Asbestos ceilings removal

[Sezza1989]

We own a 3 bedroom home in the Kapiti coast that has asbestos stippled ceilings - decided to remove for safety and renovations. Getting quotes approx $100 per square meter, which is just removal. Wondering if anyone has done this before approx how much gibbing and plastering has been per m2?

The lounge has a cathedral ceiling with beams - some people have advised us to encapsulate for cheaper but wed obviously have to advise next buyers. What would people do remove for 8-9k or encapsulate for cheaper?
Cheers

[hawkeye]

We had some removed by EQC after the earthquakes cracked between the gib boards. They made such a mess of the gib surface wiith scraping we ended up having to replace the gib anyway. I would just remove the whole boards and start again if I was you because it is cheaper than fixing the gib once they have finished. You can add some extra insulation at the same time.

[Sezza1989]

We had some removed by EQC after the earthquakes cracked between the gib boards. They made such a mess of the gib surface wiith scraping we ended up having to replace the gib anyway. I would just remove the whole boards and start again if I was you because it is cheaper than fixing the gib once they have finished. You can add some extra insulation at the same time.

Awesome thanks for that - sorry to hear about the mess EQC made! I'm originally from Christchurch so know the nightmares of terrible repair jobs. Okay good to know, think we will do one end of the house first and then the lounge area with higher ceilings. Big job but it's going to be so good to get it done! Cheers

[DontPanic]

Have you had it tested?

Also worth a note, not all textured plaster ceilings contain Asbestos, you need to test it to confirm if it does or not. if you take a sample to a Lab for testing it should be under $100 per sample to have it confirmed.

[Incodo]

Also worth a note, not all textured plaster ceilings contain Asbestos, you need to test it to confirm if it does or not. if you take a sample to a Lab for testing it should be under $100 per sample to have it confirmed.

Asbestos is a bit of a buzzword subject - Recent prosecution for $316K in Blenheim and another on the west coast coming up. ON the one hand there are the Asbestos Regulations 2017 and on the other "experts' coming out of the wood work like meth house gurus. While the Regs effectively require everything except small residential to have an assessment and a AMP (Asbestos Management Plan), and be completed by the first half of 2018 ( landlord and PM as PCBU responsibility under the HSWA as a hazardous material), our experience is
1 most properties don't have one - question - if you rent or sell what's the risk in not having one ? Ans - litigation from disgruntled purchaser / tenant and or prosecution. OK there have been none that I know of but someone will set an unfortunate precedent ( seen disgruntled peole - ever seen someoen who is gruntled )
2 one will increasingly be required for any alterations or demolition to buildings constructed before 2000
3 some who inspect require an extensive site visit and sampling for their favourite lab etc ( read money), but the Regs don't require this be default. We're assisting one client with extensive properties nationally, and undertaking desk top assessments based on consent files and issuing a report with appended standard AMP.
4 do it yourself testing is not advised - a read through the Regs and or the Sitesafe info on asbestos is time well spent.
5 do be careful when someone offers to test, report and fix as a one stop shop. It's leaky homes, meth etc all over again and rsik of being sold to do more than is required at high rates.
Regards
Paul from Incodo 0272800036

[AlFa]

...
1 most properties don't have one - question - if you rent or sell what's the risk in not having one ? Ans - litigation from disgruntled purchaser / tenant and or prosecution. OK there have been none that I know of but someone will set an unfortunate precedent ( seen disgruntled peole - ever seen someoen who is gruntled )
...

Risk = ZERO. Litigation = ZERO. Feel free to read Worksafe clarification paper - https://worksafe.govt.nz/laws-and-re...-and-asbestos/

Are you selling some fear here?

[Incodo]

Risk constructed post 2000 =zero, risk constructed before 2000 =unknown but many have asbestos in FC soffits, vinyl asbestos floor tiles or used as cladding elements or check worksafe.govt.nz/topic-and-industry/asbestos/working-with-asbestos/handy-hints/do-you-need-an-asbestos-management-plan/
Check link to pdf entitled "Do you need an asbestos management plan" and the marked-up illustrations. Houses per se don't need one but when they become a work site and the landlord or owner or PM becomes a PCBU under the HSWA ( whether they think they are or not is a different question) The health risk from asbestos may or may not be over-stated, but the professional risk of non-compliance can as recent case law shows be very high
The link in ALFa reply states " If you a residential landlord, you will need to know what to do if planned work may involve asbestos. Under HSWA you have a a duty to identify asbestos and prepare an asbestos management plan for work involving risk of exposure to respirable asbestos fibres."
If no worker on your property is ever going to disturb asbestos - no problem, but if the FC sheet is to be waterblasted before painting or new joinery or even changing fuses to more modern electrical safety devices on an old switchboard - an AMP is required
If Worksafe act on a complaint by say a neighbour, a defence of ignorance is not going to work "Obligation becomes 1) identify and if identified on site 2) have an AMP.
Not fear - risk management. We look at property problems and it's sad and tiresome when we see things such as 1) apartment blocks with no 10 yr plan (required by Unit Titles Act) and 2) commercial sized buildngs with issues being limped out to 6 or 10 yrs and onwers then finding issues and not being able to claim. Meth was dodgy and well supported by legislative obligations, asbestos has it's regs so that's it but 1) also tired of people who will identify and solve your asbestos problem expensively.

[GLin]

Yes $100 per sqm is about right. I have gotten quotes more expensive than that!

Encapsulation is definitely another option too.

One property I renovated for a client, got one of the reputable texture removal companies to do a quote, and they recommended to encapsulate also.