Asbestos abatement and testing
There are some properties I am interested in that are older and they most likely have asbestos. I am risk averse and if I were to purchase, I would tear down to the studs and do a full rehab {this would include getting rid of asbestos shingles and insulation).
1) I have done a ton of research and it appears as if getting rid of asbestos is very DIY able assuming you spend money on the safety equipment and use it properly. Is there something I am missing?
2) I am having trouble finding an inspector that will identify asbestos. It is very easy to find a lab that will do a test. However, there are an infinite number of substances in a home to test so this seems hit or miss. I would like to find someone that can identify things that
a) don't have asbestos and thus don't need to be tested (e.g. kitchen cabinets)
b) things that 90%+ likely to have asbestos and thus should be treated as having asbestos (i.e. handle with extreme caution.
3) Is there some certification that I can get that states that a home is asbestos free? For example, lets say I strip a house down to the studs and take of the siding. Could an inspector look at the house at that point and certify that there are no asbestos materials inside?
Thanks
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We had a large insurance claim at one of our 1970s-built apartment complexes. By state law we had to do a lot of asbestos testing, and I ended up getting asbestos training.
I was told that some drywall as late as mid 1980s had asbestos, so we took numerous random samples, but found none. I was told that even if the drywall didn't often the popcorn textured ceiling had it, so we took numerous samples of those, but found none. They took samples of insulation, but found none. We did find some in the kitchen. They needed samples of the flooring because sometimes that had asbestos. In the kitchens we found up to 7 layers of flooring. On some of the units, the bottom layer of flooring had vinyl tile with traces of asbestos and in many of them the mastic had asbestos. (Fortunately, neither of these are a particularly friable substance.)
Generally, removing all substances that might have asbestos won't be cost effective. (Also, I got to practice removing asbestos in the containment suits and breathers and that is *NOT* a fun job.) If you know where the asbestos is, the cheapest safe solution is often to encapsulate it.
Also, my recollection is the testing was around $3,000 for the entire job. It is probably cheaper to spend the money for testing and know where it is, rather than assume the asbestos is there and spend boatloads on remediating something that doesn't need to be remediated.
We had a large insurance claim at one of our 1970s-built apartment complexes. By state law we had to do a lot of asbestos testing, and I ended up getting asbestos training.
I was told that some drywall as late as mid 1980s had asbestos, so we took numerous random samples, but found none. I was told that even if the drywall didn't often the popcorn textured ceiling had it, so we took numerous samples of those, but found none. They took samples of insulation, but found none. We did find some in the kitchen. They needed samples of the flooring because sometimes that had asbestos. In the kitchens we found up to 7 layers of flooring. On some of the units, the bottom layer of flooring had vinyl tile with traces of asbestos and in many of them the mastic had asbestos. (Fortunately, neither of these are a particularly friable substance.)
Generally, removing all substances that might have asbestos won't be cost effective. (Also, I got to practice removing asbestos in the containment suits and breathers and that is *NOT* a fun job.) If you know where the asbestos is, the cheapest safe solution is often to encapsulate it.
Also, my recollection is the testing was around $3,000 for the entire job. It is probably cheaper to spend the money for testing and know where it is, rather than assume the asbestos is there and spend boatloads on remediating something that doesn't need to be remediated.
Risk averse but you want to DIY ACM ?
Yup. Not mutually exclusive. Evidently asbestos is not risky if you have the right safety. However, unmitigated carcinogens are a risk.
You are in the beginning stages and want to do everything yourself that can only last for so long. To start you may have to do everything but eventually you will want to build a business not a job that relies on your physical labor.
The competition in your market will send a demo crew in and have the work done fast.
Do you want to be a demolition contractor or a real estate investor?
No right or wrong just think about it I have been there too
Ha! Good point, at this stage both. Long term a an investor.
I did a tear down 10 years ago. City required asbestos removal first. I found an inspector who collected samples and tested $400 total. I remember him saying to be certified it was a one day seminar. Asbestos came back positive. I hired an abatement contractor to remove all the old 1940? sheet rock from house. $1100. (a good deal I think).
30 years ago I removed Cement Board siding from a house. I started it myself. The neighborhood went ballistic accusing me of killing them all and their babies. To assuage their fears I hired a contractor to do the removal. Contractor and employees kicked up 50 times more dust than little ol' me. But the neighborhood was happy to see them in their cheap white suits and yellow belt detectors which never alarmed. After all was done the neighbors apologized for over reacting and I was now out $2400. eye roll.
My personal thoughts are the danger is over blown. It was a hazard for ship builders where the dust was so thick you couldn't see 3 feet in front of you. But it's also possible one little sliver can go cancerous. But we're exposed to it all the time, it's a mineral naturally in the environment. Be careful, follow the rules. It's not a big deal to navigate the removal process.
Definitely can get an asbestos test
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I had a few claims that need to be tested for asbestos and both were negative.
if you want to find a property that would have no asbestos, ask around if someone ever did the same, and find out when the property was last time being renovated. For example, a turnkey house most likely would not have asbestos.