Asbestos and abatement advice?

Question

We are under contract for a house that I suspect has asbestos popcorn ceilings. I know there are a few ways to deal with this without testing and abatement, but I’m new to this and want to make sure I’m doing things the right way - and the healthiest way for my family and I (we will likely be living there for at least part of the remodel) and any future inhabitants.

My biggest fear is that when I go to sell, people will see in the disclosure that it *used* to have asbestos in the ceilings and will still be weary even with the abatement having been done professionally.  I know it won’t scare away everyone, but all it takes is scaring away the right one.

I’d love any advice anyone has based on buyer comments and feelings in similar situations.

John Warren · Answer

@Andrew Tetrick why not just encapsulate it instead of removing it? You could go over the top of the ceiling with a 1/4 inch layer of drywall which would essentially cover it for good. I know people are nervous about asbestos, but as long as it isn't being crushed or smashed up to allow it to get in the air then there isn't really any risk. We find asbestos in the Chicago suburbs all the time as a pipe insulation, and the common recommendation is to leave it alone and just wrap it up with plastic wrap or something along those lines to prevent it from crumbling.

Jose Linares · Answer

@Andrew Tetrick Congrats on getting the house under contract.  @John Warren gave some good recommendations.

We perform asbestos abatement on a daily basis. The risk lies in the condition of the acoustic ceiling and when the ceiling is disturbed.  What I would consider with this house:

-Are there any areas of the ceiling that are in poor condition?

-Will any of the renovations lead to disturbing the asbestos containing material?

-Is there anything located above these ceilings that could affect the ceilings? Example: If there is a bathroom located directly above, a toilet back or burst pipe could cause the ceiling to collapse from the weight of the water.

-IF there was a leak or loss that disturbed the drywall, does your insurance policy cover asbestos?  Some insurance policies cover asbestos, some exclude asbestos, and some require endorsements for an additional premium.  Discuss your insurance policy in detail with your agent to understand the coverage & different scenarios.

-IF you do have any claims that require asbestos abatement, be sure they are handled properly and keep all documents and clearance reports to provide to any sellers in the future.

Proper insurance coverage will help provide peace of mind that all necessary steps will be taken to protect you, your family, and ensure your out of pocket expenses are minimized.

Hope this information is helpful.  Feel free to send me a message with any additional questions.

Crystal Smith · Answer

My first piece of advice is don’t assume it’s asbestos.  You say in your post that you “fear” it’s asbestos.  Half the time we sell a property someone fears something is asbestos when it’s not.  The only way to know if it’s asbestos is to have it tested. There are companies that will do this. If it is asbestos there are remedies to encapsulate without removing.

Connor O'Brien · Answer

Get a quote from a local insulation company for removal and use this in your negotiation.  After you close hopefully John is right and you just cover it adding thousands to your profit! There is a test they do on the air to ensure no asbestos has been disturbed- they draw samples of air and test it fit fibers.  If you go the abatement route you can always have this done a couple times during construction and then upon completion - having a licensed company quote removal will definitely give you some leverage.  I'm not a lawyer but I'd say you don't have to disclose getting a quote to remove something you think looks like asbestos. If you test the air when you are done that should prove you aren't putting anyone at risk.

petrochem insulation does asbestos in my area.

Jack I. · Answer

@Andrew Tetrick  I think when people buy they want a place without it. The next choice is one that has been professionally mitigated. You really need to talk to a real estate agent that has done a lot of sales and find out what the pulse of the people are now...my guess it is not that big of an issue...that said, I still believe it is better to get rid of it sooner than later because the rules are only getting stricter on how to get rid of it...good luck pal, I have been where you are, and there are no easy answers....

Andrew Tetrick · Answer

@Jack Isberner we are in WA, and that’s how we are approaching it - get rid of it and do it right and as soon as possible.  Abatement just came back at 28k after taxes, plus the cost to put rock, insulation, mud, texture etc back up.  It appears it will be close to 40k all said and done.  I’m just concerned that even though the abatement will be done professionally, people will still be Leary.

Jack I. · Answer

Not sure where you live...

But...the sooner you clear up the problem, the better it will be.

Hire a professional company to clear it up and make sure they give you a professional evaluation that it is all clean.

You can then show that to the new renters and down the road the new owners when needed.

Andrew Tetrick · Answer

@John Warren hi john, my biggest concern with encapsulating it would be the disclosure, and the fear it would cause potential buyers.  We have some money set aside for the sale of our first home, and I’m hoping to use it to leverage a career change into real estate (I’m currently a 911 dispatcher, and am tired of working nights/weekends/holidays when I don’t want to).  I’d be terrified the house wouldn’t sell and then I’d still be left with a 40k abatement and repair bill.

Andrew Tetrick · Answer

@Jose Linares - thank you for the response.

The ceiling appears in fair condition.  Some of our renovations would likely disturb the material.  There are a few small walls that would need to go, and we were considering adding a few skylights (we obviously don’t NEED to do that though).  The ceilings are throughout the entire home, so there are 3 bathrooms and a kitchen that could potentially leak and cause failure above the ceilings.

As far as my insurance company, I’ll have to check into that.  My concern is that we’ve had an asbestos inspection done already (the results are still pending) so I don’t know what the insurance company would say in terms of a required remedy upon purchase or insuring the house knowing for sure the condition exists.  I’ll look into this though, thank you!

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