If you are the owner of a commercial property, or you are in the process of buying a commercial property, you may be the person legally responsible for managing any asbestos present at the property. Therefore, should you be considering selling a commercial property at some point in the future, you should have an asbestos survey conducted.
Asbestos Regulations relating to Commercial Premises
The Control of Asbestos Regulations 2012 clearly sets out these responsibilities for any property that is non-domestic. Exposure to asbestos can be fatal, causing serious illnesses that can take decades to manifest and produce symptoms. Since asbestos was banned in construction in the UK in 1999 there is no need for concern in any commercial building constructed after this date.
What is asbestos?
Asbestos is a heat-resistant, chemical resistant, strength binding naturally fibrous mineral that was commonly added to manufacture building materials. It was found to be a durable material with fire and heat resistant properties. That is why it works so well as a fire proofing & insulating material.
Any building constructed between the 1800’s and 1999 will likely have asbestos-containing materials within the property. However, during the 1970’s & 1980s, health experts determined that asbestos was responsible for negatively impact the health of anyone who is exposed to it.
The greatest exposure to asbestos occurs when asbestos-containing materials are damaged because this action releases fibres into the air which can be readily inhaled and cause severe health consequences. Some of the most significant health consequences include lung cancer, mesothelioma and asbestosis.
What is an asbestos survey?
Any man-made structure, commercial building, residential building, or house constructed between the 1850 and 1999 can still pose a risk to the occupants or workers who live or reside within them. UK Regulations require you to conduct asbestos surveys on buildings constructed within this time. Asbestos surveys are required if you are occupying, buying, selling, or demolishing commercial premises. If there are tenants or people living inside the building, then asbestos surveys are also performed as a health and safety check.
The job of an asbestos surveyor is to inspect your building and identify potential asbestos-containing materials. The asbestos fibres themselves cannot always be identified directly because they are microscopic, however an asbestos surveyor is familiar with the types of building materials that might have asbestos in them, such as roofing materials, Wall panels, insulating materials and flooring materials. When selecting an asbestos surveyor you should ensure the surveyor has experience of surveying commercial premises.
Once the surveyor has located an asbestos containing material a small sample will be taken of each suspect material which will then be analysed at the laboratory for further in-depth analysis. The laboratory will identify the type or types of asbestos present with sample(s) a bulk certificate of analysis is produced detailing the laboratory results.
Is an asbestos survey required and if so, what type of survey?
Asbestos survey types
Asbestos Management Surveys
What are asbestos management surveys?
Management asbestos surveys are standard inspection surveys to comply with the Control of Asbestos Regulations 2012 for all commercial and industrial property and for those buying or selling property. This type of inspection is non-intrusive but does include sampling of suspect materials which are then sent to the laboratory to report on whether asbestos is present and if so, what types of asbestos.
If you are a business whether leaseholder or freeholder this survey will identify what asbestos containing materials are in place within your demise, their condition and what your legal obligations are to comply with the regulations.
If you have been asked to carry out an asbestos survey for management purposes and provide an asbestos register for insurance or compliance purposes, including visits from either HSE or Environmental Health this is the survey type which includes the information set out in Regulation 4 “Duty to Manage”. This applies to a building built prior to the year 2000.
Asbestos Refurbishment and Demolition Surveys
What is an R and D Survey?
The aim of this survey type is to survey the property in question for asbestos containing materials so as these can be managed safely or as is usually the case removed safely in line with the regulations before the strip-out and re-fit. All property types are covered regardless of size or class of use – residential, commercial, industrial, or mixed.
Asbestos refurbishment surveys and asbestos demotion surveys must be undertaken on properties which are due to be refurbished or demolished.
Professionals, occupiers, and management agents involved in minor and major fit-outs and strip-out will need to commission such a survey prior to beginning the works. As well as the requirements for this type of survey covered under the Control of Asbestos Regulations 2012 and HSG264, further stipulations and requirements are contained in the CDM Regulations 2015.
R and D asbestos surveys are highly intrusive, and damage will occur to elements of the property to inspect the fabric of the building. Therefore this type of survey can only usually be undertaken in a vacant property and one which is owned by the person or company commissioning the survey.
Asbestos Re-inspection Survey
What is an asbestos re-inspection survey?
An asbestos re-inspection survey (also referred to as an annual asbestos re-inspection survey) is designed to allow the duty holder to monitor and record the condition of any previously identified asbestos products within a building.
Like any building material, asbestos-containing materials are also subject to potential damage and degradation. As an asbestos product degrades it can be more likely to become a hazard to health, therefore should be inspected at regular intervals to ensure its condition has not deteriorated.
When selling a commercial property?
Asbestos is often found in commercial premises prior to buying and selling. Therefore, should you be considering selling a commercial property at some point in the future, you should have an asbestos survey conducted.
It is important that you understand the location and potential danger of ACMs (Asbestos Containing Materials) if you own a commercial property, you are a tenant or manager of a building with responsibilities that include managing asbestos.
If you are planning to sell a commercial property, a recent asbestos survey and/or asbestos removal project, is more likely to highlight previous good asbestos management processes and strategy.
Summit Environmental and commercial asbestos surveys.
Our asbestos survey reports contain material assessment, risk rating for materials with recommendations on materials found including photographs and highlighted floor plans. This information can then be used by those involved in the refurbishment and or demolition works.
If you need an asbestos management survey or asbestos refurbishment survey in commercial premises in Sussex, Surrey, Kent, and London please contact us, we will be happy to discuss your requirements.
https://summitenvironmental.co.uk/wp-content/uploads/2018/09/FM_240117_003-1-scaled.jpg17042560markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-09-19 06:47:412021-09-19 06:47:44Selling a commercial property, do you need an asbestos survey?
Summit Environmental are accredited by TrustMark for our Retrofit assessments. TrustMark is a government endorsed quality scheme for trades in and around the home.
What are retrofit assessments? What is PAS 2035?
From 1st July 2021, all ECO3 funded Retro-fit work will have to adhere to PAS 2035 standards, which will require fully trained and TrustMark approved retro-fit professionals such as Summit Environmental.
A Retro-fit assessor will complete more than just an EPC, which we all know is needed for the sale or rent of existing UK housing stock. The role of the retrofit assessor will complete an occupancy assessment, a condition report and to convert Rd SAP assessments to SAP assessments to comply with the requirements of a retrofit assessment.
The Process of Retrofit assessments
Part 1) The Occupancy Assessment.
The Occupancy Assessment will be used to generate a professional report which outlines how the occupant uses the energy of the property. With this assessment you can use the Rd SAP data and create an accurate report based on the household’s overall energy usage.
This is achieved by entering information such as the number of occupants in the property, the actual water usage per week, which rooms are heated by which heating systems etc. as well as the use of white goods within the property and information provided from household bills.
Part 2) The Condition Report.
This flexible reporting process will allow a create a room- by- room report of a house, entries may be multiple ‘items’ within a room and can provide a brief description of their condition. A star rating will be attached to each room to represent its overall condition. In addition to this, pictures will be taken and attached as evidence for each part of the report. With the information the Condition Report Survey will generate a PDF file with all the information entered in a clear and professional format.
Part 3) Rd SAP to SAP Converter.
This conversion tool allows users to Rd SAP data, to create a Design SAP input file which can be passed to Retrofit Coordinator, who will be the project manager for the conversion project.
The history of the Retro fit process is covered by the following paragraphs which is driven by the countries target to be carbon neutral by 2050.
Government Targets.
This relates to the governments targets which were originally set, based upon the greenhouse emissions as of 1990. The initial figures have been changed, and the target is now for the UK to be carbon neutral by 2050. To meet this goal by 2050, there needs to be significant improvements to the UK’s 27million domestic dwellings. Domestic dwellings account for a substantial proportion of our greenhouse emissions, considered to be around 25% of the problem.
Each Home Counts.
The Each Home Counts report was published in 2016 and outlined 27 recommendations, including the establishment of a quality mark, now known as TrustMark, for domestic retrofit supported by a framework of technical standards.
The aim of the report was to restore confidence of consumers and the government in the retrofit industry, to facilitate new central and local government policies whilst promoting a national programme of domestic retrofit.
What is PAS 2035?
PAS 2035 is the specification for the energy retrofit of domestic buildings and was developed as part of the Each Home Counts process. The Retrofit Standards Framework is the standard that any holders of the Trustmark Standard, is required to comply with when carrying out domestic retrofit work.
When considering the government’s target to not only reduce carbon emissions, but to also end fuel poverty, it became evident that more needed to be done to improve the UK’s housing stock. The Each Home Counts introduces a better process for the retrofit of energy efficiency and renewable energy. As a result of this review the introduction of the Pas2035 framework document was introduced for the end- to -end delivery of the domestic retrofit work.
When does PAS 2035 apply?
The government have made it clear that any funding they provide for energy efficiency measures will need to go through the PAS 2035 process.
Where does PAS 2035 apply?
PAS 2035 requires that every dwelling that is to be subjected to energy retrofit work is to be firstly assessed by a retrofit assessor who will provide information about the dwelling for use by a retrofit coordinator.
PAS 2035 may be applied to all domestic retrofit activity that is covered in the following categories:
Funded by national or local government schemes,
Retrofit promoted/funded by landlords, including RSL’s and private landlords,
Individual buildings by their owners or occupants.
Retrofit that is integrated with and forms part of a broader repair.
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Who is responsible for managing asbestos in a commercial property?
This is a question that crops up time and time again when granting leases. Tenants will usually insist on seeing an asbestos survey and landlords are keen to wash their hands of it (literally).
Regulation 4 of the Control of Asbestos Regulations 2012 (Regulations) imposes a duty to manage asbestos risk in non-domestic premises. This requires the ‘duty holder’ to determine whether asbestos is present in a building or likely to be present, and to manage any asbestos that is or is likely to be present.
So what does this actually mean?
Firstly, a landlord does not have to arrange an asbestos survey in order to let a property. This is a common misconception. Many tenants seem to think that this is a mandatory requirement (like an EPC) but this is simply not the case. A landlord’s only requirement is to comply with its obligations as ‘duty holder’ under the Regulations. This is not a pre-requisite to letting the property to a tenant.
A landlord must keep in place its own records and a written plan to manage asbestos and they are required to provide information about the location and condition of the asbestos to anybody who is liable to disturb it. This would typically include tenants, contractors and employees. However, tenants who believe that they can force a landlord to carry out an asbestos survey are mistaken.
Secondly, a ‘duty holder’ is any person who has an obligation to maintain or repair a commercial premises or exercises some element of control over the whole or part of it or has a means of access to and from the premises. In broad terms, therefore, it captures anybody with an interest in the property (under a tenancy or not). This means that there can be more than one person at any one time who is a duty holder. In the typical landlord and tenant scenario, the landlord is the duty holder before the lease is granted, and both the landlord and tenant are duty holders after the lease is granted.
So, is the landlord ‘off the hook’ as soon as they grant a lease?
No, not quite. The landlord cannot shift the obligations of duty holder to a tenant, but as soon as the tenant signs the lease it will become a duty holder in its own right.
Where there is more than one duty holder, the contributions to be made by each party in complying with the Regulations are determined by the nature and extent of the maintenance and repair obligations owed by each party to the other. In other words, a carefully drafted lease can place most (if not all) of the obligations on to the tenant.
The situation is slightly different in a multi-let building where the responsibility for maintenance of the common parts, services, external fabric and main structure of the building will generally lie with the landlord. Here, the landlord will be required under the Regulations to arrange for asbestos surveys and for copies of asbestos registers to be produced for each tenant – although a properly drafted lease will ensure that these costs are recovered from the tenants under the service charge.
Finally, it is worth remembering that:
‘Managing’ asbestos does not necessarily mean removing it. The only requirement is to have an action plan and a system in place for managing the risk. In many cases the best decision may be to leave the asbestos in place because it is contained and ‘safe’.
Even where the landlord has passed the responsibility on to the tenant, the landlord will still have to step in and carry out work in the event of the tenant’s default – so this is always something to monitor and keep on top of.
Asbestos management is definitely something to discuss and agree from the outset of any lease.
The Regulations apply to both landlords and tenants, so it is in everybody’s interest to reach a mutual understanding.
Need help, contact us to discuss your requirements on [email protected]
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Anthrax is a life -threatening infectious disease called Bacillus Anthracis, that normally effects animals especially ruminants, such as goats, horses, cattle, and sheep Anthrax can be transmitted to humans through infected animals or their products. In recent years anthrax has attracted a great deal of attention as it has become clear that the infection can also be spread by bioterrorist attack, or by biological warfare. Inhalation anthrax is not spread from person to person and even if you develop the symptoms of inhalation anthrax you are not going to spread it to another person, despite it being the most dangerous of forms. If you developed cutaneous skin anthrax, the drainage from an open sore presents a low risk of infection to others. Intestinal anthrax may be seen to be contained within the body.
Are anthrax spores dangerous?
Anthrax spores are certainly dangerous, if people get infected with anthrax spores, when the spores enter the human- body they can begin a process of being activated. When the spores become active, they will begin to multiply and spread around the body. These will start producing toxins and causing severe illness, which can be fatal.
Is anthrax prokaryotic?
Prokaryotic are unicellular organisms, that lack organelles or other internal membrane structures. Bacillus Anthracis which causes anthrax is a harmful cell and falls within the prokaryotic group. Many of the bacteria around us are essential to support human life, and as life forms have been incredibly successful.
Can anthrax kill you?
Without treatment the skin anthrax death risk stands at 23.7%, for intestinal infection the risk of death is between 25 and 75%, whereas respiratory anthrax has a higher mortality rate of 50 to 80%, even with treatment. Historically before the 20th century, and the development of treatments, anthrax killed hundreds of thousands of people and animals every year.
How can you treat anthrax?
Antibodies are the usual treatment for anthrax. The antibiotics would include penicillin, {cipro}doxycycline and ciprofloxacin. In the case in inhalation anthrax the treatment would be taken intravenously.
What causes anthrax poisoning?
A} Anthrax poisoning will be caused by exposure to the Bacillus Anthracis spores. These may be absorbed by the process of respiration, through digestion, or by an open wound which has also been exposed to the anthrax spores.
The bacteria under the microscope look like large rods, however in the soil where they live, anthrax organisms exist in a dormant form called spores. The spores are very hardy and difficult to destroy. The spores have been known to survive in the soil for up to forty- eight years. The bacteria secrete toxins composed of three proteins known as protective antigen, lethal factor and edema factor.
Who are the people most at risk of anthrax poisoning?
Veterinarians
Livestock producers and farmers
Travellers to countries where anthrax is endemic
Handlers of animal products, such as animal hides
Laboratory personnel that study anthrax
Builders/Developers
Military personnel and individuals trained to respond to bioterrorists and biological warfare.
Which countries will you most likely find anthrax?
Central and South America
Sub-Saharan Africa
Central and South West Asia
Southern and Eastern Europe
The Caribbean
Where may there be an additional risk in the UK of anthrax?
Wattle and daub also known as lath and plaster is a building method used for making walls and buildings. In which a woven lattice of wooden strips called wattle, is daubed by a sticky material usually made of some combination of wet soil, clay sand, animal dung and straw. The risk of anthrax is very low, but the animal content may still hold some spores.
Is there a risk from horse- hair plaster?
Horsehair plaster is a relatively simple mixture and application process. The plaster is composed of three elements, lime aggregate, animal hair and water, all mixed together before applying to the lath. The historic plaster was normally reinforced with horse-hair, due to the long strands and the additional strength, however hair was also used from other livestock such as cows and goats. There is a small risk that animal hair incorporated into the plaster mixes before 1900 could be contaminated with anthrax.
Questions about Anthrax? Get in touch to speak to us about them [email protected] or 0203 874 9530
https://summitenvironmental.co.uk/wp-content/uploads/2021/05/anthrax.jpg377502markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-05-08 14:54:502021-05-08 21:18:38What do we often get asked about anthrax?
The International Labour Organisation (ILO) marks its World Day for Safety and Health at Work on or around 28th April each year. World Day is an international campaign to promote safe, healthy and decent work around the globe.
The Coronavirus (COVID-19) pandemic has created uncertain times and businesses are trying to deal with the situation in the best way they can. We wanted to let you know that we have implemented remote working solutions and online training all from the safety of your office or home.
Managing Health and Safety doesn’t have to be complicated, costly or time-consuming. In fact it’s easier than you think. If you have taken reasonable steps to prevent accidents or harm to your employees. Its never been easier with our range of RoSPA, IATP, CPD, IIRSM, IFE, Laser, ILM & ETA approved courses
Who are they for?
Some of your staff may have particular health and safety training needs, for example:
new recruits;
people changing jobs or taking on extra responsibilities;
young employees, who are particularly vulnerable to accidents;
https://summitenvironmental.co.uk/wp-content/uploads/2021/04/leaflet-side1-scaled.jpg18412560markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-04-06 21:20:012021-05-08 14:55:49Online Health and Safety Training goes live on Summit Environmental
Did you know that in the U.K. between 25% and 30% of CO2 pollution comes from our homes, that is indeed a great deal of pollution, and when you review your domestic energy performance certificate, not only will it tell you the environmental changes you could make to your property, it also calculates the quantity of CO2, that you are puffing into the air and also how you could reduce the effect upon the environment by reducing the tonnage of CO2 that your property is emitting and potentially saving you money too.
Virtually every day on the National News, and certainly International News there are stories of how Mother Earth is reacting to what we do to it. However just in case you do not have the news on:
Ice caps Retreating,
Artic Sea Ice Thinning,
Global Sea Levels Raising by 1-2mm per year,
Global Snow Cover Decrease By 10% in Fifty Years,
Weather Related Economic Losses Have Increased Ten Times in Forty Years,
The Huge Bush Fires That We Have Seen in Australia, And The USA,
In the U.K. Since 2000, We Have Had Some of The Warmest Summers Ever.
It is now even more critical to monitor what we are doing far more accurately and formulate plans so as to change what we have done for so long and to find a new normal. This new normal will be zero CO2 emissions, and with a target date of 2050.
https://summitenvironmental.co.uk/wp-content/uploads/2021/03/EPC.png475752markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-03-20 20:53:002021-05-08 14:57:16Why do we have EPC’s on our homes?
The EWS1 form and process helps banks ‘make lending decisions on high rise properties with a potential fire risk.
The form, introduced last December, came from collaborations between UK Finance, the Building Societies Association (BSA) and the Royal Institution of Chartered Surveyors (RICS), to ‘create a standardised process that would make it easier for brokers and homeowners to find suitable mortgages. Lenders may refuse a mortgage application where one cannot be produced – this is a commercial decision.
What is an external wall system (EWS)?
The external wall system (EWS) is made up of the outside wall of a residential building, including cladding, insulation, firebreak systems and fixings.
Which blocks need EWS1 forms?
Buildings requiring EWS1 forms include blocks of flats, student accommodation, dormitories, care homes and HMOs excluding hotels.
Does an EWS1 form only apply to buildings over 18m?
While the form applies to buildings over 18 metres, changes in Government advice, introduced in January 2020, meant that all buildings of any height with a wall system may need to be risk assessed – those below 18m if there are specific concerns.
Why are lenders asking for EWS1 forms below 18m?
Changes in Government advice in January 2020, bringing all buildings into scope, mean some residential buildings below 18m which have ‘specific concerns’, may now require an EWS1. Examples include 4-6 storey buildings which may have combustible cladding or balconies with combustible materials and therefore are a clear and obvious risk to life safety and may require remediation in accordance with the latest Government advice.
The two most high-profile fires in the last year were in buildings below 18 metres.
There has been widespread criticism of the EWS1 form and overall External Wall Fire Review process for several reasons.
The form is being used far more often than intended, on properties where the necessity is questionable.
The process is costly and can be very slow.
There are not enough qualified individuals to complete the forms.
The costs for remedial work are falling to leaseholders who often cannot afford them.
How much does a form cost, and how long does it take?
To complete an EWS1 form can be costly and can be very slow. The cost can be anywhere between £2,000 and £50,000 and could be more depending on height access equipment and complexity. In some areas there is currently a waiting time of up to 42 months. This is because the forms must be completed by chartered fire engineers, of which there are less than 300 nationwide.
A common problem is – The building owner will not undertake the required EWS1 Form assessment. What can you do?
If the building owner does not acknowledge their legal responsibility and refuses to undertake the necessary assessment, the local council can provide further advice, or it should be referred to the Fire and Rescue Service. No one should be living in a building which is unsafe, and the building owners are the ones who can progress this.
Building Owners have a clear responsibility reinforced by MHCLG advice to arrange for the wall system to be checked and have a route to remediation where needed.
Mortgage approval, valuation and insurance on high rise blocks of flats that have external walls consisting of potentially combustible material have been causing difficulties across the market and has been impacting transactions.
Ok you have an EWS1 form, what do the results of the EWS survey mean?
The checks provide five different results across two categories, with:
Category A representing buildings ‘where external wall materials are unlikely to be combustible.
A1 judgement would mean there are no balconies that contain ‘significant’ combustible material
A2 rating is given for an appropriate risk assessment’s completion and ‘no need’ for remedial work.
A3 rating states remedial work ‘may be needed’ on attachments to external walls.
Category B buildings meanwhile are those ‘where combustible materials are clearly present.
B1 rating meaning that post inspection, the fire risk is ‘sufficiently low’ and no work is needed.
B2 rating means an ‘adequate standard of fire safety is not achieved’, with works and interim measures required.
Cladding identified as Category B?
Two types of cladding are possible.
ACM Cladding
There is already a high degree of transparency around the rate of remediation of high-rise buildings with ACM cladding, with the Government publishing a comprehensive Building Safety Programme: Monthly Data Release. The most recent update, issued in May 2020, reported that, of the 457 high-rise residential or other publicly owned buildings over 18 metres initially with ACM cladding, 149 had completed remediation works and 307 were yet to be remediated.
Of the remaining residential buildings, 82 were in the social sector and 180 in the private sector. 140 buildings with ACM cladding were yet to start remediation works, although a majority had a plan in place to do so. The Minister highlighted to us that there was some regional variation in the rate of remediation: in Manchester, 80% of affected buildings have either been remediated or work is on site, compared to around half of buildings in London.
Non-ACM combustible cladding
There is far less clarity on the numbers of buildings with combustible non-ACM cladding. The Local Government Association (LGA) explained that there was no official data on the number of such buildings and that a survey undertaken by local authorities on behalf of the Government was not yet complete.
We do not envisage most residential in scope buildings 1-3 storeys in height requiring an EWS form, unless the type of occupation of the building significantly increases risk to life in the event of a fire eg a care home with elderly people which could not be evacuated quickly and which will necessitate remediation works that will materially affect value.
Current Progress on EWS1 forms?
On 21 November an agreement between RICS, UK Finance, the Building Societies Association and Government was announced such that an EWS1 form will no longer be needed for sales or re-mortgages on flats in blocks with no cladding.
Cladding Funding?
Although coronavirus (COVID-19) is rightly taking front stage globally just now, people and organisations are considering the safety of their properties and their options. On the 11th May 2020, Chancellor of the exchequer Rishi Sunak allocated more money in his 2020 budget for the removal of unsafe cladding from high-rise buildings in England.
The Building Safety Fund is being established worth £1bn of government money in a bid to ensure that unsafe cladding is removed from all private and social housing above 18 metres in height. This is due to be discussed further in Parliament. We will keep you updated as things progress.
The fact that such a high percentage of EWS forms are coming back saying that blocks need to be remediated, shows that the cladding issue is far from over. Securing an EWS1 is not the end of the road and leaseholders must be aware that even if they get an EWS1, it might put them in a difficult situation where they are facing huge remediation bills and will still be trapped for potentially many years.
Do you need support, whether you are a surveyor, property manager, local authorities, estates or facility managers, investors or a developer? We work with many structural engineers and certified fire engineers to undertake the required surveys and ensure appropriate sign off of the EWS1. We can undertake
Intrusive surveys
Combustibility testing
Form EWS1 completion and sign off
We also provide support after the completion of these reviews with:
Interim measures
Remedial action design / review
Sign off
Site audits
https://summitenvironmental.co.uk/wp-content/uploads/2021/01/EWS1-Form-Summit-Environmental-pdf.jpg14971058markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-01-29 11:45:432021-05-08 14:57:46What is an EWS1 form? Is an EWS1 form mandatory? Is funding available for cladding removal?
Merry Christmas and goodbye 2020, what a year its been! We thought we would start with a brief review of our year.
Asbestos
We have been pleased to help so many clients with asbestos surveys, asbestos testing, asbestos remediation management across London and the South East including Sussex, Hampshire, Kent, Surrey, as far as Plymouth, Bristol, Birmingham, Manchester and even a couple of local works in Ashurst Wood. With the Pandemic a lot of new asbestos survey companies have started up driving prices and quality down. With our bespoke software and highly trained staff we refined our service offering and it has been a good solid year for Summit Environmental.
Fire and EWS1
EWS1 forms and external cladding works have been in the news all year. Summit Environmental has undertaken wall cladding services including combustibility testing, external cladding remediation and EWS1. The works have kept us busy throughout the year, we have a number of large cladding remediation projects pencilled in for next year.
Hazardous Materials
We have undertaken a number of Inventories of Hazardous Materials (IHM’s) on Vessels this year within the UK and involved in a number of exciting tenders, watch this space… other hazardous material surveys have included contaminated land projects, sulphate testing in concrete and Isocyanate testing
EPC’s
This year we have completed commercial EPC’s alongside our asbetsos surveys for many of our clients. Next year we are increasing our service offering to residential EPC’s. More information coming in January 2021.
Online Training
With our clients speeding more time at home, we provided an online training module, which is now live on our website, offering online training from the comfort of your home or office, the training covers, basic fire training, asbestos awareness, asbestos awareness for architects, manual handling and noise and many more, check out our full list here https://summitenvironmental.co.uk/online-training/
Other Matters –
A year of Zoom – Not much else needs to be said other than who ever bought shares in zoom, will be having a Ho Ho Ho to themselves.
Christmas opening times – Asbestos and Hazardous materials unfortunately don’t disappear at Christmas, so see below our Christmas and New Year opening hours, however if you need us, call us.
Wednesday 23rd December, 9 am – 5pm
Thursday 24th December, 9 am – 1pm
Friday 25th December, Closed
Saturday 26th December, Closed
Sunday 27th December, Closed
Monday 28th December, Closed
Tuesday 29th December, 9 am – 5pm
Wednesday 30th December, 9 am – 5pm
Thursday 31st December, 9 am – 1pm
Friday 1st January, Closed
Saturday 2nd January, 9 am – 5pm
Sunday 3rd January, Closed
Monday 4th January, 9 am – 5pm
Lastly – we would like to say thankyou for your continued support to us during 2020. We wish you a Merry Christmas and Happy New Year and hope that you are able to celebrate in some form, even with the latest Covid Restrictions. Wishing you a great Christmas and a healthy, prosperous new year in 2021.
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In this guide we discuss everything you need to know about asbestos testing kits and evaluate just how effective, reliable, and safe they really are.
Asbestos is class 1 carcinogen and can cause significant health problems for anyone who is exposed to it. Exposure to asbestos is known to cause or be associated with lung cancer, mesothelioma (a cancer that is found in the lining of the lung, chest, abdomen, and heart), and asbestosis. Care must be taken when sampling or managing buildings that contain asbestos.
Asbestos may be present in your home or place of work, asbestos testing is essential to manage the risks from asbestos. The materials in question should be tested to determine what, if any, asbestos is present.
It is possible to obtain asbestos testing kits easily, which enable untrained people to take samples of suspect materials, is this the best, proactive way to deal with a class 1 carcinogen?
How to use an Asbestos testing kit?
Most asbestos testing kits work in a two-step process. The kit provides you with the equipment to take samples of any suspected asbestos containing materials (ACMs). Small samples are taken of the suspect material and placed into sample bags. Samples are then posted to a testing laboratory where experts analyse the materials and identify whether they are positive or negative for asbestos content.
Asbestos testing kits – cost?
Asbestos home testing kits can range from as little as £25 to more than £80, although this will depend on how many samples have been allowed for and where its purchased from. It is worth noting that not all kits cover the laboratory fee and might be additional.
Who sells asbestos testing kits?
Anyone can sell an asbestos testing kit; therefore, check the kit you buy has what you need inside and is safe and practical for what you need it for. Normally kits are purchased from asbestos consultancies as these kits will be more robust. The sales technique of DIY test kits is looking for another way of capturing the market.
Asbestos testing kit – kit requirements.
The equipment included will vary from kit to kit. However, generally it includes:
Disposable coveralls (category 5/6)
Disposable gloves
Safety glasses
Face mask (FFP3 minimum)
Sample bags and packaging
Cleaning wipes
Asbestos home testing test kits have become popular in the UK and Internationally, but what are the pros and cons of using an asbestos test kit, and is there a difference between an asbestos home test kit vs. a professional asbestos consultant?
The advantages of home asbestos test kits?
Quick. (dependent on the postal service)
Relatively inexpensive. These kits often include the required kit (see above kit requirements)
PPE Provided. Each kit comes complete with personal protective equipment for safely taking samples, easy to follow instructions and return packaging
Lower Costs. In some cases, you will save money using an asbestos home test kit instead of paying the hourly rates for a specialised trained asbestos consultant.
Commercial and Residential Uses. The home testing kits can be used for commercial and domestic customers concerned about asbestos containing materials being present in their property
The negatives of home asbestos test kits?
Kit Quality. Masks supplied in DIY testing kits do not always offer the best protection against airborne asbestos-containing fibres. Once inhaled, asbestos can remain lodged in your body, leading to health issues, often even years later.
Asbestos Samples. Asbestos fibres are microscopic, and they are often mixed in a matrix of other materials making identification extremely difficult to those not technically trained.
Hazardous Materials. Some asbestos containing materials are not dangerous unless they are damaged or disturbed. Therefore, inexperienced sampling and testing can cause higher levels of disturbance. In fact, if done incorrectly, sampling can be more hazardous than leaving the material alone.
Asbestos identification. Unless you have previous experience of testing for asbestos, it is not always easy to take samples effectively. The equipment provided in an asbestos home-testing kit can often be basic. Therefore, it can be difficult to ascertain whether what you have sent off for laboratory analysis truly represents the materials at your property.
Asbestos Exposure. By carrying out testing yourself, you could disturb and release asbestos fibres. So, you could expose both yourself and others living or working in the property or visiting it to the high risks of this substance if they become friable or airborne.
Making Safe. Once testing is done, the areas where samples have been taken must be sealed to reduce the risk of further asbestos disturbance. Are you confident you would be able to do this sealing effectively yourself?
Reliability. DIY testing kits are not normally as reliable nor as safe as hiring an asbestos consultant to take samples of ACMs.
Asbestos consultants
There are many reasons why only a qualified professional should be involved in a job as important as asbestos testing. If you decide to hire someone to perform a professional asbestos test instead of using a home testing kit, there are a few things to consider.
Number of asbestos materials. Many clients both in commercial and residential settings are not aware of the number of products in their homes, therefore more materials may be identified, and full surveys may be a better option.
Experience. Asbestos surveyors normally have years of experience, are fully qualified, insured and use specialist equipment to ensure the results are accurate.
Qualified. Experienced consultants know what to look for, what to send off, know how to test safely and protect themselves and others. Equally, they will know about fibre disturbance, how to handle ACMS’s and how to make safe a site sample point.
Cost Savings. Rather than taking samples of multiple materials, it may be more cost effective to complete an Asbestos Management Survey, Asbestos Refurbishment Survey or Asbestos Demolition Survey. This will then provide you with a survey report which will outline detailed information about the type of asbestos, its condition and location.
The question we get asked the most is?
Are home testing kits reliable?
A few factors can affect this.
Sample Type. Some samples such as textured coatings need more than one sample due to the non-homogenous nature of the materials.
Sample Size. If the sample is too small, it may not be a true representation of the material.
Experience. With no experience or using incorrect tools to take samples, it may not give a true representation of the materials being sampled.
Sampling Method. Some asbestos materials such as asbestos cement soffits can be difficult to sample or take an accurate size sample or if painted, i.e., have you sampled deep enough, will greatly effect the sample results.
In Conclusion
Asbestos testing kits are here to stay and can be useful. If you do decide to use a DIY asbestos testing kit, follow the instructions carefully to avoid potentially exposing yourself. Wear gloves, goggles, FFP3 Masks with appropriate filters to ensure you are protected.
Many people involved in property are not aware of the number of products in their homes that could potentially have some level of asbestos. Asbestos testing kits can be an essential tool for most homeowners. Unfortunately, it is not until a homeowner decides to undertake some renovations when the asbestos is found, if asbestos is in poor condition or damaged, it is time to call in the professionals.
If you need independent, quality, consultancy and advice or more information on asbestos and hazardous materials we would be happy to help.
https://summitenvironmental.co.uk/wp-content/uploads/2020/12/Asbestos-home-testing-scaled.jpg19202560markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2020-12-17 09:55:132021-05-08 14:59:14Are asbestos home testing kits reliable? - Q and A
Selling a commercial property, do you need an asbestos survey?
/0 Comments/in Asbestos /by markAsbestos in Commercial Premises
If you are the owner of a commercial property, or you are in the process of buying a commercial property, you may be the person legally responsible for managing any asbestos present at the property. Therefore, should you be considering selling a commercial property at some point in the future, you should have an asbestos survey conducted.
Asbestos Regulations relating to Commercial Premises
The Control of Asbestos Regulations 2012 clearly sets out these responsibilities for any property that is non-domestic. Exposure to asbestos can be fatal, causing serious illnesses that can take decades to manifest and produce symptoms. Since asbestos was banned in construction in the UK in 1999 there is no need for concern in any commercial building constructed after this date.
What is asbestos?
Asbestos is a heat-resistant, chemical resistant, strength binding naturally fibrous mineral that was commonly added to manufacture building materials. It was found to be a durable material with fire and heat resistant properties. That is why it works so well as a fire proofing & insulating material.
Any building constructed between the 1800’s and 1999 will likely have asbestos-containing materials within the property. However, during the 1970’s & 1980s, health experts determined that asbestos was responsible for negatively impact the health of anyone who is exposed to it.
The greatest exposure to asbestos occurs when asbestos-containing materials are damaged because this action releases fibres into the air which can be readily inhaled and cause severe health consequences. Some of the most significant health consequences include lung cancer, mesothelioma and asbestosis.
What is an asbestos survey?
Any man-made structure, commercial building, residential building, or house constructed between the 1850 and 1999 can still pose a risk to the occupants or workers who live or reside within them. UK Regulations require you to conduct asbestos surveys on buildings constructed within this time. Asbestos surveys are required if you are occupying, buying, selling, or demolishing commercial premises. If there are tenants or people living inside the building, then asbestos surveys are also performed as a health and safety check.
The job of an asbestos surveyor is to inspect your building and identify potential asbestos-containing materials. The asbestos fibres themselves cannot always be identified directly because they are microscopic, however an asbestos surveyor is familiar with the types of building materials that might have asbestos in them, such as roofing materials, Wall panels, insulating materials and flooring materials. When selecting an asbestos surveyor you should ensure the surveyor has experience of surveying commercial premises.
Once the surveyor has located an asbestos containing material a small sample will be taken of each suspect material which will then be analysed at the laboratory for further in-depth analysis. The laboratory will identify the type or types of asbestos present with sample(s) a bulk certificate of analysis is produced detailing the laboratory results.
Asbestos survey types
Asbestos Management Surveys
What are asbestos management surveys?
Management asbestos surveys are standard inspection surveys to comply with the Control of Asbestos Regulations 2012 for all commercial and industrial property and for those buying or selling property. This type of inspection is non-intrusive but does include sampling of suspect materials which are then sent to the laboratory to report on whether asbestos is present and if so, what types of asbestos.
If you are a business whether leaseholder or freeholder this survey will identify what asbestos containing materials are in place within your demise, their condition and what your legal obligations are to comply with the regulations.
If you have been asked to carry out an asbestos survey for management purposes and provide an asbestos register for insurance or compliance purposes, including visits from either HSE or Environmental Health this is the survey type which includes the information set out in Regulation 4 “Duty to Manage”. This applies to a building built prior to the year 2000.
Asbestos Refurbishment and Demolition Surveys
What is an R and D Survey?
The aim of this survey type is to survey the property in question for asbestos containing materials so as these can be managed safely or as is usually the case removed safely in line with the regulations before the strip-out and re-fit. All property types are covered regardless of size or class of use – residential, commercial, industrial, or mixed.
Asbestos refurbishment surveys and asbestos demotion surveys must be undertaken on properties which are due to be refurbished or demolished.
Professionals, occupiers, and management agents involved in minor and major fit-outs and strip-out will need to commission such a survey prior to beginning the works. As well as the requirements for this type of survey covered under the Control of Asbestos Regulations 2012 and HSG264, further stipulations and requirements are contained in the CDM Regulations 2015.
R and D asbestos surveys are highly intrusive, and damage will occur to elements of the property to inspect the fabric of the building. Therefore this type of survey can only usually be undertaken in a vacant property and one which is owned by the person or company commissioning the survey.
Asbestos Re-inspection Survey
What is an asbestos re-inspection survey?
An asbestos re-inspection survey (also referred to as an annual asbestos re-inspection survey) is designed to allow the duty holder to monitor and record the condition of any previously identified asbestos products within a building.
Like any building material, asbestos-containing materials are also subject to potential damage and degradation. As an asbestos product degrades it can be more likely to become a hazard to health, therefore should be inspected at regular intervals to ensure its condition has not deteriorated.
When selling a commercial property?
Asbestos is often found in commercial premises prior to buying and selling. Therefore, should you be considering selling a commercial property at some point in the future, you should have an asbestos survey conducted.
It is important that you understand the location and potential danger of ACMs (Asbestos Containing Materials) if you own a commercial property, you are a tenant or manager of a building with responsibilities that include managing asbestos.
If you are planning to sell a commercial property, a recent asbestos survey and/or asbestos removal project, is more likely to highlight previous good asbestos management processes and strategy.
Summit Environmental and commercial asbestos surveys.
Our asbestos survey reports contain material assessment, risk rating for materials with recommendations on materials found including photographs and highlighted floor plans. This information can then be used by those involved in the refurbishment and or demolition works.
If you need an asbestos management survey or asbestos refurbishment survey in commercial premises in Sussex, Surrey, Kent, and London please contact us, we will be happy to discuss your requirements.
Retrofit assessments to improve energy performance in Sussex
/0 Comments/in Asbestos Compliance /by markSummit Environmental are accredited by TrustMark for our Retrofit assessments. TrustMark is a government endorsed quality scheme for trades in and around the home.
What are retrofit assessments? What is PAS 2035?
From 1st July 2021, all ECO3 funded Retro-fit work will have to adhere to PAS 2035 standards, which will require fully trained and TrustMark approved retro-fit professionals such as Summit Environmental.
A Retro-fit assessor will complete more than just an EPC, which we all know is needed for the sale or rent of existing UK housing stock. The role of the retrofit assessor will complete an occupancy assessment, a condition report and to convert Rd SAP assessments to SAP assessments to comply with the requirements of a retrofit assessment.
The Process of Retrofit assessments
Part 1) The Occupancy Assessment.
The Occupancy Assessment will be used to generate a professional report which outlines how the occupant uses the energy of the property. With this assessment you can use the Rd SAP data and create an accurate report based on the household’s overall energy usage.
This is achieved by entering information such as the number of occupants in the property, the actual water usage per week, which rooms are heated by which heating systems etc. as well as the use of white goods within the property and information provided from household bills.
Part 2) The Condition Report.
This flexible reporting process will allow a create a room- by- room report of a house, entries may be multiple ‘items’ within a room and can provide a brief description of their condition. A star rating will be attached to each room to represent its overall condition. In addition to this, pictures will be taken and attached as evidence for each part of the report. With the information the Condition Report Survey will generate a PDF file with all the information entered in a clear and professional format.
Part 3) Rd SAP to SAP Converter.
This conversion tool allows users to Rd SAP data, to create a Design SAP input file which can be passed to Retrofit Coordinator, who will be the project manager for the conversion project.
The history of the Retro fit process is covered by the following paragraphs which is driven by the countries target to be carbon neutral by 2050.
Government Targets.
This relates to the governments targets which were originally set, based upon the greenhouse emissions as of 1990. The initial figures have been changed, and the target is now for the UK to be carbon neutral by 2050. To meet this goal by 2050, there needs to be significant improvements to the UK’s 27million domestic dwellings. Domestic dwellings account for a substantial proportion of our greenhouse emissions, considered to be around 25% of the problem.
Each Home Counts.
The Each Home Counts report was published in 2016 and outlined 27 recommendations, including the establishment of a quality mark, now known as TrustMark, for domestic retrofit supported by a framework of technical standards.
The aim of the report was to restore confidence of consumers and the government in the retrofit industry, to facilitate new central and local government policies whilst promoting a national programme of domestic retrofit.
What is PAS 2035?
PAS 2035 is the specification for the energy retrofit of domestic buildings and was developed as part of the Each Home Counts process. The Retrofit Standards Framework is the standard that any holders of the Trustmark Standard, is required to comply with when carrying out domestic retrofit work.
When considering the government’s target to not only reduce carbon emissions, but to also end fuel poverty, it became evident that more needed to be done to improve the UK’s housing stock. The Each Home Counts introduces a better process for the retrofit of energy efficiency and renewable energy. As a result of this review the introduction of the Pas2035 framework document was introduced for the end- to -end delivery of the domestic retrofit work.
When does PAS 2035 apply?
The government have made it clear that any funding they provide for energy efficiency measures will need to go through the PAS 2035 process.
Where does PAS 2035 apply?
PAS 2035 requires that every dwelling that is to be subjected to energy retrofit work is to be firstly assessed by a retrofit assessor who will provide information about the dwelling for use by a retrofit coordinator.
PAS 2035 may be applied to all domestic retrofit activity that is covered in the following categories:
Have questions on improving your energy performance, retrofit assessments and EPC’s contact us https://summitenvironmental.co.uk/contact/
“Asbestos In Commercial Premises, What You Need To Know”
/0 Comments/in Asbestos, Asbestos Compliance /by markWho is responsible for managing asbestos in a commercial property?
This is a question that crops up time and time again when granting leases. Tenants will usually insist on seeing an asbestos survey and landlords are keen to wash their hands of it (literally).
Regulation 4 of the Control of Asbestos Regulations 2012 (Regulations) imposes a duty to manage asbestos risk in non-domestic premises. This requires the ‘duty holder’ to determine whether asbestos is present in a building or likely to be present, and to manage any asbestos that is or is likely to be present.
So what does this actually mean?
Firstly, a landlord does not have to arrange an asbestos survey in order to let a property. This is a common misconception. Many tenants seem to think that this is a mandatory requirement (like an EPC) but this is simply not the case. A landlord’s only requirement is to comply with its obligations as ‘duty holder’ under the Regulations. This is not a pre-requisite to letting the property to a tenant.
A landlord must keep in place its own records and a written plan to manage asbestos and they are required to provide information about the location and condition of the asbestos to anybody who is liable to disturb it. This would typically include tenants, contractors and employees. However, tenants who believe that they can force a landlord to carry out an asbestos survey are mistaken.
Secondly, a ‘duty holder’ is any person who has an obligation to maintain or repair a commercial premises or exercises some element of control over the whole or part of it or has a means of access to and from the premises. In broad terms, therefore, it captures anybody with an interest in the property (under a tenancy or not). This means that there can be more than one person at any one time who is a duty holder. In the typical landlord and tenant scenario, the landlord is the duty holder before the lease is granted, and both the landlord and tenant are duty holders after the lease is granted.
So, is the landlord ‘off the hook’ as soon as they grant a lease?
No, not quite. The landlord cannot shift the obligations of duty holder to a tenant, but as soon as the tenant signs the lease it will become a duty holder in its own right.
Where there is more than one duty holder, the contributions to be made by each party in complying with the Regulations are determined by the nature and extent of the maintenance and repair obligations owed by each party to the other. In other words, a carefully drafted lease can place most (if not all) of the obligations on to the tenant.
The situation is slightly different in a multi-let building where the responsibility for maintenance of the common parts, services, external fabric and main structure of the building will generally lie with the landlord. Here, the landlord will be required under the Regulations to arrange for asbestos surveys and for copies of asbestos registers to be produced for each tenant – although a properly drafted lease will ensure that these costs are recovered from the tenants under the service charge.
Finally, it is worth remembering that:
Asbestos management is definitely something to discuss and agree from the outset of any lease.
The Regulations apply to both landlords and tenants, so it is in everybody’s interest to reach a mutual understanding.
Need help, contact us to discuss your requirements on [email protected]
What do we often get asked about anthrax?
/0 Comments/in Hazardous Materials /by markIs anthrax contagious?
Anthrax is a life -threatening infectious disease called Bacillus Anthracis, that normally effects animals especially ruminants, such as goats, horses, cattle, and sheep Anthrax can be transmitted to humans through infected animals or their products. In recent years anthrax has attracted a great deal of attention as it has become clear that the infection can also be spread by bioterrorist attack, or by biological warfare. Inhalation anthrax is not spread from person to person and even if you develop the symptoms of inhalation anthrax you are not going to spread it to another person, despite it being the most dangerous of forms. If you developed cutaneous skin anthrax, the drainage from an open sore presents a low risk of infection to others. Intestinal anthrax may be seen to be contained within the body.
Are anthrax spores dangerous?
Anthrax spores are certainly dangerous, if people get infected with anthrax spores, when the spores enter the human- body they can begin a process of being activated. When the spores become active, they will begin to multiply and spread around the body. These will start producing toxins and causing severe illness, which can be fatal.
Is anthrax prokaryotic?
Prokaryotic are unicellular organisms, that lack organelles or other internal membrane structures. Bacillus Anthracis which causes anthrax is a harmful cell and falls within the prokaryotic group. Many of the bacteria around us are essential to support human life, and as life forms have been incredibly successful.
Can anthrax kill you?
Without treatment the skin anthrax death risk stands at 23.7%, for intestinal infection the risk of death is between 25 and 75%, whereas respiratory anthrax has a higher mortality rate of 50 to 80%, even with treatment. Historically before the 20th century, and the development of treatments, anthrax killed hundreds of thousands of people and animals every year.
How can you treat anthrax?
Antibodies are the usual treatment for anthrax. The antibiotics would include penicillin, {cipro}doxycycline and ciprofloxacin. In the case in inhalation anthrax the treatment would be taken intravenously.
What causes anthrax poisoning?
A} Anthrax poisoning will be caused by exposure to the Bacillus Anthracis spores. These may be absorbed by the process of respiration, through digestion, or by an open wound which has also been exposed to the anthrax spores.
The bacteria under the microscope look like large rods, however in the soil where they live, anthrax organisms exist in a dormant form called spores. The spores are very hardy and difficult to destroy. The spores have been known to survive in the soil for up to forty- eight years. The bacteria secrete toxins composed of three proteins known as protective antigen, lethal factor and edema factor.
Who are the people most at risk of anthrax poisoning?
Which countries will you most likely find anthrax?
Where may there be an additional risk in the UK of anthrax?
Wattle and daub also known as lath and plaster is a building method used for making walls and buildings. In which a woven lattice of wooden strips called wattle, is daubed by a sticky material usually made of some combination of wet soil, clay sand, animal dung and straw. The risk of anthrax is very low, but the animal content may still hold some spores.
Is there a risk from horse- hair plaster?
Horsehair plaster is a relatively simple mixture and application process. The plaster is composed of three elements, lime aggregate, animal hair and water, all mixed together before applying to the lath. The historic plaster was normally reinforced with horse-hair, due to the long strands and the additional strength, however hair was also used from other livestock such as cows and goats. There is a small risk that animal hair incorporated into the plaster mixes before 1900 could be contaminated with anthrax.
Questions about Anthrax? Get in touch to speak to us about them [email protected] or 0203 874 9530
Online Health and Safety Training goes live on Summit Environmental
/0 Comments/in Asbestos Compliance /by markWorld Day for Safety and Health at Work
The International Labour Organisation (ILO) marks its World Day for Safety and Health at Work on or around 28th April each year. World Day is an international campaign to promote safe, healthy and decent work around the globe.
The Coronavirus (COVID-19) pandemic has created uncertain times and businesses are trying to deal with the situation in the best way they can. We wanted to let you know that we have implemented remote working solutions and online training all from the safety of your office or home.
Managing Health and Safety doesn’t have to be complicated, costly or time-consuming. In fact it’s easier than you think. If you have taken reasonable steps to prevent accidents or harm to your employees. Its never been easier with our range of RoSPA, IATP, CPD, IIRSM, IFE, Laser, ILM & ETA approved courses
Who are they for?
Some of your staff may have particular health and safety training needs, for example:
What course?
If you need training why not check out https://summitenvironmental.co.uk/online-training/ for a range of our courses including
Asbestos Awareness
Assessing Display Screen Equipment
Control of Substances Hazardous to Health (COSHH)
CDM Awareness
Introduction to Risk Assessment
Slips, Trips and Falls
Working at Height
Fire Extinguisher
Basic Fire Safety Awareness
Basic Legionella Awareness
https://summitenvironmental.co.uk/online-training/#asb1
How can online training help you?
Why do we have EPC’s on our homes?
/0 Comments/in Asbestos Compliance /by markDid you know that in the U.K. between 25% and 30% of CO2 pollution comes from our homes, that is indeed a great deal of pollution, and when you review your domestic energy performance certificate, not only will it tell you the environmental changes you could make to your property, it also calculates the quantity of CO2, that you are puffing into the air and also how you could reduce the effect upon the environment by reducing the tonnage of CO2 that your property is emitting and potentially saving you money too.
Virtually every day on the National News, and certainly International News there are stories of how Mother Earth is reacting to what we do to it. However just in case you do not have the news on:
Ice caps Retreating,
Artic Sea Ice Thinning,
Global Sea Levels Raising by 1-2mm per year,
Global Snow Cover Decrease By 10% in Fifty Years,
Weather Related Economic Losses Have Increased Ten Times in Forty Years,
The Huge Bush Fires That We Have Seen in Australia, And The USA,
In the U.K. Since 2000, We Have Had Some of The Warmest Summers Ever.
It is now even more critical to monitor what we are doing far more accurately and formulate plans so as to change what we have done for so long and to find a new normal. This new normal will be zero CO2 emissions, and with a target date of 2050.
What is an EWS1 form? Is an EWS1 form mandatory? Is funding available for cladding removal?
/0 Comments/in Hazardous Materials /by markWhat is an EWS1 Form?
The EWS1 form and process helps banks ‘make lending decisions on high rise properties with a potential fire risk.
The form, introduced last December, came from collaborations between UK Finance, the Building Societies Association (BSA) and the Royal Institution of Chartered Surveyors (RICS), to ‘create a standardised process that would make it easier for brokers and homeowners to find suitable mortgages. Lenders may refuse a mortgage application where one cannot be produced – this is a commercial decision.
What is an external wall system (EWS)?
The external wall system (EWS) is made up of the outside wall of a residential building, including cladding, insulation, firebreak systems and fixings.
Which blocks need EWS1 forms?
Buildings requiring EWS1 forms include blocks of flats, student accommodation, dormitories, care homes and HMOs excluding hotels.
Does an EWS1 form only apply to buildings over 18m?
While the form applies to buildings over 18 metres, changes in Government advice, introduced in January 2020, meant that all buildings of any height with a wall system may need to be risk assessed – those below 18m if there are specific concerns.
Why are lenders asking for EWS1 forms below 18m?
Changes in Government advice in January 2020, bringing all buildings into scope, mean some residential buildings below 18m which have ‘specific concerns’, may now require an EWS1. Examples include 4-6 storey buildings which may have combustible cladding or balconies with combustible materials and therefore are a clear and obvious risk to life safety and may require remediation in accordance with the latest Government advice.
The two most high-profile fires in the last year were in buildings below 18 metres.
https://www.bbc.co.uk/news/uk-england-manchester-53597167
https://www.barkinganddagenhampost.co.uk/news/samuel-garside-house-fire-review-findings-made-public-6899538
Common problems with the EWS1 form?
There has been widespread criticism of the EWS1 form and overall External Wall Fire Review process for several reasons.
How much does a form cost, and how long does it take?
To complete an EWS1 form can be costly and can be very slow. The cost can be anywhere between £2,000 and £50,000 and could be more depending on height access equipment and complexity. In some areas there is currently a waiting time of up to 42 months. This is because the forms must be completed by chartered fire engineers, of which there are less than 300 nationwide.
A common problem is – The building owner will not undertake the required EWS1 Form assessment. What can you do?
Ok you have an EWS1 form, what do the results of the EWS survey mean?
The checks provide five different results across two categories, with:
Category A representing buildings ‘where external wall materials are unlikely to be combustible.
A1 judgement would mean there are no balconies that contain ‘significant’ combustible material
A2 rating is given for an appropriate risk assessment’s completion and ‘no need’ for remedial work.
A3 rating states remedial work ‘may be needed’ on attachments to external walls.
Category B buildings meanwhile are those ‘where combustible materials are clearly present.
B1 rating meaning that post inspection, the fire risk is ‘sufficiently low’ and no work is needed.
B2 rating means an ‘adequate standard of fire safety is not achieved’, with works and interim measures required.
Cladding identified as Category B?
Two types of cladding are possible.
ACM Cladding
There is already a high degree of transparency around the rate of remediation of high-rise buildings with ACM cladding, with the Government publishing a comprehensive Building Safety Programme: Monthly Data Release. The most recent update, issued in May 2020, reported that, of the 457 high-rise residential or other publicly owned buildings over 18 metres initially with ACM cladding, 149 had completed remediation works and 307 were yet to be remediated.
Of the remaining residential buildings, 82 were in the social sector and 180 in the private sector. 140 buildings with ACM cladding were yet to start remediation works, although a majority had a plan in place to do so. The Minister highlighted to us that there was some regional variation in the rate of remediation: in Manchester, 80% of affected buildings have either been remediated or work is on site, compared to around half of buildings in London.
Non-ACM combustible cladding
There is far less clarity on the numbers of buildings with combustible non-ACM cladding. The Local Government Association (LGA) explained that there was no official data on the number of such buildings and that a survey undertaken by local authorities on behalf of the Government was not yet complete.
We do not envisage most residential in scope buildings 1-3 storeys in height requiring an EWS form, unless the type of occupation of the building significantly increases risk to life in the event of a fire eg a care home with elderly people which could not be evacuated quickly and which will necessitate remediation works that will materially affect value.
Current Progress on EWS1 forms?
On 21 November an agreement between RICS, UK Finance, the Building Societies Association and Government was announced such that an EWS1 form will no longer be needed for sales or re-mortgages on flats in blocks with no cladding.
Cladding Funding?
Although coronavirus (COVID-19) is rightly taking front stage globally just now, people and organisations are considering the safety of their properties and their options. On the 11th May 2020, Chancellor of the exchequer Rishi Sunak allocated more money in his 2020 budget for the removal of unsafe cladding from high-rise buildings in England.
The Building Safety Fund is being established worth £1bn of government money in a bid to ensure that unsafe cladding is removed from all private and social housing above 18 metres in height. This is due to be discussed further in Parliament. We will keep you updated as things progress.
https://www.gov.uk/government/news/new-1-billion-building-safety-fund-to-remove-dangerous-cladding-from-high-rise-buildings
In Conclusion?
The fact that such a high percentage of EWS forms are coming back saying that blocks need to be remediated, shows that the cladding issue is far from over. Securing an EWS1 is not the end of the road and leaseholders must be aware that even if they get an EWS1, it might put them in a difficult situation where they are facing huge remediation bills and will still be trapped for potentially many years.
Do you need support, whether you are a surveyor, property manager, local authorities, estates or facility managers, investors or a developer? We work with many structural engineers and certified fire engineers to undertake the required surveys and ensure appropriate sign off of the EWS1. We can undertake
We also provide support after the completion of these reviews with:
Merry Christmas and A Happy New Year
/0 Comments/in Asbestos Compliance /by markMerry Christmas and goodbye 2020, what a year its been! We thought we would start with a brief review of our year.
Asbestos
We have been pleased to help so many clients with asbestos surveys, asbestos testing, asbestos remediation management across London and the South East including Sussex, Hampshire, Kent, Surrey, as far as Plymouth, Bristol, Birmingham, Manchester and even a couple of local works in Ashurst Wood. With the Pandemic a lot of new asbestos survey companies have started up driving prices and quality down. With our bespoke software and highly trained staff we refined our service offering and it has been a good solid year for Summit Environmental.
Fire and EWS1
EWS1 forms and external cladding works have been in the news all year. Summit Environmental has undertaken wall cladding services including combustibility testing, external cladding remediation and EWS1. The works have kept us busy throughout the year, we have a number of large cladding remediation projects pencilled in for next year.
Hazardous Materials
We have undertaken a number of Inventories of Hazardous Materials (IHM’s) on Vessels this year within the UK and involved in a number of exciting tenders, watch this space… other hazardous material surveys have included contaminated land projects, sulphate testing in concrete and Isocyanate testing
EPC’s
This year we have completed commercial EPC’s alongside our asbetsos surveys for many of our clients. Next year we are increasing our service offering to residential EPC’s. More information coming in January 2021.
Online Training
With our clients speeding more time at home, we provided an online training module, which is now live on our website, offering online training from the comfort of your home or office, the training covers, basic fire training, asbestos awareness, asbestos awareness for architects, manual handling and noise and many more, check out our full list here https://summitenvironmental.co.uk/online-training/
Other Matters –
A year of Zoom – Not much else needs to be said other than who ever bought shares in zoom, will be having a Ho Ho Ho to themselves.
Christmas opening times – Asbestos and Hazardous materials unfortunately don’t disappear at Christmas, so see below our Christmas and New Year opening hours, however if you need us, call us.
Wednesday 23rd December, 9 am – 5pm
Thursday 24th December, 9 am – 1pm
Friday 25th December, Closed
Saturday 26th December, Closed
Sunday 27th December, Closed
Monday 28th December, Closed
Tuesday 29th December, 9 am – 5pm
Wednesday 30th December, 9 am – 5pm
Thursday 31st December, 9 am – 1pm
Friday 1st January, Closed
Saturday 2nd January, 9 am – 5pm
Monday 4th January, 9 am – 5pm
Lastly – we would like to say thankyou for your continued support to us during 2020. We wish you a Merry Christmas and Happy New Year and hope that you are able to celebrate in some form, even with the latest Covid Restrictions. Wishing you a great Christmas and a healthy, prosperous new year in 2021.
Are asbestos home testing kits reliable? – Q and A
/0 Comments/in Asbestos Compliance /by markIn this guide we discuss everything you need to know about asbestos testing kits and evaluate just how effective, reliable, and safe they really are.
Asbestos is class 1 carcinogen and can cause significant health problems for anyone who is exposed to it. Exposure to asbestos is known to cause or be associated with lung cancer, mesothelioma (a cancer that is found in the lining of the lung, chest, abdomen, and heart), and asbestosis. Care must be taken when sampling or managing buildings that contain asbestos.
Asbestos may be present in your home or place of work, asbestos testing is essential to manage the risks from asbestos. The materials in question should be tested to determine what, if any, asbestos is present.
It is possible to obtain asbestos testing kits easily, which enable untrained people to take samples of suspect materials, is this the best, proactive way to deal with a class 1 carcinogen?
How to use an Asbestos testing kit?
Most asbestos testing kits work in a two-step process. The kit provides you with the equipment to take samples of any suspected asbestos containing materials (ACMs). Small samples are taken of the suspect material and placed into sample bags. Samples are then posted to a testing laboratory where experts analyse the materials and identify whether they are positive or negative for asbestos content.
Asbestos testing kits – cost?
Asbestos home testing kits can range from as little as £25 to more than £80, although this will depend on how many samples have been allowed for and where its purchased from. It is worth noting that not all kits cover the laboratory fee and might be additional.
Who sells asbestos testing kits?
Anyone can sell an asbestos testing kit; therefore, check the kit you buy has what you need inside and is safe and practical for what you need it for. Normally kits are purchased from asbestos consultancies as these kits will be more robust. The sales technique of DIY test kits is looking for another way of capturing the market.
Asbestos testing kit – kit requirements.
The equipment included will vary from kit to kit. However, generally it includes:
Asbestos home testing test kits have become popular in the UK and Internationally, but what are the pros and cons of using an asbestos test kit, and is there a difference between an asbestos home test kit vs. a professional asbestos consultant?
The advantages of home asbestos test kits?
The negatives of home asbestos test kits?
Asbestos consultants
There are many reasons why only a qualified professional should be involved in a job as important as asbestos testing. If you decide to hire someone to perform a professional asbestos test instead of using a home testing kit, there are a few things to consider.
The question we get asked the most is?
Are home testing kits reliable?
A few factors can affect this.
In Conclusion
Asbestos testing kits are here to stay and can be useful. If you do decide to use a DIY asbestos testing kit, follow the instructions carefully to avoid potentially exposing yourself. Wear gloves, goggles, FFP3 Masks with appropriate filters to ensure you are protected.
Many people involved in property are not aware of the number of products in their homes that could potentially have some level of asbestos. Asbestos testing kits can be an essential tool for most homeowners. Unfortunately, it is not until a homeowner decides to undertake some renovations when the asbestos is found, if asbestos is in poor condition or damaged, it is time to call in the professionals.
If you need independent, quality, consultancy and advice or more information on asbestos and hazardous materials we would be happy to help.