Asbestos is a significant concern for homeowners due to its potential health risks. If you live in a home built before the 1980s, you may wonder how to address it safely. Learn what asbestos is, where it’s found, how to test for it, and how to deal with it safely.
What Is Asbestos?
Asbestos is a naturally occurring mineral with abrasive, very fine fibers. Its name originates from the Greek word for “inextinguishable,” and historians theorize it was first used to make candlewicks that would never go out. From the early 1940s through the 1970s, construction teams used it as a fire- and heat-resistant building material and thermal insulator.
In 1973, the Environmental Protection Agency (EPA) started to ban asbestos products type-by-type. Over time, most new uses of asbestos have been restricted in the U.S., and a 2019 rule prevents previously banned products from being sold, manufactured, or imported again.
Ron, a TOH expert, explains the timeline:
“Back in 1971, the EPA Clean Air Act identified asbestos as a hazard, so it’s been a long time. So then it started to get rolled back. It’s been used in so many processes. It’s taken a long time to get it out of our world. And it’s still in some building materials. You have to be careful even today.”
Common Places Where Asbestos Is Found in Homes
If you own an older home, you’ll want to know where asbestos might be lurking to protect your health. Here are some common areas where asbestos may be present.
Insulation and Pipe Coverings
Pipe and attic insulation formed the first categories of asbestos products that the EPA banned. Asbestos insulation can take many different forms, including the following:
- Blown-in attic insulation
- HVAC duct insulation (usually in a corrugated or flat-paper form)
- Thermal insulation on basement boilers and pipes
Pro Tip: Allen Rathey, president of the Healthy House Institute, advises: “Avoid disturbing the material. If you have to work with it-to fluff up batting that’s been flattened, for example-wear gloves, goggles, a dust mask, and a loose-fitting long-sleeve shirt. Make sure to clean up thoroughly afterward.”
Floor and Ceiling Materials
Some floor and ceiling materials have asbestos fibers mixed in, including the following:
- Glue attaching floor tiles to concrete or wood
- Plaster
- Popcorn ceilings
- Some forms of linoleum
- Textured ceiling paints
- Vinyl floor tiles
Pro Tip: John, a building assessment specialist, advises: “This is the perfect candidate for an asbestos-containing building product. It’s linoleum from the ’70s and ’80s. And the real giveaway is it’s in fantastic shape. Asbestos was the good stuff.”
Exterior Siding and Roofing
Asbestos-cement products, known by the trade name Transite, were particularly valued for their durability. As documented in This Old House Magazine, “The asbestos in the shingles improved the cement’s tensile strength, yielding a hard, fireproof, virtually maintenance-free product.” The EPA first declared asbestos a hazard in 1971, but before then, these natural mineral fibers were widely regarded for their strength and heat tolerance.
Asbestos was also used for durable exterior building materials, such as these:
- Fiber cement siding (usually 1/8-inch thick and 8-foot by 4-foot brittle)
- Roofing material (usually on flat roofs but occasionally on shingles)
- Siding material
- Window caulking and glazing
Signs of Asbestos in Your Home
Identifying asbestos in your home can be challenging, as it’s often invisible to the naked eye. However, there are some indicators that can help you determine if it might be present.
Visual Indicators
Certain materials and conditions can suggest asbestos is present in your home. Visual cues alone aren’t conclusive proof of asbestos. Consider getting professional testing for any of the following items:
- Corrugated paper wrap on pipes
- Fibrous cement siding with a dimpled pattern
- Textured popcorn ceilings
- Vinyl floor tiles in 9-inch squares
- White or gray papery pipe coverings
Important: Kristina, a lab technician specializing in asbestos testing, emphasizes: “There is no way to confirm asbestos out in the field, and you’re not going to see them with the naked eye.” Professional laboratory testing is essential for definitive identification.
Health Risks of Asbestos Exposure
Asbestos fibers are highly abrasive, and when someone inadvertently inhales them, they can have damaging health effects over the short and long term.
Short-Term Effects
Short-term asbestos exposure can cause chest pain, cough, and shortness of breath. These symptoms might not lead to immediate health problems, and they’re also not always indicative of long-term health consequences. However, you should still take preventive steps to limit or avoid your exposure.
Long-Term Consequences
The real danger of asbestos is its long-term health effects. These can include the following:
- Asbestosis: Asbestosis is chronic inflammation and scarring of the lungs from asbestos exposure. There is no cure, and patients sometimes need lifelong treatment to ease respiratory symptoms. Asbestosis also increases the risk of additional respiratory problems like COPD, which can be fatal.
- Lung cancer: Asbestos exposure significantly increases the risk of lung cancer, especially if the exposed person is or was ever a smoker.
- Mesothelioma: Mesothelioma is an aggressive and rare cancer that affects the lining of the lungs.
All of these conditions are severe and life-threatening, and their symptoms might not arise until 20–50 years after exposure.
How To Test for Asbestos in Your Home
If you suspect the presence of asbestos in your home, testing through DIY kits or professional inspections is the only way to confirm it.
DIY Testing Kits
DIY asbestos testing kits are available for homeowners who want to be proactive. These kits typically involve collecting samples of suspected materials and sending them to a certified lab for analysis.
While these kits can provide some helpful information, they have their limitations. Improper sampling techniques can lead to false negatives or, worse, release asbestos fibers into the air. Kits also don’t provide comprehensive information on the extent of asbestos throughout your home.
Professional Inspection Services
We recommend hiring an asbestos inspector for a thorough and safe assessment. These professionals can conduct a whole-home examination, safely collect and analyze samples, and provide a detailed report with recommendations on handling asbestos on your property.
When To Leave Asbestos Alone vs. When To Remove It
The mere presence of asbestos in your home is not always hazardous, so long as you don’t disturb it. However, there are situations where removal becomes necessary.
We recommend leaving asbestos alone in these situations:
- The asbestos is sealed or encapsulated.
- The material is in good condition, not crumbling or flaking.
- The material isn’t in a high-traffic area or at risk of being disturbed.
You may need to hire a licensed asbestos abatement professional in these situations:
- The asbestos-containing material is damaged or deteriorating.
- The asbestos is in a spot where someone may disturb it.
- The material is friable (easily crumbled) and at risk of releasing fibers.
- You’re planning renovations that would disturb the asbestos-containing material.
Pro Tip: Glenn, an asbestos abatement specialist, advises: “Asbestos is a hazard if the fibers get into the air and you breathe them in. If it’s intact and you’re not going to disturb it, it’s not a problem.”
Pro Tip: When asked if homeowners could handle asbestos removal themselves, Edwin, an abatement professional, cautions: “They can do it, but it’s not safe for them because they’re not training to do those kind of jobs.”
The Asbestos Removal Process
Asbestos removal contractors follow a strict process to keep everyone safe and comply with regulations. Given the risks associated with the process, we strongly recommend against trying to do it yourself. Many states prohibit asbestos removal by anyone other than licensed contractors.
Here’s an overview of the typical asbestos removal process.
Legal Preparation
In most cases, you must notify state or local authorities before the asbestos removal project can start. You may also need to apply for permits and pay special fees. Many companies can handle the paperwork on your behalf.
Establishing a Containment Zone
Pro Tip: Ron Peik emphasizes the importance of negative air systems: “And one of the most important things we also do is to set up what’s called HEPA-filtered negative air, make sure no asbestos fibers are blowing around this house when we’re doing our work.”
Before removal begins, the contractor will prepare a containment zone by sealing it off with plastic sheeting and tape. They’ll set up negative air pressure systems to prevent fibers from escaping and establish special decontamination areas for workers. You may need to turn off your HVAC system while the work is in process to prevent fibers circulating beyond the zone.
Pro Tip: Ron Peik, asbestos abatement specialist, explains the containment process: “We’ve got to create a bubble, an isolation. You’ve seen them before. We’ve done a few of them for you. And then everything’s gonna be sealed up like the set of ‘E.T.’ And isolate that work area, make sure nothing’s getting out.”
Removal Techniques
The actual removal process depends on the type and location of the asbestos-containing material. A few common techniques include the following:
- Glove bag removal: This technique is commonly used for pipe insulation and other small amounts of asbestos.
- Negative pressure enclosure: Negative pressure enclosures are sealed environments with filtered airflow. Contractors use them for larger-scale asbestos removal jobs.
- Wet removal: The crew may wet the asbestos material down to minimize fiber release.
No matter which technique the team uses, they’ll have specialized tools and equipment to get the job done safely. Before they reopen the containment zone, they should take air samples to ensure no fibers accidentally escaped beyond.
Pro Tip: Ron, asbestos abatement specialist, explains the danger of friable asbestos: “The edges of the asbestos are coming friable or airborne, and that’s when the asbestos fibers do their damage because they’ve now become breathable. They get into your lungs and they can cause all sorts of problems — asbestosis and mesothelioma.”
Proper Disposal Methods
Asbestos waste requires special handling and disposal to prevent environmental contamination. The abatement team must double-bag or wrap the materials in labeled leak-tight containers, then transport them to a landfill licensed to receive asbestos waste.
Before you pay the final bill, we recommend asking for a disposal manifest that shows the asbestos-containing materials were disposed of properly.
Hiring a Professional Asbestos Abatement Contractor
Ask each asbestos removal provider the following questions to determine if they’re qualified for your project:
- Do you have proof of a state asbestos abatement license?
- Do you have proof of liability and workers’ compensation insurance?
- How experienced are you with similar projects to mine?
- Can you provide a detailed work plan for the removal process?
- What safety measures will be in place during the project?
- How will you dispose of asbestos waste?
- Is air quality testing before and after removal included in the contract?
- Can you secure all necessary permits and handle notifications to local authorities?
Customer reviews and references can also help with your company choice. Ask trusted neighbors and friends for recommendations, and search for each company you’re considering on sites like Google Reviews.
Cost Factors in Asbestos Abatement
The cost of asbestos abatement can vary widely depending on several factors. Understanding these factors can help you budget for the process:
Inspection and Testing Costs
Initial inspection and testing typically cost between $231 and $780.* The cost is determined by your home’s size and the number of samples taken.
Removal Expenses
The cost of asbestos removal can vary greatly depending on the material, where it’s located in your home, and the process’s complexity. Asbestos removal costs between $1,192 and $3,254 per square foot.
Disposal Fees
Proper disposal of asbestos waste incurs additional costs. They usually range from $50–$100 for a disposal permit and an additional $10–$50 per cubic yard of waste.
*Cost data in this article is based on contractor estimated used by Angi.
Alternative Solutions To Asbestos Removal
In some cases, completely removing the asbestos may not be practical, and a contractor may recommend alternative methods to contain it. These methods may be cheaper than removal, especially when the materials are in good condition and unlikely to be disturbed. However, it is not a substitute for removal, and if the materials need to be removed later, the process could be more costly and difficult.
Sealing
Asbestos sealing, sometimes called encapsulation, involves coating the materials with a sealant that either binds the asbestos fibers together or coats the material so fibers can’t be released. Contractors commonly use this method for pipe, furnace, boiler insulation, and some types of ceiling materials.
Encapsulation can be cost-effective when the asbestos-containing material is in good condition and not likely to be disturbed.
Covering
Contractors can sometimes create an airtight barrier around the asbestos-containing material. They may use any of the following methods, depending on where the asbestos is:
- Build a new wall in front of asbestos-containing insulation
- Cover asbestos flooring with new flooring material
- Install a drop ceiling below the affected materials
Our Conclusion
Dealing with asbestos in your home can be daunting, but protecting your family’s health and safety is crucial. While the presence of asbestos doesn’t always necessitate immediate action, you should still know its location and condition. When dealing with asbestos-containing products, always prioritize safety by working with a certified abatement contractor.
