How I Responded To My Asbestos Woes
Recently, I received an email from tenants with a frantic message about a concern for asbestos in the house – a vendor came to give them an estimate for air duct cleaning and informed them there may be asbestos in the attic. The details were not clear, but the tenants were concerned. I empathized with them because they have a young child. Having dealt with some asbestos litigation in the past, I was confident they were safe – but they were not going to take my word for it and I wanted to be sure I had proper documentation for future reference.
I responded by asking for any information the vendor provided them – I was sent a photo. The photo showed insulation on the floor of the attic and a section of air supply ducts. There was no way I could tell what contained asbestos. Due to the fact tenants lived in the house, I needed conclusive proof.
I informed the tenants I would get a certified asbestos inspector to the property. They were thankful. Below, I will go in to detail about what happened.
What is Asbestos
Asbestos is a group of naturally occurring minerals made up of thin, fibrous crystals. These fibers are heat-resistant, durable, and chemically stable, which made them highly valuable for a wide range of industrial, commercial, and residential applications—especially from the late 19th century through the 1970s. However, despite its useful properties, asbestos is hazardous to human health when its fibers are inhaled.
First Things First
First, I searched for an independent certified asbestos inspector. There appears to be some inspectors that work for or are associated with remediation companies – to me, this is a conflict of interest. Based on my past experience and this new experience, I have learned there is a lot of misinformation out there about asbestos remediation – you have to be careful who you work with.
I found a certified independent asbestos inspector, with over 25 years of experience, who had impressive Yelp reviews – almost all the reviews dealt with his integrity and honesty. We spoke and he listened carefully to my situation. Based on what I told him, he advised that even if there was asbestos in attic it may be best to just leave it alone until a major home project is done in that area. Based on the fact there are tenants in the home, he provided me with several options for inspecting and testing the entire home.
We agreed he would inspect the house, by doing a visual test, as well as take samples from the attic (insulation) and inside the home. All samples would be sent to an independent lab for testing. The inspector would then issue a report with his findings and advice for remediation, if needed.
The Inspection
The asbestos inspector examined the attic and the crawl space under the house. Additionally, he took samples of the insulation in the attic and dust samples from inside the house. Prior to leaving, he informed me he was confident that the attic insulation did not contain asbestos, but this had to be confirmed with the lab test.
One unexpected issue came up. While examining the crawl space, the inspector noticed minor damage on the air duct which transitioned from the foundation through the garage. The inspector noted he will put all his findings in a report and note what needed to be remedied.
Results
My tenants and I are fortunate. All the interior dust samples were negative for asbestos. Attic insulation samples came back negative for asbestos. The supply duct and register boots in the attic were insulated with typical glued asbestos sheeting – however, they were in good condition and it was advised no corrective was needed. Additionally, the inspector’s report noted that the minor damage on the duct that transitioned through garage was of low hazard, but should be repaired. What a relief….
I requested recommendations for trustworthy remediation vendors who will be able to make the suggested repairs. The asbestos inspector provided me with several names.
I have already scheduled two remediation experts to come to the house and give me quotes. I will give an update after I get the asbestos issue(s) resolved.
Conclusion
Asbestos is very dangerous. However, do not panic if you think you found asbestos in your home. Hire the right professionals to assist with identifying and testing the asbestos. From there, you can check your options and make an informed decision on how to proceed.