What Is Asbestos?
Asbestos refers to a group of naturally occurring mineral fibers that were widely used in construction and industry due to their heat-resistant, insulating, and fire-retardant properties.
The fibers are microscopic and can become airborne if asbestos-containing materials are damaged or handled. Once inhaled, these fibers can cause severe health problems. Even small amounts of asbestos are carcinogenic and can lead to illnesses such as:
- Asbestosis
- Lung cancer
- Mesothelioma
Because of these health risks, asbestos has been banned in Switzerland since 1990. However, many older buildings still contain asbestos materials installed before the ban, posing potential risks during renovations or, less frequently, during everyday use.
Identifying Asbestos
If your building was constructed before 1990, asbestos-containing materials may still be present. Asbestos can be found in a wide variety of building components, including walls, ceilings, and floors. Identifying asbestos can be challenging, as it is often not visible to the naked eye. Common applications of asbestos include:
|
Area |
Materials |
|---|---|
|
Floors, Walls, Ceilings |
Asbestos-containing plaster, tile adhesive, vinyl flooring, ceiling tiles in suspended ceilings |
|
Roofs, Facades, Windows |
Roofing and facade panels, corrugated roof sheets, window putty (linseed oil putty) |
|
Electrical Installations |
Electrical panels, fuse boxes, insulation |
|
Thermal Insulation |
Asbestos-containing mortar for pipe insulation, boiler insulation, heating niche insulation, asbestos-cement pipes |
|
Other Applications |
Sprayed asbestos coatings, asbestos cushions for fire protection, asbestos-cement flower boxes |
(Source: Suva)
This list is not exhaustive, and without professional knowledge, it can be difficult for property owners to identify asbestos-containing materials. If you suspect asbestos, consult a specialist who can inspect the property and, if necessary, take samples for laboratory analysis.
What to Do If Asbestos Is Suspected
There are various ways to check for asbestos in your home. These include:
- Visual Inspection: A thorough inspection by a qualified expert is recommended.
- Air Samples: Testing air samples can measure asbestos levels in indoor air.
- Material Samples: Suspicious building materials can be sampled and analyzed in a laboratory to confirm the presence of asbestos.
Asbestos – Dangerous or Not?
Many buildings constructed before 1990 contain asbestos. Whether it poses a danger depends on the type of material and how it is handled:
- Tightly Bound Asbestos:
Tightly bound asbestos fibers are embedded in composite materials, such as:- Asbestos-cement (e.g., roofing and facade panels, flower boxes, asbestos-cement pipes)
- Window putty
- Tile adhesive
- Vinyl flooring
- Plaster
These materials are generally safe as long as they are not disturbed or damaged.
- Loosely Bound Asbestos:
Loosely bound asbestos fibers are less secure and pose a higher risk, even without direct handling. Common applications include:- Fireproof asbestos cloth
- Heating installations
- Pipe connections
- Lightweight panels
- Sprayed asbestos coatings
In any case, asbestos becomes hazardous if the materials are physically stressed, such as during handling, cleaning, or renovation. If asbestos is suspected, discuss renovation plans with a professional.
Asbestos During Renovations
If you plan to renovate or remodel a building constructed before 1990, extra caution is required to handle potentially asbestos-containing materials safely.
Before starting renovation work:
- Conduct a thorough inspection of the property to assess asbestos risks.
- Look for suspicious components based on the list above but remember that asbestos in tiles or mortar may not be visible to the naked eye.
- Hire a professional service to inspect and, if necessary, test materials.
Ignoring asbestos risks during renovations can endanger the health of residents, workers, and even neighbors.
Asbestos When Selling a Property
When selling a property, asbestos-related issues are typically governed by Swiss contract law (OR). The seller's liability depends on the terms of the purchase agreement:
- Standard Warranty:
- Under Swiss contract law, the seller is liable for two years for all defects, including those discovered after the sale.
- If asbestos is discovered post-sale, the buyer can demand:
- Repairs to resolve the defect.
- A reduction in the purchase price.
- Contract termination in severe cases.
- Exclusion of Warranty:
- For older properties, it is common to exclude warranty claims in the purchase agreement.
- In this case, the seller is only liable for defects if they were intentionally concealed from the buyer. However, this liability extends for 10 years.
- Proving in court that a defect was intentionally hidden is often difficult, making warranty claims hard to enforce.
Conclusion
Asbestos remains a critical issue for property owners, especially in older buildings. Proper identification, professional inspections, and safe handling are essential to protect health and comply with legal responsibilities. If you are renovating or selling a property built before 1990, consulting an expert is highly recommended to assess potential risks and ensure compliance with legal obligations.
