Hello, I’m in the process of becoming certified and as I am completing the 4 “mock” home inspections required, I have twice come across what I believe to be asbestos. I searched the InterNACHI web page and only found information about asbestos and nothing about, as an inspector, how to handle what is believed to be asbestos.
Can an inspector give me some advise on how to report when asbestos is thought to be in a home?
Thanks,
Wayne
There was possible ACM (asbestos containing material) present. A visual home inspection can not determine the absence or presence of asbestos. Asbestos content can only be determined by laboratory analysis.
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Welcome to our forum, Wayne! We hope to see you around here more.
Regarding potential ACM (asbestos containing material), one might say: "The ductwork was wrapped in what appears to be ACM and it is friable. Safety precautions should be taken when around this product to not breath it.
The only way to be sure that it is indeed ACM, is to have a lab test it. I recommend having a qualified asbestos abatement professional assess the wrap and make a recommendation on how to seal it or dispose of it and the cost involved before your inspection contingency period ends."
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Here’s what I put in my reports when I see suspect materials.
Floor tiles:
Floor tiles & their adhesives may contain asbestos. The only way to be certain is to have suspect materials tested by a qualified Industrial Hygienist, & then if necessary mitigation be performed by a qualified Asbestos Abatement Contractor. For more information visit http://www.epa.gov/asbestos/pubs/ashome.html.
Ceiling tiles:
Ceiling materials viewed may contain asbestos. The only way to be certain is to have suspect materials tested by a qualified Industrial Hygienist, & then if necessary mitigation be performed by a qualified Asbestos Abatement Contractor. For more information visit http://www.epa.gov/asbestos/pubs/ashome.html.
Ductwork or distribution pipes:
A material that may contain asbestos was viewed on the ductwork or distribution pipes. The only way to be certain is to have suspect materials tested by a qualified Hygienist, & then if necessary mitigation be performed by a qualified Asbestos Mitigation Contractor. For more information visit http://www.epa.gov/asbestos/pubs/ashome.html.
Vermiculite:
Vermiculite insulation was viewed in the attic space. According to the US EPA 70 percent of all vermiculite sold in the United States is contaminated with asbestos. Go to https://www.epa.gov/asbestos/protect-your-family-asbestos-contaminated-vermiculite-insulation for more information. It is recommended to contact a qualified Industrial Hygienist to test the materials and if needed have mitigation performed by a qualified Asbestos Abatement Contractor.
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Thanks for your response, I’m just surprised that 2 of the 4 homes that I have inspected have had, what I believe to be, asbestos pipe insolation. I live in a small community and I’m wondering if every home built before the 1970s has it?
Wayne:
You need to be careful with possible ACM in reports. Pipes wrapped with what appears to be ACM are only a health hazard if the wrap is damaged. Health hazards exist if the fibers are friable ( air borne).
Asbestos related health hazards occur after extended exposure to high levels of friable fibers.
You don’t catch asbestosis by walking past it. Not like catching a cold.
Check the EPA website for more information.
Cheers
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Wayne - did you take any photos? it a good idea to post a photo of what you are questioning so that we can see what you are referring to. While it i possible that the homes you are in could have asbestos pipe insulation it is not probable that so many do. Since often the only person reviewing the home is a home inspector it is a good idea to call attention to suspected items like asbestos, otherwise the buyer wont know until they move in and the cable TV guy says ‘what about all this asbestos’.
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Alan,
thanks for commenting; one of the houses has exactly what you show in your picture and it’s in similar condition, with what looks like someone has removed some of the insolation, because parts of the pipes are bare. I’m going to attach a picture of the other type of pipe insolation, it is quite different. It’s on a large 12" pipe that used to be chimney for the previous furnace. it has a Johns Mansville label on in. I have a friend who works at this factory and he asked some of the oldtimers what they thought and they said there is a good chance it contains asbestos. But, I would love everyone’s opinions and comments.
Alan, there is a very high probability the the Transite contains asbestos but, as we have indicated, a laboratory will tell the true story.
Happy inspecting.
You might want to read about transite pipe here;
https://inspectapedia.com/chimneys/Transite_Asbestos_Chimneys.php
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and don’t lick that !
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Why not, it’s not like catching cold.
No, but you could catch something else. Who knows. LOL