Asbestos in Domestic Properties Textured
Decorative Coatings (TDCs) (such as Artex)
What are Textured Decorative Coatings (TDCs) and where are they found?
TDCs are the textured decorative plasters (Artex being one of the most common) and are mostly
found on ceilings and walls of domestic properties decorated in the 1950s – 1980s. Until
approximately 1984, TDCs could contain very small quantities (around 2%) of white asbestos
fibres. Even before this date, however, most textured plasters were not asbestos containing.
Are there any health risks associated with TDCs?
Due to a misunderstanding with the authorities, TDCs have been classed as asbestos containing
coatings as they were confused with Limpet products (100% asbestos fibres sprayed onto
support beams in buildings as fire insulation). There is, however, no measurable risk to health
from the asbestos content in TDCs.
Do you need to remove TDCs from your property by law?
There is no measurable risk to your health from the asbestos content in TDCs and any contractor
who tries to force you to remove them based on this is trying to exploit your ignorance. There is
no law demanding that you remove the TDCs from your property either, if you had no plans on
removing them.
If you are selling your house, can your property become devalued if TDCs are present?
A common scam if you are selling your house is for a surveyor to suggest you need to remove
your TDCs; threatening you with devaluation of your property if you fail to comply.
You are under NO legal obligation to remove TDCs from your ceilings or walls, and anyone
threatening to devalue your property under the pretext of the new buyer having to remove the
TDCs once they move in is fraud. The prospective buyer of your property will not be under any
legal obligation to remove them either.
Does the presence of TDCs in a house you are about to buy condemn it?
Any surveyor condemning a house you are intending to purchase because of the presence of
TDCs is providing you with incorrect information. Neither the current homeowner nor you are
under any legal obligation to remove the TDCs.
The presence of TDCs in good condition should not reduce the property’s value or pose any
measurable risk to health; the best thing you can do is to leave them alone. If you strongly dislike
the décor, however, and wish to change it the best cause of action is to plaster over it for a
fraction of the cost of expensive removal.
If you want your TDCs removed for other reasons, do you need a specially licensed
contractor?
TDCs have recently been taken out of the licensing regulations and are now no longer licensable
materials. Whereas previously TDCs required licensed asbestos contractors to remove them,
now the work can be carried out by any trained and competent contractor using the proper
controls. We suggest ringing round a few local contractors for quotes. This will be cheaper than
unnecessarily hiring a specially licensed asbestos contractor, but be thorough when deciding if
you really want this work done and wary when employing contractors; make sure you get a range
of quotes to compare rates.
If you have been told you have ‘trace’ levels of asbestos in your TDCs, what does it mean?
Due to the difficulty in finding asbestos content when TDC samples are studied, many
laboratories cover their results by declaring ‘may contain trace levels of asbestos’. This normally
means 0% asbestos content. If your report comes back with only ‘trace’ levels of asbestos found,
it normally indicates there wasn’t any there in the first place; you can then make decisions on
your next steps accordingly.
If you have TDC ceilings or walls, can you use power tools on them?
The asbestos content (if any) in TDCs is minimal and poses no measurable risk to health. Adding
light fittings, picture hooks, or similar, by drilling or making holes, poses no measurable risk to
health.
If you do this work yourself it is advisable to damp down surfaces before drilling or making holes,
and wearing a mask to prevent inhalation of any dust in general.
The use of power tools such as sanders, or abrasive scrapers, on TDCs, however, is not advised.
Power sanders create large volumes of dust (irrespective of any potential asbestos content) and
should not be used on asbestos containing materials. Don’t forget ALL forms of respirable dust
can be harmful.
Gonna get in contact tomorrow and get it sorted. Thanks for your advice.
