Asbestos....have you ever dealt with it?

Question

Hi guys! I was wondering if anyone out there has ever had to deal with asbestos during their renovation? If so, what did you do about it, and how much did it end up costing you? I want to remove a wall in our house but during the inspection it was found that there was a little bit of asbestos fibers in the wall...it’s about a 10’x8’ wall. I didn’t have every wall tested because that would have been expensive but now I’m wondering if it is in every wall? And if so, does that mean I can’t even remove the texture off the walls? All the walls have a weird texture I would like to smooth out but wasn’t sure if one could just do that if they weren’t sure. The house was built in 1950. Any advice? What would you do? Or what have you done in the past? Thank you in advance!!!!

Mindy Jensen · Answer

@Kyleigh Morgan, I'm in a lot of houses in Longmont and they ALL have that weird texture. I don't think that will be an issue when you sell. You could have it skim coated which encapsulates it rather than removes it. I've got a great drywall company - their work is art.

And to answer your question, if it's in one wall, count on it being in all walls.

Mark K. · Answer

@Kyleigh Morgan

I have dealt with it recently. Colorado is currently in the process of revising the asbestos regulations. The redline version can be found here:

https://www.colorado.gov/pacific/cdphe/colorado-regulation-no-8-part-b-asbestos-rule-revision

You need a licensed abatement contractor and permit if you are removing more than 32 square feet of asbestos, in single family dwellings.  When you have your project inspected, if it comes back with less than 10% asbestos content, have them point count the samples. Unless you specifically ask, your samples are analyzed by visual estimation. Back in 1990, the EPA audited national laboratories and found an unacceptable number of false positives and false negatives. Meaning there were projects that should be regulated being missed, but more importantly, owners forced to incur the expense of abatement unnecessarily.  The solution was to require any sample found to contain 10% or less of asbestos by visual estimation to repeat the analysis using the point count method. That is essentially all forms of friable asbestos that is encountered on the interior walls, and ceilings. Plaster, joint compound, etc. Colorado has tried to change this analysis to 1% or less.  The fact remains, unless it is over 10%, you can't confirm the presence of asbestos by visual estimation. It is a flaw within the analysis method.  So, do yourself a favor, if it is plaster/drywall, make sure they point count everything under 10%. I have personally seen these come back as 3% and as high as 5%, but no asbestos present when point counted. The default analysis is visual estimation. Meaning the lab looks at the sample and "estimates" what percent asbestos they think the sample contains.

The expense for abatement can be quite costly. If it is one I am expected to pay, I want to confirm there is asbestos present. It does cost a little more to perform a point count, but if it isnt actually asbestos, why do I want to pay the expense involved with asbestos abatement, to remove drywall?

Here is the link to the EPA Applicability Determination Index site where the EPA issues letters of opinion regarding environmental topics, like asbestos. The specific EPA ADI that discusses point counting to confirm the presence of asbestos is C112.  There are thousands of letters addressing many environmental regulatory issues. It is a great resource. Hope this helps.

https://cfpub.epa.gov/adi/index.cfm?CFID=134669114&CFTOKEN=61788204

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Colin Reid · Answer

I haven't dealt with it indoors, but I have one property with asbestos siding. The Home Inspector noted it, and said as long as it's encapsulated (painted) it's good. That's in his report, and the insurance company and lender didn't bat an eye at it. I'm living in the property right now, so I'm not concerned with it, other than maintaining the paint. From the small amount of research I've done, asbestos is actually an amazing material, very durable, great insulator, other than the pesky cancer-causing part. If I can safely keep that siding, I'm going to.

Steve Morris · Answer

If you replace asbestos stuff, in OR, you need a cert guy who masks off the job site, is fully gowned and has HazMat disposal.  After that depends

- Popcorn ceiling - I've had inspectors say as long as it's encapsulated (ie painted), you're OK.  However, get a pipe leak and you need to replace the ceiling then you should hire a cert contractor. I guess you could remediate, but that means scraping ceilings.

- Siding or flooring.  Same remediation, if you replace it, but lot more expensive.

Scott Rohweder · Answer

I have had the same situation in my properties.  If it is in one wall, it is most likely in all walls.  I try to limit my demolition and always have a licensed asbestos removal contractor do the work so I know all permits were pulled and I have them provide a formal letter providing the work was completed per local and state standards and regulations.  The last thing you want is a tenant claiming health issues due to improper asbestos removal.  Good luck.

Kyleigh Morgan · Answer

Thanks you guys! All great advice! @Mark K. Lots of great information! I will use the sources you provided for sure! :)

Kyleigh Morgan · Answer

@Phaedra Culjak

Wow! Thank you so much! This is very helpful info! When we did the inspection I remember the asbestos guy saying that in order to find out if it was in the wall he would have to make a hole in the wall which he couldn’t do at the time cause it wasn’t my house yet....he just took scrapings of it which just pointed toward there being a little bit in the texture of the wall. I’m glad you pointed that out cause I guess an in depth test was never done. Now I’ll be curious to see if it is actually a problem or not. Thanks again!! Makes me feel better! :)

Kyleigh Morgan · Answer

@Mindy Jensen

Thank you so much!! I’ll Message you for that reference :)

Phaedra Culjak · Answer

@Kyleigh Morgan It depends on if the asbestos is in the wall itself or just the texture on the surface. If it is in the wall, by code you will need to have anyone who does it follow the protocol (sheeting off the area and wearing protective gear N95 masks while working on it). I've had some experience around this and worked with Longmont Code Enforcement. The mitigation companies can be expensive and if the protocol is followed, that's all you should need. Just FYI, most texture has some asbestos, even if you go to Home Depot and buy it today.

Scott Mac · Answer

This isn't one of those Asbestos is Obstetrics situations is it? https://www.youtube.com/watch?v=A52EuoBP7_I

Asbestos....have you ever dealt with it?

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