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Home inspections are important to have done on every home being bought or
sold.
Asbestos
Asbestos in Your Home
What Is Asbestos?
Asbestos is a mineral fiber. It can be positively identified only with a special
type of microscope. There are several types of asbestos fibers. In the past, asbestos
was added to a variety of products to strengthen them and to provide heat insulation
and fire resistance.
How Can Asbestos Affect My Health?
From studies of people who were exposed to asbestos in factories and shipyards,
we know that breathing high levels of asbestos fibers can lead to an increased
risk of:
The risk of lung cancer and mesothelioma increases with the number of fibers
inhaled. The risk of lung cancer from inhaling asbestos fibers is also greater
if you smoke. People who get asbestosis have usually been exposed to high levels
of asbestos for a long time. The symptoms of these diseases do not usually appear
until about 20 to 30 years after the first exposure to asbestos.
Most people exposed to small amounts of asbestos, as we all are in our daily
lives, do not develop these health problems. However, if disturbed, asbestos material
may release asbestos fibers, which can be inhaled into the lungs. The fibers can
remain there for a long time, increasing the risk of disease. Asbestos material
that would crumble easily if handled, or that has been sawed, scraped, or sanded
into a powder, is more likely to create a health hazard.
Where Can I Find Asbestos And When Can It Be A Problem?
Most products made today do not contain asbestos. Those few products made which
still contain asbestos that could be inhaled are required to be labeled as such.
However, until the 1970s, many types of building products and insulation materials
used in homes contained asbestos. Common products that might have contained asbestos
in the past, and conditions which may release fibers, include:
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Steam pipes, boilers and furnace ducts insulated with an asbestos blanket or
asbestos paper tape. These materials may release asbestos fibers if damaged, repaired,
or removed improperly.
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Resilient floor tiles (vinyl asbestos, asphalt, and rubber), the backing on vinyl
sheet flooring, and adhesives used for installing floor tile. Sanding tiles can
release fibers. So may scraping or sanding the backing of sheet flooring during
removal.
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Cement sheet, millboard, and paper used as insulation around furnaces and woodburning
stoves. Repairing or removing appliances may release asbestos fibers. So may cutting,
tearing, sanding, drilling, or sawing insulation.
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Door gaskets in furnaces, wood stoves, and coal stoves. Worn seals can release
asbestos fibers during use.
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Soundproofing or decorative material sprayed on walls and ceilings. Loose, crumbly,
or water-damaged material may release fibers. So will sanding, drilling, or scraping
the material.
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Patching and joint compounds for walls and ceilings, and textured paints. Sanding,
scraping, or drilling these surfaces may release asbestos.
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Asbestos cement roofing, shingles, and siding. These products are not likely
to release asbestos fibers unless sawed, dilled, or cut.
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Artificial ashes and embers sold for use in gas-fired fireplaces. Also, other
older household products such as fireproof gloves, stove-top pads, ironing board
covers, and certain hairdryers.
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Automobile brake pads and linings, clutch facing, and gaskets.
Where Asbestos Hazards May Be Found In The Home
- Some roofing and siding shingles are made of asbestos cement.
- Houses built between 1930 and 1950 may have asbestos as insulation.
- Asbestos may be present in textured paint and in patching compounds used on wall
and ceiling joints. Their use was banned in 1977.
- Artificial ashes and embers sold for use in gas-fired fireplaces may contain
asbestos.
- Older products such as stove-top pads may have some asbestos compounds.
- Walls and floors around woodburning stoves may be protected with asbestos paper,
millboard, or cement sheets.
- Asbestos is found in some vinyl floor tiles and the backing on vinyl sheet flooring
and adhesives.
- Hot water and steam pipes in older houses may be coated with an asbestos material
or covered with an asbestos blanket or tape.
- Oil and coal furnaces and door gaskets may have asbestos insulation.
What Should Be Done About Asbestos In The Home?
If you think asbestos may be in your home, don't panic, usually the best thing
is to leave asbestos material that is in good condition alone. Generally, material
in good condition will not release asbestos fibers. There is no danger unless
fibers are released and inhaled into the lungs. Check material regularly if you
suspect it may contain asbestos. Don't touch it, but look for signs of wear or
damage such as tears, abrasions, or water damage. Damaged material may release
asbestos fibers. This is particularly true if you often disturb it by hitting,
rubbing, or handling it, or if it is exposed to extreme vibration or air flow.
Sometimes, the best way to deal with slightly damaged material is to limit access
to the area and not touch or disturb it. Discard damaged or worn asbestos gloves,
stove-top pads, or ironing board covers. Check with local health, environmental,
or other appropriate officials to find out proper handling and disposal procedures.
If asbestos material is more than slightly damaged, or if you are going to make
changes in your home that might disturb it, repair or removal by a professional
is needed. Before you have your house remodeled, find out whether asbestos materials
are present.
How To Identify Materials That Contain Asbestos
You can't tell whether a material contains asbestos simply by looking at it,
unless it is labeled. If in doubt, treat the material as if it contains asbestos
or have it sampled and analyzed by a qualified professional. A professional should
take samples for analysis, since a professional knows what to look for, and because
there may be an increased health risk if fibers are released. In fact, if done
incorrectly, sampling can be more hazardous than leaving the material alone. Taking
samples yourself is not recommended. If you nevertheless choose to take the samples
yourself, take care not to release asbestos fibers into the air or onto yourself.
Material that is in good condition and will not be disturbed (by remodeling, for
example) should be left alone. Only material that is damaged or will be disturbed
should be sampled. Anyone who samples asbestos-containing materials should have
as much information as possible on the handling of asbestos before sampling, and
at a minimum, should observe the following procedures:
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Make sure no one else is in the room when sampling is done.
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Wear disposable gloves or wash hands after sampling.
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Shut down any heating or cooling systems to minimize the spread of any released
fibers.
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Do not disturb the material any more than is needed to take a small sample.
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Place a plastic sheet on the floor below the area to be sampled.
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Wet the material using a fine mist of water containing a few drops of detergent
before taking the sample. The water/detergent mist will reduce the release of
asbestos fibers.
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Carefully cut a piece from the entire depth of the material using, for example,
a small knife, corer, or other sharp object. Place the small piece into a clean
container (for example, a 35 mm film canister, small glass or plastic vial, or
high quality resealable plastic bag).
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Tightly seal the container after the sample is in it.
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Carefully dispose of the plastic sheet. Use a damp paper towel to clean up any
material on the outside of the container or around the area sampled. Dispose of
asbestos materials according to state and local procedures.
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Label the container with an identification number and clearly state when and
where the sample was taken.
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Patch the sampled area with the smallest possible piece of duct tape to prevent
fiber release.
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Send the sample to an asbestos analysis laboratory accredited by the National
Voluntary Laboratory Accreditation Program (NVLAP) at the National Institute of
Standards and Technology (NIST). Your state or local health department may also
be able to help.
How To Manage An Asbestos Problem
If the asbestos material is in good shape and will not be disturbed, do nothing!
If it is a problem, there are two types of corrections: repair and removal. Repair
usually involves either sealing or covering asbestos material. Sealing (encapsulation)
involves treating the material with a sealant that either binds the asbestos fibers
together or coats the material so fibers are not released. Pipe, furnace, and
boiler insulation can sometimes be repaired this way. This should be done only
by a professional trained to handle asbestos safely. Covering (enclosure) involves
placing something over or around the material that contains asbestos to prevent
release of fibers. Exposed insulated piping may be covered with a protective wrap
or jacket. With any type of repair the asbestos remains in place. Repair is usually
cheaper than removal, but it may make later removal of asbestos, if necessary,
more difficult and costly. Repairs can either be major or minor. Major repairs must be done only by a professional trained in methods for safely
handling asbestos. Minor repairs should also be done by professionals since there is always a risk
of exposure to fibers when asbestos is disturbed.
Repairs
Doing minor repairs yourself is not recommended since improper handling of asbestos
materials can create a hazard where none existed. If you nevertheless choose to
do minor repairs, you should have as much information as possible on the handling
of asbestos before doing anything. Contact your state or local health department
or regional EPA office for information about asbestos training programs in your
area. Your local school district may also have information about asbestos professionals
and training programs for school buildings. Even if you have completed a training
program, do not try anything more than minor repairs. Before undertaking minor
repairs, carefully examine the area around the damage to make sure it is stable.
As a general matter, any damaged area which is bigger than the size of your hand
is not a minor repair.
Before undertaking minor repairs, be sure to follow all the precautions described
earlier for sampling asbestos material. Always wet the asbestos material using
a fine mist of water containing a few drops of detergent. Commercial products
designed to fill holes and seal damaged areas are available. Small areas of material
such as pipe insulation can be covered by wrapping a special fabric, such as rewettable
glass cloth, around it. These products are available from stores (listed in the
telephone directory under Safety Equipment and Clothing") which specialize in
asbestos materials and safety items.
Removal is usually the most expensive method and, unless required by state or
local regulations, should be the last option considered in most situations. This
is because removal poses the greatest risk of fiber release. However, removal
may be required when remodeling or making major changes to your home that will
disturb asbestos material. Also, removal may be called for if asbestos material
is damaged extensively and cannot be otherwise repaired. Removal is complex and
must be done only by a contractor with special training. Improper removal may
actually increase the health risks to you and your family.
Asbestos Professionals: Who Are They And What Can They Do?
Asbestos professionals are trained in handling asbestos material. The type of
professional will depend on the type of product and what needs to be done to correct
the problem. You may hire a general asbestos contractor or, in some cases, a professional
trained to handle specific products containing asbestos.
Asbestos professionals can conduct home inspections, take samples of suspected
material, assess its condition, and advise about what corrections are needed and
who is qualified to make these corrections. Once again, material in good condition
need not be sampled unless it is likely to be disturbed. Professional correction
or abatement contractors repair or remove asbestos materials.
Some firms offer combinations of testing, assessment, and correction. A professional
hired to assess the need for corrective action should not be connected with an
asbestos-correction firm. It is better to use two different firms so there is
no conflict of interest. Services vary from one area to another around the country.
The federal government has training courses for asbestos professionals around
the country. Some state and local governments also have or require training or
certification courses. Ask asbestos professionals to document their completion
of federal or state-approved training. Each person performing work in your home
should provide proof of training and licensing in asbestos work, such as completion
of EPA-approved training. State and local health departments or EPA regional offices
may have listings of licensed professionals in your area.
If you have a problem that requires the services of asbestos professionals, check
their credentials carefully. Hire professionals who are trained, experienced,
reputable, and accredited - especially if accreditation is required by state or
local laws. Before hiring a professional, ask for references from previous clients.
Find out if they were satisfied. Ask whether the professional has handled similar
situations. Get cost estimates from several professionals, as the charges for
these services can vary.
Though private homes are usually not covered by the asbestos regulations that
apply to schools and public buildings, professionals should still use procedures
described during federal or state-approved training. Homeowners should be alert
to the chance of misleading claims by asbestos consultants and contractors. There
have been reports of firms incorrectly claiming that asbestos materials in homes
must be replaced. In other cases, firms have encouraged unnecessary removals or
performed them improperly. Unnecessary removals are a waste of money. Improper
removals may actually increase the health risks to you and your family. To guard
against this, know what services are available and what procedures and precautions
are needed to do the job properly.
In addition to general asbestos contractors, you may select a roofing, flooring,
or plumbing contractor trained to handle asbestos when it is necessary to remove
and replace roofing, flooring, siding, or asbestos-cement pipe that is part of
a water system. Normally, roofing and flooring contractors are exempt from state
and local licensing requirements because they do not perform any other asbestos-correction
work. Call 1-800-USA-ROOF for names of qualified roofing contractors in your area.
(Illinois residents call 708-318-6722.) For information on asbestos in floors,
read "Recommended Work Procedures for Resilient Floor Covers." You can write for
a copy from the Resilient Floor Covering Institute, 966 Hungerford Drive, Suite
12-B, Rockville, MD 20850. Enclose a stamped, business-size, self-addressed envelope.
Asbestos-containing automobile brake pads and linings, clutch facings, and gaskets
should be repaired and replaced only by a professional using special protective
equipment. Many of these products are now available without asbestos. For more
information, read "Guidance for Preventing Asbestos Disease Among Auto Mechanics,"
available from regional EPA offices.
If You Hire A Professional Asbestos Inspector
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Make sure that the inspection will include a complete visual examination and
the careful collection and lab analysis of samples. If asbestos is present, the
inspector should provide a written evaluation describing its location and extent
of damage, and give recommendations for correction or prevention.
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Make sure an inspecting firm makes frequent site visits if it is hired to assure
that a contractor follows proper procedures and requirements. The inspector may
recommend and perform checks after the correction to assure the area has been
properly cleaned. If You Hire A Corrective-Action Contractor
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Check with your local air pollution control board, the local agency responsible
for worker safety, and the Better Business Bureau. Ask if the firm has had any
safety violations. Find out if there are legal actions filed against it.
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Insist that the contractor use the proper equipment to do the job. The workers
must wear approved respirators, gloves, and other protective clothing.
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Before work begins, get a written contract specifying the work plan, cleanup,
and the applicable federal, state, and local regulations which the contractor
must follow (such as notification requirements and asbestos disposal procedures).
Contact your state and local health departments, EPA's regional office, and the
Occupational Safety and Health Administration's regional office to find out what
the regulations are. Be sure the contractor follows local asbestos removal and
disposal laws. At the end of the job, get written assurance from the contractor
that all procedures have been followed.
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Assure that the contractor avoids spreading or tracking asbestos dust into other
areas of your home. They should seal the work area from the rest of the house
using plastic sheeting and duct tape, and also turn off the heating and air conditioning
system. For some repairs, such as pipe insulation removal, plastic glove bags
may be adequate. They must be sealed with tape and properly disposed of when the
job is complete.
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Make sure the work site is clearly marked as a hazard area. Do not allow household
members and pets into the area until work is completed.
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Insist that the contractor apply a wetting agent to the asbestos material with
a hand sprayer that creates a fine mist before removal. Wet fibers do not float
in the air as easily as dry fibers and will be easier to clean up.
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Make sure the contractor does not break removed material into small pieces. This
could release asbestos fibers into the air. Pipe insulation was usually installed
in preformed blocks and should be removed in complete pieces.
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Upon completion, assure that the contractor cleans the area well with wet mops,
wet rags, sponges, or HEPA (high efficiency particulate air) vacuum cleaners.
A regular vacuum cleaner must never be used. Wetting helps reduce the chance of
spreading asbestos fibers in the air. All asbestos materials and disposable equipment
and clothing used in the job must be placed in sealed, leakproof, and labeled
plastic bags. The work site should be visually free of dust and debris. Air monitoring
(to make sure there is no increase of asbestos fibers in the air) may be necessary
to assure that the contractor's job is done properly. This should be done by someone
not connected with the contractor.
Caution!
Do not dust, sweep, or vacuum debris that may contain asbestos. These steps will
disturb tiny asbestos fibers and may release them into the air. Remove dust by
wet mopping or with a special HEPA vacuum cleaner used by trained asbestos contractors. |
