Private rented property standards guidance

Occupants should not be exposed to the presence of airborne asbestos of MMF

Asbestos

Asbestos a natural mineral fibre, which is a particularly effective fire resistant, insulation material. There are three main types of asbestos, chrysotile (white asbestos), and the amphibole forms; crocidolite (blue asbestos) and amosite (brown asbestos). Asbestos-Containing Materials or ACMs refers to any material that contains more than 1% asbestos. Asbestos has been banned completely since 1999, except for a few specialised applications. 

Asbestos or ACM's can be found in a wide range of building materials and products in positions vulnerable to damage and disturbance. Activities such as plumbing and rewiring which involve disturbance of asbestos materials can generate elevated airborne fibre levels. 

The most common ACMs found in rented properties include:

• insulation: Asbestos was often used in pipe and boiler insulation.
• roofing: Asbestos cement was commonly used in roofing sheets and tiles.
• flooring: Vinyl floor tiles and their adhesives sometimes contained asbestos.
• textured Coatings: Artex and other textured coatings on ceilings and walls often included asbestos.
• wall Panels: Asbestos cement panels were used in walls and partitions.
• lagging: Asbestos lagging was used to insulate pipes and ducts.
• gaskets and Seals: Asbestos was used in gaskets and seals in heating systems.

Asbestos should not be present in dwellings. However, if it is found in your property you must seek professional advice from an approved licensed contractor.
The management of ACM's involves: 

• identifying the location and condition of asbestos; 
• ensuring it is effectively sealed; 
• making inaccessible to prevent occupiers damaging the sealing surface; 
• labelling; and keeping a record of the location of asbestos in the building.

Council officers may request that identification testing is carried out if asbestos is suspected to be found in a property and it is damaged or is likely to be disturbed or worked on. For example, damage to a textured ceiling no record of when this was installed or pre-1999.

Most work on asbestos including identification should be done by a specialist contractor licensed by the Health and Safety Executive (HSE).  The guidance HSE guidance on asbestos (opens new window) is available from HSE. 

In most situations removal is likely to result in an increase in airborne asbestos fibres, and the advice is that any existing asbestos should be managed in situ if it is: 

• in good condition
• not likely to be damaged and/or 
• not likely to be worked on or disturbed.

Important: you must take advice on how to deal with Asbestos from a specialist licensed contractor and not work on any asbestos yourself. 

Manufactured Mineral Fibres (MMF)

Manufactured Mineral Fibres (MMF), also known as Man-Made Mineral Fibres (MMMF), are produced from natural and synthetic raw minerals. They include several types such as mineral wools, high-temperature glass wools, refractory ceramic fibres, and polycrystalline fibres.

Loft insulation, cavity wall insulation and sound proofing are the most common uses of MMF in dwellings. They can pose health risks if fibres are released during production and handling. The fibres' structure provides mechanical properties like flexibility and high resistance to damage, but also potential carcinogenic hazards similar to asbestos.

Unnecessary exposure to any MMF's should be avoided and exposure likely to result from maintenance, installation, or removal of MMFs should be avoided or minimised.

A similar approach is required when dealing with MMF

• Identifying the location and condition of any MMF 
• Ensuring it is effectively sealed
• Making MMF inaccessible to prevent occupiers' exposure 
• Labelling and keeping a record of the location of MMF in the building.