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]
https://summitenvironmental.co.uk/wp-content/uploads/2021/07/tank-1.jpg15122016markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-07-27 19:51:492021-07-27 19:51:54“Asbestos In Commercial Premises, What You Need To Know”
Energy Performance Certificates are a legal requirement within the property building, letting and sales market. If you are building a property the EPC’s will be produced from the plans for the construction, if you are in the process of letting or selling an existing property you must have one to support the transaction, the EPC will be a visual and non-intrusive examination of your property, this is the responsibility of the seller or landlord to arrange. For sales this has been a requirement since 2007, and for the rental sector since 2008. The EPC is valid for ten years, and although you may have one which is out of date, which is not illegal, you are unable to proceed with selling or letting.
Q2. Are EPC’s accurate?
The programme for data calculation is very accurate, for existing property the RDSAP, Reduced Data Standard Assessment Procedure is used, the ‘Reduced’ means visual information collected on site, a non-intrusive inspection. The assessor can only input what he can see, access may not always be good, and if he is advised of works which have been done, the property owner will need documented evidence of that work, to support data entry. The assessor will also benefit from the knowledge of the property owner where certain items may not be obvious, such as where there may have been extensions and clarity of build date may be needed.
Some of the factors that the Energy Assessor is not able to change, are already pre-set in the software programme, and other factors have no effect upon the RDSAP software.
It also worth considering that Government Legislation is often changed, as are the building regulations, in line to meet Government Targets. New building materials, insulation and new technologies are all having effect on the grading of your EPC assessment. There-fore when you had an EPC completed ten years ago, your current EPC may be down-graded to show a lower result.
If you believe that the EPC that has been produced for your property is not correct, you are able to lodge a complaint, in the first instance to the Energy Assessor who completed the EPC. You are also able to make complaint to the Assessor’s Accreditation Agency.
On this point, SAP, Standard Assessment Procedure, full data is collected from plans, that were used for new domestic buildings that have been built since April 2008.
Q3. Are EPC’s still required?
The answer is a most definite yes, EPC’s most certainly needed when a home being sold by owner or being put up for rent. When a new build is under construction there will also be an EPC produced, this one will be based upon he plans of the build. With an ever-changing range of energy efficient products, you can work on the assumption, the newer the build, the more energy efficient it should be. With a target of zero carbon emissions by 2050, I can only imagine that the EPC will become more important. If you look at the Government schemes for improving the energy efficiency of our housing stock, they include an EPC to verify improvements and so the EPC will only become more commonly used.
Q4. Are EPC’s Required for holiday lets?
A holiday let would normally be exempt from needing an EPC, having said so, that is based upon the ruling that it would be used for less than four months of the year. Another thing to bear in mind is that for most holiday lets, the energy used is normally paid by the property owner. The property would also, if used for four months of the year, be using energy consumption of less than 25% of what would be the result of all year use.
Q5. Do Listed Buildings need an EPC?
The first line of action is to check on historicengland.org.uk if the property is a listed building.
Either way get an EPC completed on your property, by an accredited assessor, he should not switch off any recommendations unless given written guidance by the Local Conservation Officer, stating that the specific recommendation would “unacceptably alter the properties character or appearance” The owner should review the recommendations and be encouraged to consider making cost effective improvements that will reduce energy consumption and make the building more comfortable. Should the minimum energy efficiency standard not be achievable, or planning restrictions apply, then it could be used as grounds for an exemption.
Q6. Can EPC’s Fail?
The rating of an EPC is graded between the highest rating of A and the lowest of G. and being the least efficient, and therefore the more costly to run, and potentially the most damaging to the environment. The EPC is not a document to state if the property fails, but only an assessment to state where improvements can be made. The average band for the UK. is band D.
As a property owner the EPC that you have will advise you of the steps that you can take to make your property more efficient, warmer, more comfortable and cost you less to run.
If you are a property owner who intends to let the property for rent, or maybe a part of it, then what you need to be aware of is that the minimum energy standards for privately rented properties is to be no lower than band E.
Q7. Can EPC’S be done remotely?
Remotely is an adverb, from a distance, without physical contact.
I suppose that in one way you could say that an EPC is completed remotely, due to it being a non-intrusive assessment of the energy performance of your property, the energy assessor will enter in the data that he can see to complete the assessment, the property owner may support his findings with history about the property and may support that with receipts or guarantees of work completed.
To add further clarity, the domestic property assessor does need to be on site, as does the owner, or his agent, and willing and able to give access to the home.
Q8. Can an EPC be completed on-line?
The accredited energy assessor will have two ways to complete the EPC, either by a paper document, which he will complete and then support it with floor plan, site notes, property measurements and photographs, alternatively he may enter the details directly through to the accreditation company using an I-pad or mobile phone, also supported with floor plan, site notes, measurements and photographs.
The EPC is unable to be prepared by any other party.
Q9. Who can do an EPC certificate?
The energy assessor who collects the various data and supporting evidence will enter this into the software that will determine and calculate the energy efficiency of the property that he is assessing.
For existing buildings, rather than new, the Reduced Data Standard Assessment Procedure will be used. Data from your property will include items like date of build, heat loss walls, party walls, wall type and insulation, both water and space-heating, glazing and insulation plus doors.
There are some factors that are pre-set in the RDSAP software, such as standard occupancy, standard heating patterns, building regulations values and dates, SAP fuel prices, standard lighting usage, and standard locality and topography.
When these figures are brought together is when the RDSAP software produces the EPC rating, and certificate.
Q10. I can-not find my old EPC certificate.
The new 2020 EPC register will enable you to review your most recent EPC, and to check if it is still valid. The register was launched by the housing minister, Christopher Pincher on 30th September 2020, and holds details for over 27 million properties. You may be able to access a copy of your missing EPC document, but only if one exists.
https://summitenvironmental.co.uk/wp-content/uploads/2021/06/EPC-picture.jpg285512markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2021-06-23 16:25:292021-06-23 16:25:29Got a question regarding an EPC? Here are our questions we get asked the most
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;
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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
Buildings built after 2000, then Asbetsos Containing Materials (ACMs) should not have been used, as use of any asbestos banned in 1999.
Is there any existing previous asbestos information or register?
Check for previous reports, building registers or asbetsos remediation documents present. If reports are present, check any limitations and areas not accessed.
Are there comprehensive, reliable as-built records (health and safety files if post-2004)?
Record of inclusion or omission of ACMs in drawings and/or contract documents should be checked.
Is the building redundant and/or unoccupied?
Risk may be managed by preventing uncontrolled access, but emergency arrangements need to be considered. Building use can change, this is not a permanent solution and future use and planned change should be considered.
Have ACM’s been removed previously?
Care must be taken when assessing if asbetsos is present, regulations and guidance for asbetsos removal were not always as stringent as they are now. Ensure previous remediation works were carried out properly. For example – where sprayed asbestos, protection of steelwork, has been used, there is the risk that overspray may remain in crevices, voids or even within the linings or fabric of the building.
Which asbetsos survey do I need?
To comply with the ‘Control of Asbestos Regulations 2012’, ensure that the correct asbestos survey is carried out to identify and enable management of the risk of any ACMs that are present. Asbetsos surveys are designed to locate and detail the extent and condition of any ACMs within a pre-2000 building. They will also outline any required remedial actions such as asbestos removal or encapsulation if required. The two types are;
Management Surveys
As a rule, asbestos management surveys and re-inspection surveys are non-intrusive, and are aimed at buildings under normal occupancy with minor maintenance works and access all accessible parts of a building.
Refurbishment / Demolition Surveys
Asbestos refurbishment surveys and/or asbestos demolition surveys need to be conducted prior to any work being undertaken to alter fabric, fixtures, fittings, or any major structural changes including demolition. These inspections are more intrusive and often include things like breaking through walls to access behind cladding, uprooting floor coverings and fixed ceilings.
We hope our brief guide above assists you as to whether an asbetsos survey is required or not. Next week we question the efficacy of asbetsos testing yourself with a home testing kit VS an appointment of asbetsos consultant.
https://summitenvironmental.co.uk/wp-content/uploads/2019/06/IMG_6101-e1561468995858.jpg20161512markhttp://summitenvironmental.co.uk/wp-content/uploads/2021/08/Summit-Environmental-Logo-1-300x96.pngmark2020-12-11 23:42:452021-05-08 15:01:13Is an asbestos survey required and if so, what type of survey?
“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]
Got a question regarding an EPC? Here are our questions we get asked the most
/0 Comments/in EPC /by markQ1. Are EPC’S a legal requirement?
Energy Performance Certificates are a legal requirement within the property building, letting and sales market. If you are building a property the EPC’s will be produced from the plans for the construction, if you are in the process of letting or selling an existing property you must have one to support the transaction, the EPC will be a visual and non-intrusive examination of your property, this is the responsibility of the seller or landlord to arrange. For sales this has been a requirement since 2007, and for the rental sector since 2008. The EPC is valid for ten years, and although you may have one which is out of date, which is not illegal, you are unable to proceed with selling or letting.
Q2. Are EPC’s accurate?
The programme for data calculation is very accurate, for existing property the RDSAP, Reduced Data Standard Assessment Procedure is used, the ‘Reduced’ means visual information collected on site, a non-intrusive inspection. The assessor can only input what he can see, access may not always be good, and if he is advised of works which have been done, the property owner will need documented evidence of that work, to support data entry. The assessor will also benefit from the knowledge of the property owner where certain items may not be obvious, such as where there may have been extensions and clarity of build date may be needed.
Some of the factors that the Energy Assessor is not able to change, are already pre-set in the software programme, and other factors have no effect upon the RDSAP software.
It also worth considering that Government Legislation is often changed, as are the building regulations, in line to meet Government Targets. New building materials, insulation and new technologies are all having effect on the grading of your EPC assessment. There-fore when you had an EPC completed ten years ago, your current EPC may be down-graded to show a lower result.
If you believe that the EPC that has been produced for your property is not correct, you are able to lodge a complaint, in the first instance to the Energy Assessor who completed the EPC. You are also able to make complaint to the Assessor’s Accreditation Agency.
On this point, SAP, Standard Assessment Procedure, full data is collected from plans, that were used for new domestic buildings that have been built since April 2008.
Q3. Are EPC’s still required?
The answer is a most definite yes, EPC’s most certainly needed when a home being sold by owner or being put up for rent. When a new build is under construction there will also be an EPC produced, this one will be based upon he plans of the build. With an ever-changing range of energy efficient products, you can work on the assumption, the newer the build, the more energy efficient it should be. With a target of zero carbon emissions by 2050, I can only imagine that the EPC will become more important. If you look at the Government schemes for improving the energy efficiency of our housing stock, they include an EPC to verify improvements and so the EPC will only become more commonly used.
Q4. Are EPC’s Required for holiday lets?
A holiday let would normally be exempt from needing an EPC, having said so, that is based upon the ruling that it would be used for less than four months of the year. Another thing to bear in mind is that for most holiday lets, the energy used is normally paid by the property owner. The property would also, if used for four months of the year, be using energy consumption of less than 25% of what would be the result of all year use.
Q5. Do Listed Buildings need an EPC?
The first line of action is to check on historicengland.org.uk if the property is a listed building.
Either way get an EPC completed on your property, by an accredited assessor, he should not switch off any recommendations unless given written guidance by the Local Conservation Officer, stating that the specific recommendation would “unacceptably alter the properties character or appearance” The owner should review the recommendations and be encouraged to consider making cost effective improvements that will reduce energy consumption and make the building more comfortable. Should the minimum energy efficiency standard not be achievable, or planning restrictions apply, then it could be used as grounds for an exemption.
Q6. Can EPC’s Fail?
The rating of an EPC is graded between the highest rating of A and the lowest of G. and being the least efficient, and therefore the more costly to run, and potentially the most damaging to the environment. The EPC is not a document to state if the property fails, but only an assessment to state where improvements can be made. The average band for the UK. is band D.
As a property owner the EPC that you have will advise you of the steps that you can take to make your property more efficient, warmer, more comfortable and cost you less to run.
If you are a property owner who intends to let the property for rent, or maybe a part of it, then what you need to be aware of is that the minimum energy standards for privately rented properties is to be no lower than band E.
Q7. Can EPC’S be done remotely?
Remotely is an adverb, from a distance, without physical contact.
I suppose that in one way you could say that an EPC is completed remotely, due to it being a non-intrusive assessment of the energy performance of your property, the energy assessor will enter in the data that he can see to complete the assessment, the property owner may support his findings with history about the property and may support that with receipts or guarantees of work completed.
To add further clarity, the domestic property assessor does need to be on site, as does the owner, or his agent, and willing and able to give access to the home.
Q8. Can an EPC be completed on-line?
The accredited energy assessor will have two ways to complete the EPC, either by a paper document, which he will complete and then support it with floor plan, site notes, property measurements and photographs, alternatively he may enter the details directly through to the accreditation company using an I-pad or mobile phone, also supported with floor plan, site notes, measurements and photographs.
The EPC is unable to be prepared by any other party.
Q9. Who can do an EPC certificate?
The energy assessor who collects the various data and supporting evidence will enter this into the software that will determine and calculate the energy efficiency of the property that he is assessing.
For existing buildings, rather than new, the Reduced Data Standard Assessment Procedure will be used. Data from your property will include items like date of build, heat loss walls, party walls, wall type and insulation, both water and space-heating, glazing and insulation plus doors.
There are some factors that are pre-set in the RDSAP software, such as standard occupancy, standard heating patterns, building regulations values and dates, SAP fuel prices, standard lighting usage, and standard locality and topography.
When these figures are brought together is when the RDSAP software produces the EPC rating, and certificate.
Q10. I can-not find my old EPC certificate.
The new 2020 EPC register will enable you to review your most recent EPC, and to check if it is still valid. The register was launched by the housing minister, Christopher Pincher on 30th September 2020, and holds details for over 27 million properties. You may be able to access a copy of your missing EPC document, but only if one exists.
https://find-energy-certificate.digital.communities.gov.uk/find-a-certificate/search-by-postcode
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.
Is an asbestos survey required and if so, what type of survey?
/0 Comments/in Asbestos /by markWhat age is the property?
Buildings built after 2000, then Asbetsos Containing Materials (ACMs) should not have been used, as use of any asbestos banned in 1999.
Is there any existing previous asbestos information or register?
Check for previous reports, building registers or asbetsos remediation documents present. If reports are present, check any limitations and areas not accessed.
Are there comprehensive, reliable as-built records (health and safety files if post-2004)?
Record of inclusion or omission of ACMs in drawings and/or contract documents should be checked.
Is the building redundant and/or unoccupied?
Risk may be managed by preventing uncontrolled access, but emergency arrangements need to be considered. Building use can change, this is not a permanent solution and future use and planned change should be considered.
Have ACM’s been removed previously?
Care must be taken when assessing if asbetsos is present, regulations and guidance for asbetsos removal were not always as stringent as they are now. Ensure previous remediation works were carried out properly. For example – where sprayed asbestos, protection of steelwork, has been used, there is the risk that overspray may remain in crevices, voids or even within the linings or fabric of the building.
Which asbetsos survey do I need?
To comply with the ‘Control of Asbestos Regulations 2012’, ensure that the correct asbestos survey is carried out to identify and enable management of the risk of any ACMs that are present. Asbetsos surveys are designed to locate and detail the extent and condition of any ACMs within a pre-2000 building. They will also outline any required remedial actions such as asbestos removal or encapsulation if required. The two types are;
Management Surveys
As a rule, asbestos management surveys and re-inspection surveys are non-intrusive, and are aimed at buildings under normal occupancy with minor maintenance works and access all accessible parts of a building.
Refurbishment / Demolition Surveys
Asbestos refurbishment surveys and/or asbestos demolition surveys need to be conducted prior to any work being undertaken to alter fabric, fixtures, fittings, or any major structural changes including demolition. These inspections are more intrusive and often include things like breaking through walls to access behind cladding, uprooting floor coverings and fixed ceilings.
We hope our brief guide above assists you as to whether an asbetsos survey is required or not. Next week we question the efficacy of asbetsos testing yourself with a home testing kit VS an appointment of asbetsos consultant.