Oklahoma City · Member since 2016 · 27 posts · 7 votes
The title really says it all. I'm looking at small multifamily properties in the Oklahoma City market (mainly duplexes) and I've noticed that most of the properties I'm seeing are old (built prior to 1980). I've read that these old properties have a high risk for containing asbestos. I don't want to move into a house hack property that has asbestos and I definitely don't want to rent out a unit that has asbestos to a tenant. It's just not worth the risk of cancer.
So my question is how do you identify whether a property has asbestos? And when do you look for it? Any and all advice is appreciated. This has been a major sticking point and obstacle for me as I don't want to overlook something so dangerous and risk being exposed to (or exposing others to) asbestos. Thank you.
To answer your questions very broadly, identifying asbestos is probably best left to a good home inspector or specialty contractor with a background in asbestos abatement. Asbestos in residential homes is commonly found in floor tiles (the vinyl looking ones), siding, pipe insulation, and possibly blown in attic insulation. It should be noted that you should first identify if asbestos is present and then determine is "friability". Friable asbestos means that it is easily crumbled and can become aerosolized. Asbestos becomes dangerous when it crumbles to dust and is inhaled. Non-friable asbestos is not easily removed or crumbled. In many instances, non-friable asbestos doesn't pose a hazard to you or your tenants. There are tons of buildings that still have asbestos in place.
Now the bad/expensive part comes into play when you have to perform abatement. This would happen when asbestos become friable or you need to remove it during remodel work. This can cost some big money depending on the amount of material and scope of work. It's a heavily regulated and licensed field and you'll pay the contractor well. Additionally, you would want to check about any type of disclosure to your tenants during the application process. Your realtor should be able to point you in the right direction on this.
Bottom line is that asbestos wouldn't be a deal killer for me, but I would definitely do my due diligence and factor abatement into my offer price.
To answer your questions very broadly, identifying asbestos is probably best left to a good home inspector or specialty contractor with a background in asbestos abatement. Asbestos in residential homes is commonly found in floor tiles (the vinyl looking ones), siding, pipe insulation, and possibly blown in attic insulation. It should be noted that you should first identify if asbestos is present and then determine is "friability". Friable asbestos means that it is easily crumbled and can become aerosolized. Asbestos becomes dangerous when it crumbles to dust and is inhaled. Non-friable asbestos is not easily removed or crumbled. In many instances, non-friable asbestos doesn't pose a hazard to you or your tenants. There are tons of buildings that still have asbestos in place.
Now the bad/expensive part comes into play when you have to perform abatement. This would happen when asbestos become friable or you need to remove it during remodel work. This can cost some big money depending on the amount of material and scope of work. It's a heavily regulated and licensed field and you'll pay the contractor well. Additionally, you would want to check about any type of disclosure to your tenants during the application process. Your realtor should be able to point you in the right direction on this.
Bottom line is that asbestos wouldn't be a deal killer for me, but I would definitely do my due diligence and factor abatement into my offer price.
Asbestos is found in heat duct and pipe covering , vermiculite insulation, stucco, some older floor tiles (8x8 inches), the black floor adhesive, and some popcorn ceilings. There might be a few more things people will mention. You can just not make offers on houses that are likely to have asbestos, you can have a home inspector identify potential sources and you can test for asbestos in things you believe may contain it. If you are really paranoid about it don't buy older homes. That said 1980s homes are not that old but not sure when they stopped using asbestos in your area. You might identify what in AZ is the biggest asbestos containing product, maybe it is stucco and work from thier.
Believe it or not asbestos still isn't banned in the US. That said pre 1980 homes have a higher chance of having asbestos in them. I've found it in two out of three investment properties. Didn't know untill it was to late. It's not really any concern until you disturb it. That's when it becomes airborne. Fun fact for you almost everyone alive in the us today has breathed it in especially if you live in a big city. I worked on emergency generators for EA6b prowlers in the Navy and used to change out the break pads inside them turns out guess what yep asbestos. My point to all of this is learn to identify it (Google is awesome) and then leave it be and if you have to remove it call in the pros. I personally wouldn't let it keep me up at night. If you have any questions let me know I've had some training on the subject. I work in the oil and gas industry and we deal with it quite often unfortunately.
Oh I forget to ask you a question. Why would you want to invest in that OKC red dirt? Come over to the east side and invest in some good old dark oil soaked Tulsa dirt. Lol
I agree with @Nathan Hughes , as long as you don't disturb it you're fine. Blown in the attic? Just don't get up there in play in it. Siding? Just patch issues that come up and disrupt as little as you can. As long as you're not making it air-born, it's not something that even our inspectors give pause to. They just note it, say not to mess with it and we move on!