Asbestos Question: How safe is encapsulation?

Question

I represent the buyers in a transaction. Popcorn ceiling from a 1966 build. Ceiling is currently in excellent shape, no peeling, cracking or falling off.

If asbestos is present, how safe is it to encapsulate with gypsum board? Does the act of installation stir up fibers? This was method #2 recommended by the inspector.

Kevin Sobilo · Answer

@Mindy Jensen, for me the key thing to remember in that situation is to NOT give advice beyond my role as a buyer's agent. Even if I think I know, my role is to deal with the transaction itself. I would let the professional inspector's guidance stand on its own with regard to how the issue should be remediated or point the buyer to other professional sources from which to get another opinion.

Bobby Lambert · Answer

@Mindy Jensen Encapsulation works great with respect to some specific asbestos situations. However, the purpose of encapsulation is so that the asbestos is not disturbed in a manner that causes dust sized microparticles to go airborne and become breathable. Any disruption that causes the asbestos to go airborne should be avoided as breathing in those particles is where the danger lies.

Generally speaking, asbestos found in flooring adhesive, for example, could be easily encapsulated by simply laying new flooring over the old without removing anything pre-existing, thereby never disturbing or stirring up any dust fibers.

With popcorn ceilings, or hot texture in general, it's next to impossible to cover or encapsulate without creating some dust. Marcelo Alvarez was close with his recommendation to seal the popcorn ceiling with paint first, but the cost associated with painting and sealing the texture with additional sheetrock may very well be higher than just having the popcorn ceilings professionally scraped by a qualified abatement company. It would be a good idea to have it tested first to be sure it is indeed "hot" (tests positive for asbestos) before proceeding and then comparing estimates accordingly, if necessary, before making a decision.

Parker Eberhard · Answer

@Mindy Jensen you can cover it with 1/4” drywall and call it good.

Marcelo A. · Answer

i would paint the surface with any membrane like the one use in bathroom to prevent any of the pop corn falling off , then i would dry wall the whole area, good luck

Daniel Smyth · Answer

The word is encapsulation! When cone correctly, it's all you need! No worries!

This is a disclosure item, but, if you do more than watch the daytime TV commercials, all will be fine, and the sun will come out when it's darn good and ready! Take a class when you can. The classes are more for the protection of you as a worker, than protection to a homeowner that might have a boiler pipe that needs mending.I would speak to your local CARPENTER UNION representative in IOWA. Ask to be included in an Asbestos class for free. Bring some Cinnamon Rolls!  I am a Union Carpenter in Northern Illinois. Tell the business rep that you will do what you can to get a remodel done with at least some Union Carpenters, and educate yourself!

Be genuine, and remove all of your anti-union junk in your head. Asbestos work is about safety. The way I see it, you may indeed NEED a Union guy for something, some time.

Otherwise, there ARE many expensive courses you can take in your area. I, being a Union Man of more than 35 years, do my best to use Union people when I can. Most times I don't measure up as "The Book" says, but I do what I can, and take a bit less profit when I need help. I make good money. My workers help me do that. I share!

- sorry if this seems political. It is not my intention! Dan

Jim Goebel · Answer

@Mindy Jensen

Hi Mindy, caveat all this with I've not taken any kind of classes and have no certification on asbestos, but we have re mediated and disposed of some items that tested positive on a rehab.  I don't foresee any issues with this whatsoever, especially when using a traditional drywall jack to install.  This installation method would not disturb what's there in a serious way, as the new gypsum would be pressed up against what's there.

My understanding is that it's a common and accepted practice to cover up some forms of asbestos, for instance, layering new tape on top of the old white asbestos duct-work insulation I believe is a common approach.  One of the risks for the 'next person' of course is that they need to hopefully either be made aware what's underneath, when/if a demolition occurs.

For your application - I'd think it may be a good step to ensure the installer is aware of the presence of the material and is adequately aware/trained to handle - would be good steps to reduce exposure for your clients (both possible legal and actual).

Hope this is helpful!

Account Closed · Answer

I used to work in the asbestos consulting industry in New York. Different states have different laws on this. Generally speaking, encapsulation is perfectly fine as long as the ACM is not punctured, scraped, drilled into ect. Also, It is perfectly legal for the owner (If owner occupied 2 unit of less- NY) to remove the ACM and dispose of in the trash. Again, this is New York and your state/municipality may be different. It is very common for people to encapsulate ACM. Has the material been tested or is it just assumed it is asbestos due to the year built? If you're only assuming- get it tested to confirm.

Account Closed · Answer

Hello Mindy!  It depends on what you are encapsulating.  If that particular encapsulating is the way to go, just use a subcontractor ccx that has some experience with that but not mandatory, you can use somebody without experience if it is a simple task.  The more difficulty there is, the more experienced sub you need.

Good luck to you!

Mike Karger · Answer

Encapsulation is an acceptable practice that if done properly will have very limited risk of asbestos fiber release. The key is to no render the acoustic ceiling material friable (essentially crushing or pulverizing). Installing the gypsum board could cause some of the acoustic material to fall off. Using a HEPA vacuum to clean that fallen debris up would be wise. Has the acoustic ceiling been tested for asbestos?

Asbestos Question: How safe is encapsulation?

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