What to Do When You Are Been Told There Is Asbestos in The House

jowu15 on 17/07/2018 - 20:58
Last edited 17/07/2018 - 21:11 by 2 other users

Hi. I have found members of OzBargain give very good advice so now I have one I really like to exchange views and get advice with everyone. I have an old small investment property.

About 10 days ago, I changed the old switchboard to a new switchboard. Today, tenant rang me and asked me if the electrician told me there is asbestos in the property. I am very concerned. I rang electrician right after tenant rang me and he said there is might a small pieces of asbestos, the same size as old switchboard, he said he is not sure. I rang Consumer Affair Victoria and asked for advice. I was told to go to website

I visited the website, it's very complicated in terms of all type of asbestos and different type licences. I will ring tomorrow to hopefully find out which type of licensed asbestos removalist I need. If anyone know anything please advice.

I got a quote so far to remove a book size asbestos for $1200, that's more than a monthly rent of the property. Where can I find a more reasonable quote?

Furthermore, tenant already threaten to take me to VCAT and ask me to do extra things for him. In fact I was due to take him to VCAT on rent arrears this Friday, so here is his revenge. How am I to deal with this troubled tenant?

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asbestos.vic.gov.au
asbestos.vic.gov.au

Comments

  • Presence on 17/07/2018 - 21:04
    +14

    And you came to a bargains website to ask about asbestos?

    It's harmless if it's not disturbed. Just leave it.

    • Zedsdeadbabyzedsdead on 17/07/2018 - 21:30
      -5

      "What to Do When You Are Been Told There Is Asbestos in The House"

      Ali G in da house
      Asbestos in da house
      Spiders in da house

    • jowu15 on 18/07/2018 - 00:23
      +3

      Thanks for your reply even though you may think I posted in the wrong place. Its a business decision and I am looking for a bargain asbestos removalist. I have a trouble tenants there, I have to remove it and remove it fast so if I have to go to VCAT I can minimise my compensation payout

      • abuch47 on 19/07/2018 - 18:12

        A homeowner can remove upto 10sqm themselves. I highly recommend against doing that, as to do it safely youd need to do 10+ hours of research and then spend a decent amount on safety gear and then PAY TO DUMP IT PROPERLY.

        $1200 is fairly cheap but get a heap of quotes. if its part of the old switchboard mounting it may be fairly easy and someone will do it for $1k or less. There are quite a few dodgy asbestos removalists around so the cheapest price isnt always the best either.

        Another great tip to follow is to always get it tested. Most companies who come out and quote will take a sample and test for you. This is important as if its not asbestos it is low level risk to remove yourself with minimal safety gear.

        I always test first through a reputable company and theyll get back to you quickly for about $100 per sample. The state governments do provide testing but it tends to be fortnight turnaround for an only slightly reduced rate.

        • whooah1979 on 19/07/2018 - 18:33
          +1

          $1200 is fairly cheap

          Op got a $1.2k quote to remove acm as large as book. That’s is certainly not a cheap quote.

          Everything op needs to know about diy acm removal may be found online. Removal equipment may be purchased from safety and workwear shops.

    • neonlight on 19/07/2018 - 19:26
      -1

      That's no rental agreement that states you have to fix it anyway. They signed for what they have contracted for. If they don't disturb it shouldn't be an issue. The tenant is just pestering you. Go find another tenant

      I dare the tenant touch that stuff get cancer and come to you for compensation.

      Noone is stupid enough to do that

  • Samsungnote10 on 17/07/2018 - 21:07
    -2

    What do you do?

    Stop snorting it!

  • star-ggg on 17/07/2018 - 21:12
    +15

    you are not legally obliged to do anything unless you are renovating or it is damaged. Asbestos is completely harmless if it is not broken.

    • jowu15 on 18/07/2018 - 02:15

      Thanks but it was on the back of the old switchboard so there is a sizeable hole, so it is damaged. Tenant said will take me to VCAT if I do not remove it by Friday and he also has other demands as well, so I have to get a licensed asbestos removal person

      • whooah1979 on 18/07/2018 - 06:50
        +5

        t was on the back of the old switchboard so there is a sizeable hole

        Have you considered locking the meter box? This may prevent anyone accessing the sizeable hole which in this case is a non-friable acm no larger than a book.

        I normally don’t say this, but your tenant sounds like a an uneducated pita looking for a free meal. A meal that you’re so willing to provide without a fight.

        http://www.asbestoswise.com.au/information-and-resources/asb…

        • jowu15 on 18/07/2018 - 10:40

          Hi Whooah thanks for your suggestion. It was behind an old electrical switchboard, but electrician has to put new switchboard to a different location to satisfy the new regulation, so that small piece of asbestos is exposed and there is a hole in that piece. I am just worried if he takes to VCAT and the members of hearing
          maybe sympathetic to his claim.

          I am just wonder if I can just cover it up with sth

        • abuch47 on 19/07/2018 - 18:14
          -1

          @jowu15: Paint it with a spray can. It stops the fibres from being loose and covers up the exposed edges. IF it has been broken that means fibres are around

        • raytriplej on 19/07/2018 - 19:30

          @abuch47: Spray can may blow the fibres around….

        • Euphemistic on 21/07/2018 - 07:33

          @abuch47: DO NOT use a spray can. They put out pressure that is too high and likely to dislodge fibres.

      • Peck on 18/07/2018 - 09:53

        Fill, seal, & cover the hole. As mentioned above there is no need to remove it unless for some reason it is unsafe. I assume that there is asbestos lining in your wet areas too and no obligation to remove that either unless renovating and disturbing it.

        • jowu15 on 18/07/2018 - 10:42

          Thanks can normal tradies perform this job or do I have to use a licensed asbestos removal person. Thanks

        • Dr Techno on 19/07/2018 - 14:19

          I saw on EEVBlog (when they were installing a IP enabled monitoring device) that the backing of older switchboards can be asbestos. If any work needs to be done, ie drilling then theres a special vacuum for the process. So sealing should be an option if its gunna be left alone and depending how bad or good it still is.

        • Euphemistic on 19/07/2018 - 15:42
          +1

          @darkage: Asbestos is a very common material in older electrical switchboards.

  • onevstheworld on 17/07/2018 - 21:12
    +10

    You can have someone go inspect the property and give you an asbestos report. You might want to do that before paying someone to remove what may or may not be asbestos. Edit: having an official report that states what is and isn't asbestos may be helpful in dealing with your tenant too… he'll probably yell "asbestos" at every speck of dust from now on.

    How dangerous it is depends on what type of asbestos. Loose fill insulation (the fluffy type) is probably the worst because it gets in the air easily. But tons of things have/had asbestos in it… paint, roofing, wall boards. These usually aren't a problem unless you disturb them somehow (i.e. drill/demolish). The inspector should be able to advise.

    • jowu15 on 18/07/2018 - 10:44

      Thanks for your suggestions

    • [Deactivated] on 20/07/2018 - 18:17

      you want to get someone independant to do this, not someone who works for an asbestos removal company.

  • Godric on 17/07/2018 - 21:24
    +5

    Burn it down along with all the spiders in the house

    • [Deactivated] on 17/07/2018 - 21:26
      +4

      Then all you'd have is just asbestos and no house.

      • Godric on 17/07/2018 - 21:28
        +5

        And no spiders in said house

        • [Deactivated] on 17/07/2018 - 21:34
          +9

          The spiders have lived with the asbestos. Their offspring hatched on the asbestos. Breathed the asbestos. Ate the asbestos.

          Yet they are still in the house.

          You merely built with asbestos but they have embraced it.

          You will not find dead spiders, only spiders.

        • Godric on 17/07/2018 - 21:44

          @tshow:

          fire

  • qwerty on 17/07/2018 - 21:25
    -7

    You write the $1200 off on your tax so its not really a loss - i would do that asap if its in a moving area like a switchboard cover so they cant bitch to vcat about you not fulfilling your role about fixing urgent repairs - id call vcat to ask if it is but just be safe - if you want to shop around do it quickly .

    If they are 2 weeks behind and being a pain just kick them

    • jowu15 on 18/07/2018 - 10:48

      Thanks for your suggestion. Its not on a switchboard cover, its behind an old switchboard and new switchboard has be in a different location to satisfy the new regulation. so the asbestos is exposed. I am looking for ways to bloke it

  • [Deactivated] on 17/07/2018 - 21:26
    +3

    Lol. Tenant taking landlord to VCAT over asbestos.

    Many old buildings have asbestos. Heck, I'm sitting in one now. I paid around $3k to have all the asbestos removed from one of the walls so I can do some work but that's about the only difference between a building with asbestos and one without. The inconvenience of removal if you need to disturb the wall.

    Let the fool pay VCAT. It'll be up there for stupidest VCAT hearings… if it will even get to that stage.

    • poboy on 17/07/2018 - 21:54

      Agree. Millions of homes have asbestos. It is harmless if contained and left alone. He will be laughed out of VCAT.

  • whooah1979 on 17/07/2018 - 21:29

    Leave the acm alone and it’ll leave you alone.

  • whooah1979 on 17/07/2018 - 21:35

    a book size asbestos

    Diy.

    • altomic on 17/07/2018 - 21:45
      +8

      ^ this.
      in many states you are allowed to removed aspbestos up to a certain amount (square meterage)

      Disposable Coveralls e.g. Tyvek and mask. wet the aspestos. remove. plastic double wrap and tape. dispose of at council disposal site.

      if it is hard to remove then paint over it. if it is sealed then no problem.

      asbestos is only a problem if it is broken or flaking.

      book size! LOL what ever you do don't buy an older house in queensland. every second house in my neighbourhood has a major component of asbestos (the roof of my house is asbestos)

      your tenant? is either uneducated or attempting to take you for a ride.

    • jowu15 on 18/07/2018 - 13:15

      If its in my own home I would take your advice but when tenant is involved one has to be extremely careful

      • Deridas on 18/07/2018 - 19:15
        +2

        jowu15 I like it how you come onto Ozbargain asking for advice then implied you reject some decent advice as you need to be "extremely careful" as though the advice was not "careful" enough.

      • ATangk on 19/07/2018 - 14:46
        +1

        Say you booked someone to come in, then dress up in a full HAZMAT suit so they cant tell its you. Remove and be done with it.

  • HighAndDry on 17/07/2018 - 21:42
    +2

    Get an asbestos report - it'll tell you not only what is and isn't asbestos, but also, in writing, what asbestos might need to be removed and what asbestos (hopefully all or most of it) can be left undisturbed without issue.

    Then you wave that in your tenant's face if they threaten you with VCAT and asbestos.

    • jowu15 on 18/07/2018 - 13:17

      Hi HighAndDry do you have any experience with asbestos report? Say if something is behind tile, shower base how can they be certain if there is asbestos there or not.

      • Dr Techno on 19/07/2018 - 14:23

        I think with the asbestos report, they can take x amount of samples and get them analysed. A piece the size of a 50 cent piece. Then again it will need to be accessible. You can take your own samples and submit if you like, taking precautions.

  • hasselbladsnapper on 17/07/2018 - 21:52
    +3

    I would terminate the tenant asap, as long as it meets the rules. When vacant I would remove the small piece myself, bag it up and dispose!. The offending item is I guess a backing board for the switchboard and not much to deal with.

    • poboy on 17/07/2018 - 21:56
      +18

      Killing him is a bit drastic.

    • [Deactivated] on 17/07/2018 - 21:56
      +2

      Wow. Way to escalate a problem tenant.

      You want to terminate them and remove them in small pieces, bag it up and dispose.

      Psycho!

      • EightImmortals on 18/07/2018 - 07:21
        +3

        With some tenants that the easier option all round. But yeah, when we ever had problem tenants like that the easiest way to get rid of the them was to bump up the rent. Conversely if we had good tenants we never raised the rent.

    • jowu15 on 18/07/2018 - 13:18

      I would love to terminate my lease with him but he doesnt want to move out, went to VCAT with more than 2 week behind but he still got a payment plan, there is nothing I can do.

      • BoomTetrisForJeff on 19/07/2018 - 14:55

        im pretty sure its up to you if you would want him to leave or not

        • mgsydney on 19/07/2018 - 16:53

          Did you go to VCAT to get him to pay rent or did you give him notice to vacate?

  • subywagon on 17/07/2018 - 22:30
    +6

    Karate chop and kick it out. It was great fun kicking holes in the asbestos shed walls when we were young lads. In an unrelated matter, and deals on oxygen tanks?

    • mskeggs on 17/07/2018 - 22:39
      +4

      Between that and the mercury containing fluorescent tubes we smashed as light sabres it will be a miracle if I see 2020.

      • subywagon on 17/07/2018 - 22:50

        Oh I forgot about them! They popped so nicely lol! Oh well, if we die early at least we had a blast haha

  • gabtug on 17/07/2018 - 22:55
    +5

    Asbestos is like a snake.

    Leave it alone and it will leave you alone.

    Disturb it, and it will bite back.

    Place a fake snake next to it just in case.

    • [Deactivated] on 18/07/2018 - 11:39
      +1

      So if the snake disturbs the asbestos, will we trigger perpetual conflict? Probably how the conflict in the middle East started.

    • BartholemewH on 19/07/2018 - 17:47

      Chew up pieces of asbestos and rub the paste into your hair. The Asbestos board will think you are a rival and leave you alone. I saw this on Andy's Baby Animals and if def works.

  • [Deactivated] on 18/07/2018 - 05:36

    I understood mined asbestos once bonded in a product was not a health risk.

    Remember Y2K hysteria? People are nuts. There was no basis for the hysteria, but it went viral for years. Same with asbestos afaik.

    Asbestos after bonded supposedly is not a serious risk.
    How many relatives have you lost to mesothelioma (excluding mine workers), as opposed to car accidents, common cancers or flying carrots penetrating your brain via your nostril? None, me too.

    Life has risks, this isn't a big one.

    • [Deactivated] on 18/07/2018 - 06:15
      -3

      His biggest risk is being sued by his tenants, which is a clear and present danger and they will win if they do. Get it together mate.

  • [Deactivated] on 18/07/2018 - 06:14

    $1200 to prove you did it right and not have your current tenant try to sue you seems fair. You may want to ring around for quotes, but Id say they would have agreed on thier pricing.

  • Elppa8 on 18/07/2018 - 06:42
    +1

    Seal it with a water based paint. http://www.asbestos.vic.gov.au/in-the-workplace/sealing-pain…

    • jowu15 on 18/07/2018 - 11:00

      Thanks for your suggestion but what i am going to do with the small hole? fill it up with plaster or sth

      • Elppa8 on 19/07/2018 - 00:11

        If it’s small a plaster filler or similar will work, if it’s larger glue a piece of fibro over it and seal.

        Take a photo of it and go to the hardware store and ask one of the more experienced guys if you unsure.

  • Stegasaurusnext on 18/07/2018 - 07:55
    +1

    Seriously - I pulled apart an asbestos garden shed myself very carefully under mist (in summer). I had 6 1.8 x 0.6m sheets.

    I looked into disposing myself - Google landfill nearby that take asbestos and wrap with plastic and seal with tape - here's my local one with instructions. 250kg minimum charge but works out significant cheaper than your quote! https://www.mornpen.vic.gov.au/Your-Property/Rubbish-Recycli…

    Based on the above, I went to Gumtree. For the same price of disposal for me ($200) I had a guy come and get it and wrap it himself. These guys charge good prices to save the average Joe from having to do it but stockpile until they have the 250kg minimum and cash in then. Win-win.

    Gumtree guys might highball you, just know how much the minimum price is at the local landfill and don't pay more than that plus a convenience charge to yourself.

    In the short term, go to the rental, wrap up the asbestos and take it home and have it picked up there and then put the VCAT threatening tenants rent up.

  • chumlee on 18/07/2018 - 09:57
    +1

    Post the address on Facebook as a open to all party tonight with free grog. Let people come and destroy the place then submit an insurance claim and keep the tenants bond as well.

    Simples

  • goodcopbadcop on 18/07/2018 - 10:39
    +1

    A more pressing issue is the non-payment of rent from the tenant and the need to move him on as he seems to think that it is his right to live off your good will rent free. He needs to be reminded that he signed a rental agreement (I assume you have done this) and for him to pay X$'s per week. And not get behind. No point in pandering to someone's needs eg remove the asbestos NOW - and another reason for them never to pay rent but meanwhile keeping a roof over their head and having to listen to his demands that never stop. He's not paying the rent when it fell due just because you had a new switchboard that revealed a little bit of asbestos just NOW. If the electrician hadn't said anything - no one would be any the wiser… and I bet the tenant never even opened the old switchbox so why now? I had a painter who told me that a ceiling "looked like" it was asbestos. It was in a toilet and painted. He had no idea….. Maybe your electrician didn't either? You can take a small piece or fibres double bagged of the "offending material" to have it tested yourself. Google asbestos testing Labs. I did this when I was renovating a bathroom (not for the toilet!) and it cost $49.95 for each piece of material/fibres that they separately tested. It takes about a day. Then at least you know what you are working with. Call VCAT so that you know what they are likely to investigate re asbestos. Tell the tenant that you are having it tested - your time frame is by Friday. And if it turns out that it is and if it is necessary to remove (seek VCAT advice) then the rent will be going up next month to cover the cost of the removal of the asbestos.

    • jowu15 on 18/07/2018 - 13:30

      Thanks for your advice, and I think I would like to get it tested. How big a piece you have to cut? In fact I am think its only an ipad size, so am I be able to cut the whole lot and send to test?

  • windale on 18/07/2018 - 13:37

    A photo would really help your story.

    the quote is probably to remove the whole wall panel if it is asbestos.
    Our local tip charges by the KG and to dump a whole bathroom of asbestos walls was a couple of hundred dollars for me, its heavy stuff. (I'm in QLD)

    In your case I would take a small sample (put on a mask, spray with bondcrete and water mix) and send off to be tested just to confirm. Cost me about $40 per sample. While you wait for the result, Paint with bondcrete, paint with paint, Then get a sheet of 5mm thick MDF and cover it. (Glue it on) & paint it.

    Best to remove it though.

    here is who I used for the sampling. http://envirohealth.com.au/wp-content/uploads/2017/09/enviro…

    cheers

    • Karfaffel on 18/07/2018 - 14:46

      Make sure that if you do cover it, that there is an asbestos warning label to avoid any issues in the future. It would not be responsible to just cover up an area of asbestos once you've gone to the trouble of establishing it is there in the first place.

    • jowu15 on 18/07/2018 - 16:03

      Hi Windale good idea about posting a photo. I have a photo I can post but can someone tell me how to upload to here. Maybe I just post a link?

      • OzFrugie on 18/07/2018 - 20:57

        Use imgur mate

        • jowu15 on 18/07/2018 - 22:34

          OK thanks

  • jm48 on 18/07/2018 - 15:30
    +1

    Asbestos hysteria.
    That's what happens when there is big money to be made.

  • Euphemistic on 18/07/2018 - 16:01
    +2

    We've been dealing with asbestos management for a while here at work.

    Three steps for asbestos management appear to be:
    1. Raise your hands in the air and wave them around
    2. Start screaming
    3. Run in circles.

    Slightly more seriously, it shouldn't cost that much to remove a small piece of asbestos, but you really need to understand what you are dealing with. If it is the backing board for the meter box and it's just been rewired, that will be the cost. ie remove wiring, remove asbestos, clean, rewire. Another acceptable practice is to have it sealed up with PVA glue or water based paint and leave it there. You need more information on the extent and exposure risk is.

    At the end of the day, asbestos is pretty dangerous stuff but if managed and handled correctly presents very little risk.

  • backpaqer on 19/07/2018 - 04:34

    Get a mate to go around wearing a lab coat and carrying a clipboard. Get him to look at the asbestos and do some hums, hahs, and I sees and then tell him that fibre cement is not dangerous, just don't grind it up and snort with cocaine.

  • burtie on 19/07/2018 - 07:14
    +1

    You sound like a very patient landlord and your tenant sounds awful! Could you potentially use the asbestos as an excuse to get him out? Since the house is now "unsafe" you might have to get people in to do a thorough report and remove it ;-) Of course you'd have to check what the rules are for breaking a lease…

    • whooah1979 on 19/07/2018 - 07:23

      Could you potentially use the asbestos as an excuse to get him out?

      chances are that all of the walls and roof are acm. the ll now have the opportunity to polity ask the tenant to move out for health reason.
      http://www.asbestoswise.com.au/information-and-resources/asb…

      In Victoria, it is estimated that 98% of homes constructed before 1976 contained asbestos products (most likely asbestos sheeting) and that 20% of all domestic roofs of that period contained asbestos.

    • jowu15 on 19/07/2018 - 12:09

      THanks for your suggestion. Nine month after he moved in he complaining about cockroach and I want to go the unit to have a look he wont let me and ask me to put him up in hotel and get the house professionally done I did not agree, he said he would take me to VCAT.
      If I give him notice on that basis he would sue me for compensation for sure.

      • whooah1979 on 19/07/2018 - 13:13
        +1

        he moved in he complaining about cockroach

        Cockroaches love damp, dark and dirty places. Have you inspected the conditions of your ip since the tenant moved in?

        • mgsydney on 19/07/2018 - 16:56
          +4

          And moreover, I would invest in having an agent take over management of the property, and then task the agent with the removal of the tenant.

  • [Deactivated] on 19/07/2018 - 13:39

    Tell the tenant he needs to be absent from the property for a couple of hours for the Asbestos removal. Buy Concrete Sealer from Bunnings. Patch up the hole and tell him a professional did it. After a week or so when its dried just hop by and paint over it using a roller.

  • solidussnake on 19/07/2018 - 14:02
    +2

    Why not leave the old switchbox on the wall covering the hole ?? There will be no electrical cables in it so put it back up ?

    • jowu15 on 19/07/2018 - 19:34

      Thats a good suggestion. Electrician did not told me about asbestos and he told tenant about it

  • kolorijo on 19/07/2018 - 15:36
    -1

    Get new tenant.

    • Euphemistic on 19/07/2018 - 15:44
      +2

      If there is asbestos on the property it should only take 10-20 years for the current one to pass away.

  • windrc on 19/07/2018 - 17:36
    +2

    It seems like removing the tenant is more urgent than removing the asbestos.

  • Cul8r on 19/07/2018 - 19:36

    Where about are you?

    I’m in inner north melb, $300 for all the asbestos under the eves of my single front property. Access was not a problem making it light work. I have an asbestos flu that has been removed sitting aside and have been quoted $250 to have it disposed of. Of all places… Jim’s asbestos.

    So, don’t disturb it and you should be fine. It’s just dangerous when the fibres are released. If you’re ever near it just spray it with water. It doesn’t need to be as scary as it sounds.

    • jowu15 on 19/07/2018 - 19:47

      Thanks for your kind words. The property its near Sunshine. I will ring them tomorrow.

  • explosion on 19/07/2018 - 21:53

    When I brought my second place, building inspector told me there maybe asbestos in outside ceiling. Our interior was renovated recently so we assumed that no asbestos as the time of renovation may have been removed and low risk. I asked for the quote for removal of asbestos (used this to bargain for selling price), and I decided will only remove when renovating as mentioned by all, its harmless until you grind and produce asbestos dust (building inspector has same advice). So far its behind the wall/painted/fully sealed not going to harm. So leave as it is, address when renovating and it would not be expensive.
    Lot of old school have this and old major building, so nothing to concerned.

  • s3th2000 on 19/07/2018 - 22:05

    I'm about to get someone to remove a bunch of asbestos from around the house (under tiles in an ensuite we're renovating, some formwork etc.)
    It cost a couple of hundred dollars for the inspection to test that it was indeed asbestos, and I have a quote for about $1000 to remove it all; so $1.2k for a small piece seems expensive.
    I got 4 different quotes, and including the demolition (non asbestos stuff), it ranged from $2k to $6k - so I suggest doing your research.
    The cheapest guy was from the Jim's franchise.

    • jowu15 on 19/07/2018 - 23:18

      Thanks for sharing your experience. One post above also mentioned Jim's franchise and i rang them earlier and they are sending someone tomorrow.

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