Plaster (boarding) over an asbestos ceiling? How best to do it?

[Ali]

I have a flat, circa 1960s, to rennovate which contains asbestos. Now the council landlord aren't worried about it, tell me to incorporate it into any 'asbestos management' plan (so doesn't need removal), but was wondering how best to proceed.

Theres is a Textured coating finish to the polystyrene ceiling tiles, containing Chrystolite. I have attached a photo.

I did plan on just boarding over the ceiling tiles but I was worried about any asbestos being released from the drilling. Plastering over a textured finish, over polystyrene tiles, just sounds like a nightmare for cracking.

Has anyone ever had to do anything or seen anything done on similar properties? any idea how to do this safely?

 

[Ollie78]

I have done this on a ceiling that looked just like this but was on plasterboard.
Using a product from toolstation called X-Tex. It is a jelly sort of consistency. You paint it on the artex and it sinks in and softens it. You can see it change colour as it soaks in, apply it generously and maybe twice. Once it has all soaked in you can use a taping knife or a wide filling knife to scrape it off.
No dust, but it still makes a right mess everywhere. I would still wear a cartridge mask and get one of those tyvek suits.

Ollie

 

[Sachakins]

Have you had a sample tested to check. My mate was scared off a good house buy as the builder said it was asbestos texture finish all over the ceilings. But he got sample tested and there was no asbestos in it, so he got the house, but said nothing, as he thinks that's why it was a good price!

 

[XTiffy]

A good plasterer can skim coat such a ceiling. They should use sugar soap first to clean the surface. I had it carried out on a textured ceiling (that did not contain asbestos) because it had so many repairs and patches and it was fine.

 

[MikeJhn]

As long as the sub-strata is sound you could "No more nails" the plasterboard onto the ceiling, if its a council flat it is probably a concrete ceiling/floor above so drill and fixing may not be an option.

I have just finished an on-suite with T & G plastic boards onto a plaster sub-base with NMN and it has worked fine.

 

[graduate_owner]

Early Artex contained asbestos, later versions did not. I remember an Artex guy complaining you couldn't get the old stuff any more.
K

 

[thetyreman]

get it tested, I used bradley enviro, order a test kit from them, worth every penny.

 

[Stanleymonkey]

If you cover it in plasterboard / plaster over it - what gets put in place to warn the future builder against ripping the ceiling down and covering himself in asbestos dust?

 

[Fergie 307]

Everyone seems to have lost sight of the fact that your finish is on polystyrene tiles, or am I missing something. I wouldn't have thought they would hold the weight of plasterboard, however you attach it. Maybe some kind of flexible skim, but I'm with you in thinking it will still crack. Those tiles are also a real hazard in the event of a fire. I would be inclined to bite the bullet and have them off. Horrible job, but I wouldn't be happy leaving them on.

 

[macca]

skim over polystyrene tiles also sound a bit risky to me, you could blue grit and skim but i've always knocked off any nibs with a floor scraper first and I'm guessing you'd rather not get involved with that. If it's a council flat they should really be taking steps to deal with the hazard IMO. Continuing as you are, find the joists, batten the ceiling and board again, the ceiling texture might make this a PITA but again, the asbestos should be removed not hidden.

 

[Phil Pascoe]

If you cover it in plasterboard / plaster over it - what gets put in place to warn the future builder against ripping the ceiling down and covering himself in asbestos dust?

Why should that concern him?

 

[MikeJhn]

skim over polystyrene tiles also sound a bit risky to me, you could blue grit and skim but i've always knocked off any nibs with a floor scraper first and I'm guessing you'd rather not get involved with that. If it's a council flat they should really be taking steps to deal with the hazard IMO. Continuing as you are, find the joists, batten the ceiling and board again, the ceiling texture might make this a PITA but again, the asbestos should be removed not hidden.

60's Council flat liable to be a vinyl tiled concrete floor not joists and floorboards.

 

[Barkisland]

The 1960’s vinyl tiles will probably have a similar asbestos content to the textured ceiling finish

 

[caitrionahoran]

I have a flat, circa 1960s, to rennovate which contains asbestos. Now the council landlord aren't worried about it, tell me to incorporate it into any 'asbestos management' plan (so doesn't need removal), but was wondering how best to proceed.

Theres is a Textured coating finish to the polystyrene ceiling tiles, containing Chrystolite. I have attached a photo.

I did plan on just boarding over the ceiling tiles but I was worried about any asbestos being released from the drilling. Plastering over a textured finish, over polystyrene tiles, just sounds like a nightmare for cracking.

Has anyone ever had to do anything or seen anything done on similar properties? any idea how to do this safely?

View attachment 151706

This surprises me as I had a survey done on a house I was going to buy where there was a textured ceiling and advice was to have it tested and removed if asbestos found. The same house had a small amount of polystyrene insulation in the roof space which was deemed a fire hazard. If you own this property it might be worth getting polystyrene and asbestos removed as this could affect future value. If it’s rented or you are contracted to do the work it seem as if the council might be passing the buck.

 

[XTiffy]

I am one of the guilty ones in posting before taking in the details ie poly. tiles. I do not understand the Council's lack of concern. I would have the material analysed for asbestos and whatever the result I would remove the tiles. If asbestos is present I would get specialists in to remove it all. I have known too many of my ex-Navy friends die of asbestosis and it is awful, don't risk it.
In 2000 I had a contract working off of scafolding in the County Council Chamber and we were warned to not touch the ceiling fabric (looked like painted canvas) which was put there to contain the original ceiling which contained asbestos. I thought then it was a stupid short term decision that the tax payers would have to pay much more later.

 

[Ollie78]

The 1960’s vinyl tiles will probably have a similar asbestos content to the textured ceiling finish

This is probably right. My friend moved into a council block and there was a warning not to do anything to the floor tiles, just carpet over them.

Ollie

 

[Lefley]

Fast!

 

[Bingy man]

As others have said and suggested TEST FIRST then PLAN 2ND as in any battle it’s best to know your enemy’s before you can defeat them . The old ( 100 year + house I’m working in has a 3 meter run of old 1 1/2 iron with a nice coating of asbestos ( the nasty stuff) as it’s under the floor and in good condition it’s fine left in situ but as an additional precaution it will be soaked with water and wrapped in 2 lengths of half round guttering cable tied together to form a full round pipe . I’ll pre drill the top section of gutter and respray with water before finally filling with expanding foam thus the asbestos is sealed for good . Tbh I’m more concerned with the this clouds of black dust after removing all the loft insulation, plasterboard ceilings and the old plaster from the walls. Even with full ppe the dust gets everywhere. The same asbestos insulated pipe then continues into a solid floor where it can be also left undisturbed.

 

[baldkev]

Tests are 20 quid, ive done a couple, ebay it. Fast turnaround. O.p does state though that it's chrystolite, so im guessing the council know whats there.

Now, the important bit. Polystyrene tiles plus fire equals the equivalent of napalm. If its asbestos, suit up, mask goggles etc, seal the room. Scrape it off, double bag it and dispose of your suit goggles and mask filters with the asbestos ( either a skip company, who'll pick it up, or maybe your local council.
I for one wouldnt leave it.

Make sure the mask etc are asbestos rated

 

[baldkev]

Iiiiiiin fact, armed with the knowledge that older polystyrene tiles are dangerous ( newer ones are fire retardant ) contact the council landlord and demand they remove them