out if it is more dangerous to remove the asbestos-containing roof materials than to leave it in situ, or where the asbestos has not been disturbed and so is in good enough condition to leave in place.
Encapsulating stops fibres from being released if the roof deteriorates or becomes damaged over time. The process involves sealing the roof to prevent the release of asbestos-containing materials.
3. Leave it In-Situ with an Asbestos Management Plan in Place
If the asbestos-containing materials are in good condition and there are no planned works, they can be left in situ and managed with an asbestos management plan and regular re-inspection surveys. This plan ensures ongoing monitoring and maintenance to prevent any health risks.
Will an Asbestos-Containing Garage Roof Affect the Value of My Property?
Having asbestos in your garage roof certainly won’t do your home’s value any favours. That’s especially true if the roof hasn’t been encapsulated, particularly if it has been damaged, disturbing the asbestos and posing a potential health risk.
It’s not compulsory to order an asbestos survey when purchasing a new property. However, many do, and property surveyors will always notice a potentially asbestos-containing garage roof, meaning it will probably be flagged up during a house sale, and could even mean you have to take money off the sale price to cover future costs, or, worse, the deal could fall through completely. So this is another reason to remove or encapsulate a garage roof containing asbestos.
Additional asbestos-related Information
Understanding Asbestos and Its Uses
- Types of Asbestos: Asbestos is categorised into three main types – chrysotile (white asbestos), amosite (brown asbestos), and crocidolite (blue asbestos). Chrysotile was commonly used in garage roofs.
- Why Asbestos Was Used: The material was favoured for its fire resistance, insulation properties, durability, and cost-effectiveness, making it a popular choice for construction, especially in the mid-20th century.
Legal Requirements and Regulations
- Asbestos Regulations: The Control of Asbestos Regulations 2012 provides the framework for managing asbestos in the UK, including requirements for surveys, removal, and disposal.
- Homeowner Responsibilities: Homeowners must manage asbestos safely and disclose its presence during property sales. Failure to comply with regulations can lead to legal consequences.
Health Implications of Asbestos Exposure
- Diseases Caused by Asbestos: Exposure can cause serious health issues, including asbestosis (lung scarring), mesothelioma (cancer of the lining of the lungs or abdomen), and lung cancer.
- Symptoms to Watch For: Symptoms such as shortness of breath, persistent cough, and chest pain can indicate asbestos-related diseases, often developing years after exposure.
Steps to Take if Asbestos is Found in your Garage Roof
- Initial Actions: If you suspect asbestos, do not disturb the material. Contact a professional surveyor for inspection and testing.
- Hiring a Professional: Choose a certified asbestos surveyor with experience in dealing with ACMs. Ensure they follow legal and safety guidelines.
- Understanding Asbestos Surveys: There are different types of surveys – management surveys assess the presence and condition of asbestos, while refurbishment/demolition surveys are required before any structural work.
Costs Involved with Asbestos Garage Roofing
- Survey Costs: Asbestos surveys typically cost between £200 and £400, depending on the size and complexity of the property.
- Removal and Encapsulation Costs: Removal costs can range from £1,000 to £3,000 or more. Encapsulation may be cheaper, but costs vary based on the extent of work required.
- Potential Savings: Look for grants or financial assistance programs that may help cover the costs of asbestos removal.
Safety Measures During Asbestos Removal
- Protective Gear and Equipment: Professionals use PPE such as respirators, gloves, and protective suits to prevent exposure.
- Containment Procedures: Areas are sealed off to prevent asbestos fibres from spreading during removal.
- Post-Removal Clean-Up: HEPA vacuums and air quality testing ensure no asbestos fibres remain after removal.
Maintenance and Monitoring of Asbestos Roofing
- Regular Inspections: Conduct regular inspections to monitor the condition of asbestos-containing materials.
- Maintenance Tips: Keep encapsulated asbestos in good condition and avoid any activities that may disturb it.
- Documentation: Maintain detailed records of all inspections, maintenance, and any asbestos work performed.
Frequently Asked Questions (FAQs)
What should I do if I suspect my garage roof contains asbestos?
If you suspect your garage roof contains asbestos, do not attempt to disturb it. Contact a professional asbestos surveyor to conduct a thorough inspection and testing. Only a certified professional can safely determine the presence of asbestos and advise you on the best course of action.
Can I remove an asbestos garage roof myself?
No, you should not attempt to remove an asbestos garage roof yourself. Asbestos removal requires specialised training and equipment to prevent the release of hazardous fibres. Always hire a licensed asbestos removal company to handle the job safely and in compliance with regulations.
How much does it cost to remove an asbestos garage roof?
The cost of removing an asbestos garage roof can vary depending on the size of the roof, the condition of the asbestos materials, and the complexity of the removal process. On average, homeowners can expect to pay between £1,000 and £3,000 for professional removal. It’s advisable to get quotes from multiple licensed asbestos removal companies to ensure you get a fair price.
Is it safe to encapsulate an asbestos garage roof?
Encapsulation can be a safe and effective way to manage asbestos-containing materials that are in good condition and have not been disturbed. This process involves sealing the asbestos materials to prevent fibres from being released. However, encapsulation is not suitable for all situations, especially if the asbestos materials are damaged. A professional asbestos surveyor can advise if encapsulation is a viable option for your garage roof.
What are the long-term risks of leaving an asbestos garage roof in place?
Leaving an asbestos garage roof in place can be safe if the materials are in good condition and an asbestos management plan is in place. Regular inspections and maintenance are crucial to ensure the asbestos materials do not deteriorate and release fibres. However, there is always a risk that the roof could become damaged over time, potentially exposing you to harmful asbestos fibres. Monitoring and managing the condition of the roof is essential to mitigate these risks.
How can I find a reliable asbestos removal company?
To find a reliable asbestos removal company, look for those that are UKAS-accredited and have experience dealing with asbestos-containing garage roofs. Check reviews and ask for recommendations from friends or family. Ensure the company provides detailed quotes and follows all legal requirements for asbestos removal.
Resources and Contact Information
Government Resources
Professional Associations
Local Asbestos Services
- Crucial Environmental: Based in Worthing, West Sussex, and with offices across the UK, Crucial Environmental is a UKAS-accredited asbestos company with extensive experience dealing with asbestos-containing garage roofs. We cover the south-east from Southampton to Worthing, Brighton, and Portsmouth, as well as the South West and the Midlands, providing everything from initial asbestos testing to refurbishment and demolition surveys plus asbestos removal and encapsulation services. Get in touch today to learn more.
Conclusion
Dealing with asbestos in your garage roof can seem daunting, but with the right information and professional help, you can manage it safely and effectively. Whether you choose to remove, encapsulate, or manage in place, ensuring the safety of your home and family is paramount. Always consult with accredited professionals and follow legal guidelines to minimise health risks.
For further assistance and detailed information on managing and working with asbestos, refer to the Health and Safety Executive’s (HSE) guidelines and the Control of Asbestos Regulations 2012. These resources provide comprehensive advice on legal requirements and best practices for asbestos management.
By understanding and implementing these safety measures, first-time homeowners can ensure a safer remodelling process and protect their health for years to come. Always seek professional advice and err on the side of caution when dealing with asbestos-containing materials.