Forum Replies Created
Okay firstly is the roof sealed or painted? That’s your first option if it isn’t than painting or sealing will slow the deterioration of the entire roof surface which will continue to erode due to reaction to acidic pollution. Before you do that for the specific cracks seal them with liquid nails/sealant or similar if possible. You will need to follow asbestos safety precautions to do that – mask, PPE etc. To actually repair the sheets liquid nail or screw in cover panels of sheet metal remembering not to drill and following asbestos safety precautions.
In the sealing area there a number of options – you can just paint it but it will take a lot of paint as it soaks in and make sure its a UV resistant paint otherwise there is no point – it will be just as bad in 6 months time if you don’t use UV resistant. You can chemically treat it which usually involves two treatments one to clean it and then has to be safely drained and then treated. or you can polymer treat it which seals it up like plastic coating. These last two options though are so costly you may as well remove it. Remember you can get a TAX DEDUCTION for removing asbestos! Not the replacing of the roof just the removal part so you seriously should consider as five years is too long as it will continue to disintegrate as long as you have it in place. Also there is the extra insurance premium each year you pay for having an asbestos roof which due to all the storms is always increasing and add that over 5 years to the cost of maintenance. Also you run the risk of legal/tenant problem if it isn’t maintained – gutters in good condition and downpipes that go under ground etc. You haven’t said if its a house or commercial property so I’m presuming its a house as there are different laws for a commercial property you must follow. if you were only keeping it two or so years I’d say repair/seal for five or more years replacement may be the better option.
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi demmy, sorry I didnt reply sooner there was some IT problem with me directly replying. Yes you can take your own samples in a residential property providing you follow the safety precautions on how to take it. Also in most states you can remove up to 10 sq metres of non friable asbestos. In Canberra you aren’t allowed to do anything without an Asbestos Licence because of the “Mr Fluffy” fiasco. In Victoria you have also a time limit so you don’t remove 10 sq metres one day and 10 the next and so on…. The problem with doing it yourself is disposal – you can’t just take it to the tip as its hazardous waste and depending on the state and the amount you may need a hazardous material transport licence as well! Go to the site below to find you appropriate State rules and who to contact, remember residential asbestos rules are different to Commercial property asbestos rules.
Thanks
https://www.asbestossafety.gov.au/who-contact
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi sandhya, I meant like any other problem with a house for example with cracked walls which needed stabilising or ants needing treatment. Many people like yourself are scared off by a house with an asbestos problem- even identifying it could mean securing a discount at purchase or knowing someone like a licenced asbestos removalist who can sort the problem out quickly and easily. Since 2019 the Australian tax office has been offering tax deductions for Asbestos Removal ( check with your accountant) Whats the mantra- buy a house with a problem and solve it!
That’s all I meant- especially since most people see it as too hard or too scary- yet in NZ you also have to test for mould and drug labs and that,s mandatory! Hope that helps.
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hello Sandhya
Thanks for the post about the house – you will need to see the holes- Real estate agents tend to understate the problem- if it is just a couple of small holes then they just need sealing or patching. If its big holes with sheeting debris this may be a bigger problem. All houses built in the 1970s in Australia will have some type of asbestos in them – unless its been specifically removed its what builders used. If its asbestos cement sheeting then you need to keep damaging it for it to keep releasing asbestos fibres- like sanding or drilling. There would have been a fibre release when the damage was done but generally asbestos cement sheet doesn’t keep giving off asbestos unless its being further broken up – like hail & wind to roof or fencing. Asbestos is another part of real estate where you manage the risk, but it can also offer opportunity if everyone else is scared off.
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hello Sandhya
Thanks for the post about the house – you will need to see the holes- Real estate agents tend to understate the problem- if it is just a couple of small holes then they just need sealing or patching. If its big holes with sheeting debris this may be a bigger problem. All houses built in the 1970s in Australia will have some type of asbestos in them – unless its been specifically removed its what builders used. If its asbestos cement sheeting then you need to keep damaging it for it to keep releasing asbestos fibres- like sanding or drilling. There would have been a fibre release when the damage was done but generally asbestos cement sheet doesn’t keep giving off asbestos unless its being further broken up – like hail & wind to roof or fencing. Asbestos is another part of real estate where you manage the risk, but it can also offer opportunity if everyone else is scared off.
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Tony,
went and did a bit more study on carbon fibre and there are no studies or results yet of long term health risks for exposure to respirable carbon fibres. Its too new a material, currently airborne dust monitoring is being done on some sites and measured to similar scales as synthetic mineral fibres and asbestos fibres but there is not enough information available yet about longer term reaction of the body and lungs to these fibres to know what effect they will have on the bodies cells. So you may be right long term this may be another material that causes adverse effects in humans. Asbestos replacements and substitutes such as synthetic mineral fibre, glass fibre and kaolinite fibre all were thought to be safe but all of those materials have been found to have adverse long term side effects in large enough concentrations and longer term exposures. So sorry I can’t give you a definitive answer so mask up and follow safe procedures if you have to deal with it just like it was asbestos or fibreglass.
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Joana
Asbestos containing material is rated for risk on a few things but basically if it can crumble between your fingers and is in your face that’s when its a significant risk. So a painted and sealed asbestos cement sheet is not a problem unless you drill it and have your face unprotected near it. But something like pipe lagging can be hazardous in place as its surface can be dry and worn. So to assess the risk firstly is it friable or non friable ( can you crush it with your fingers to powder)?, is it painted or sealed? is it exposed to weather or enclosed inside, how enclosed is it in regards to breathing spaces all those things have bearing on the risk. But basically don’t create or release asbestos fibres from it and don’t breathe them in. Everybody is now used to masks and you can get a basic P2 asbestos mask from a hardware store which also brings down the risk.
Let me know if that answers you question or if you have a specific ACM in mind you want to talk about. Thanks
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hello Tony,
I’ll investigate this a bit more and get back to you. My initial thoughts would be no as its not sprayed or usually friable, however it probably will pose a hazard similar to synthetic mineral fibre and glass fibre materials. But as I said I will investigate some more. Thanks for the query.
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Asbestos can be in a lot of different materials. When they refer to the switchboard its usually the backing or mounting board but it can also be the side, back and top & bottom panels, inside the fuses and a number of other areas. If you could send a photo I could have a look. There may also be asbestos debris which is breathable inside the cabinet if a lot of electrical work has been done and not cleaned up properly. Thanks
<div id=”TMPwmHiddenDiv”></div>Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi
Our two Logan rentals are managed by David King Real Estate at Waterford West. Their rates are pretty good. Speak to Gina or Courtney.
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Richard called your office last week before I posted but you were still on holidays I guess.
Well our solution was that we went and walked around every real estate agent in the town and got comparable properties that had sold during December that hadn't been recorded or were under contract and hadn't gone through yet. We have submitted these back to heritage to pass onto the valuer to see if that has any effect. We are optimistic but if they still want 20% we may have to look at other options. Heritage were fairly adamant it had to be valued by their valuer as we told them we were happy to pay a valuer in the town while we were there but that wasn't acceptable.
So we've taken action lets see where we get.
Thanks
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Thanks
for the comments so far. The bank is Heritage and the Units are fully self contained. We haven't seen a copy of the bank valuation as I think that is the problem no one wants to make a unverifiable call on their value.
Thanks
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Scott
No there are enough idiots out there already doing that – if I hear "we don't have any" or "I know where it all is" one more time though……Thanks for the best wishes.
Brian & Cindy SketcherAsbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
The resources boom is supposed to go on for 20 years…… by then we won't be manufacturing anything in this country everything will be imported (we're not far off that now). What happens then or when China & India take over all the rest of the worlds manufacturing requirements.
If you visit Mackay or Gladstone you can already see the two speed economy. One for the mining and resources industry the other for those not part of it and struggling to keep up with price increases in everything.
Large unemployment (or rather lack of competitive opportunity) in all other sectors (apart from resources) along with the aging population would suggest there will have to come a housing price crash.
It may not come for 5 years or even ten but I worry that it will come and I still have a mortgage…..Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
These guys have to pay for insurance and travel so theres at least half that fee gone…..
Have you tried driving around Qld and specifically Brisbane lately? It can take over 3 hours to go north- south side and on top of that are the tolls. If theres an accident on one of the major arterial road you can kiss at least half a day gone.We looked into diversifying into this (we inspect buildings for asbestos) and decided it wasn't worth it even at 300 an inspection you would have to be cutting corners to make any money.
In comparison to other inspections (termite pest or structural) or trade work this is pretty cheap so I wouldn't be complaining also I agree with Scott how much is a life worth? And if you want to be cold about it – if they certify it they are carrying your risk for you, so its a form of insurance unless you have dodgey pools.
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Jules
just got back from Gladstone & rockhampton yesterday,Gladstone's going the same way as Mackay with the town splitting in two with the poor locals being squeezed as everything goes up and anyone or any business linked to mining/LNG/Aluminium going ahead.
We drove around Gladstone looking at properties/infrastructure -still looked like a poor country town with many new apartment blocks in around the city centre and under constructionand no large shopping centres open on a Sunday (didn't know that still existed in any large town).
Prices are going up (rents and purchase) as these projects are starting up but I would say there is still growth to come in prices and at the moment there is a lot of fly in fly out workers (hence the apartments) also difficulty and price to get a flight here. It was cheaper to fly to Rocky and drive down then fly direct into Gladstone.
Interested to know how anyone gets on investing there.
Brian
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Scott no mates
No I was after something simpler and already set up for house projects MS project can be painful to set up and I also have used Openproject also something requiring less computer power for pda use?
Any options I'm all ears.
Thanks
Brian & CindyAsbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Harry Dent and Robert Kiyosaki have been predicting this for a while so when is the best time to buy up and/or how will affect Australia are we going to have another bank clampdown on loans. Look forward to any insights from Steve here as he has been over there and I would like to know how his test investments are going over there?
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Nitro
Cost to set up SMSF and company to hold property in I think was about 1500 but I'll have to go look it up to be sure, another 220 for the declaration deed and I'm quoted 770 for yearly audit costs by our accountants with one property being held.
But its hard to find a complying loan as they cant ask for a personal guarantee but some do and some ask for guarantor over 50% LVR. Also time lag for financial institution to assess and do paperwork was huge we had 30 day settlement and we didn't think they would make it. Still doing paperwork the day before settlement and only got through due to our accountants.
Maree price of house was 270K we worked out as high as we could go before we started by working back from a 28% deposit and 5% closing costs -turned out closing costs closer to 8% due to extra fees and paperwork. So realistically you can only look at houses in the 240-280 range maxBrian & Cindy
Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
Hi Nitrodrops;
we just did it, rolled mine and my wifes super into our own SMSF and bought a property. Not sure I would do it again as its is painful paperwork wise but we learnt alot. We had 100k combined and that was only just enough to get a conforming loan as banks requireup to 28% deposit plus closing costs so deposit was 75K closing costs another 20K- house puchase price 270k and it still requires input from super fund as rents dont cover repayments. Also only a few banks have conforming loans- we couldn't go with our regular bank as they didn't have a conforming product.
The gamble is- is the house in 30 yrs going to be worth more than 100k would be if placed in term deposit at 5% for 30 years with additional input (ie greater than 472K).
We picked a good corner site with two street access so in future we may be able to demo and put up a duplex.
But a good accountant is essential!Asbestos Audits Queensland | Asbestos Audits Queensland
https://asbestosaudits.com.au/
Email Me | Phone MeAny asbestos questions ask me.
