About to do start Demo - should I test for lead and asbestos?

Question

Hello,

I just purchased a fixer in INglewood CA.  A fourplex, which was build around 1940.  We are about to start the rehab process in one of the units.  The contractor I talked to today didn't seem very worried about lead paint and asbestos.  I called a testing company and they told me it would cost around 600ish to do the testing.  So the question I have right now is whether to get the place tested before we begin to demo, or not?  What would you guys do ?  I have no idea  whether there is lead/asbestos in the property or not but I am wondering whether to start demo without double checking.

Thanks!

mario

Steve Babiak · Answer

Sounds like that testing cost you too much, but I have never paid to have such testing, so just speculation on my part.

One thing I do know. Now that you do have testing results, you will be required by federal law to disclose the lead test results to any prospective tenant BEFORE you give them a lease to sign (now and in the future). That's part of why I don't test - I just tell tenants to assume lead based paint is present somewhere underneath the top paint layer and to act accordingly (they have already been given the "Protect Your Family From Lead" brochure).

Account Closed · Answer

Hello @Mario F.

When remodeling units in our area the landfill requires a certificate showing that there is no asbestos for that property for each load. If the testing proves positive we then have to have documentation showing it was removed by a certified company. Check your areas laws, a little research could save you a boatload of cash.

Mike Cumbie · Answer

Hi @Mario Furmanczyk,

At this point you now know that for a fact there is asbestos and lead based paint in the structure. You now have all liability for remediating it. You may also realistically be liable for the other units in that building that can now be assumed to have it. For the record I have never seen a lead or asbestos inspector that was paid "Not find it".

If I am selling a unit and the offer comes in requesting a "Lead or asbestos inspection" I highly recommend my client counter that offer removing those contingencies. Once you get a test done you have to disclose to everyone, you essentially put a scarlet letter on your own building. At this point you should most likely get every unit in that building redone and properly remediated. At the very least officially contact the tenants and let them know that they are residing in a building that is known to have asbestos and lead based paint. Offer them the ability to be removed from the lease.

Disclosure: Not legal advice, I am not a lawyer and not licensed to sell RE in your area.

Good Luck in whatever you decide.

Kevin Fox · Answer

Hey @Mario Furmanczyk

What year was it built?

In most cases, a GC/property inspector will be able to tell you whether it's worth looking in to further, and for far less than $600.

Drew Sing · Answer

Hey @Mario F.

Was curious - What updates do you have since last posting? Been a few months and interested in learning about your experience. Thanks!

Mario F. · Answer

by the way, I paid $1600 to inspect one small two bedroom unit for asbestos and lead.  Did I get ripped off? This was way more expensive than I thought it would be.  How much will removing this stuff cost?

Mario F. · Answer

Hey guys, so I just got the lead and asbestos tests back. I have lead on some of the exterior facia of the unit and asbestos in the drywall and a ceiling pipe in the ceiling that used to connect to the water heater.  They moved that water heater outside at some point.  So now, after spending 1600 for testing, I'm wondering how much of this I should remove.  The inspector said that as long as it's not disturbed it's OK.  Lots of properties in the area have asbestos.  There are certain areas I'll need to dig into for rehab so I'll need an abatement crew right?  I thought I'd ask to see if anyone here might give me some advice about this situation. How worried should I be about this?  What are your thoughts?  This likely will blow up my budget. Dont really know what to do right now.

Thanks

mario

Jim Adrian · Answer

@Mario Furmanczyk

fyi...

https://www.epa.gov/lead

https://www.epa.gov/asbestos

Mario F. · Answer

Thanks for your thoughts on this.  I decided to get the unit test tomorrow morning.  Should have results by Monday. So I'm pushing demo till mid next week.  So if there is lead and asbestos I'll have to switch to licensed contractors for the semi-demo work that needs to be done. This really helped a lot so thank you @Clarence Johnson @Lynn M. @Martin Spielvogel

Clarence Johnson · Answer

If it was built pre 1978 I'm sure both are present.  There's a larger concern if tenants are in place because disturbing those substances can have health concerns and become a liability if not done correctly.  Ask your about safeguards if tenants are in place.  Fyi, vacation rentals are great but the amount of hands on management compared to managing Residential tenants can be a headache.  Your essentially running a hotel.

About to do start Demo - should I test for lead and asbestos?

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