Homes built before 1980 are more likely to have asbestos in their materials. However, some drywall joint compounds in late 1990s construction contain asbestos.
Most homeowners know of asbestos, but they don't know what it is or how to prevent it from entering the air.
Building materials are asbestos-containing materials (ACM) if they have over 1% asbestos. These materials are not regulated (RACM) by the EPA. Unless, they can become friable when disturbed. If you hire a contractor to disturb more than a few square feet of RACM, they must assume asbestos is present. Your state sets the limit. In Ohio, it's 6 square feet. The state of Ohio requires the contractor to have a license as an asbestos worker. Or, a state-licensed asbestos expert must test the material. It must prove it has no asbestos. An unlicensed contractor cannot disturb RACM materials greater than 6 sqft. It is illegal. Only a state-licensed asbestos abatement company can remove any RACM over 50 sqft.
If you're a homeowner and will do the work yourself, you can expose your family to this contaminant without legal risk. But because asbestos fibers are so lightweight, releasing them into your home will result in long-term exposure. Also, if the lab finds asbestos at less than 1%, it is not an RACM. A contractor you hire may need to follow OSHA guidelines, which do not allow any employee exposure to asbestos.
In the late 1970s, the EPA banned some asbestos products. These products include fireproofing, acoustical and decorative plasters, and block and pipe insulation. It also includes any new asbestos products or uses. But developers built millions of homes before this ruling. Some products that manufacturers are still making may contain asbestos. So homeowners must know the most common materials that could contain asbestos. Here's a brief discussion of these materials. Be aware that some materials made today still contain asbestos (e.g., floor tile, mastic).
This type of exterior siding (tile or panel) was costly and saw limited use. Some homes and commercial buildings have it. If the material contains asbestos above 1%, it is RACM. If a homeowner wants it replaced, a state-licensed contractor must remove it.
Beginning in the 1960s, the use of drywall boards began replacing the commonly used lathe and plaster. Because plaster is fragile, people added either horsehair or asbestos as a binder. Before disturbing, always analyze this common building material, including the plaster and skim coat. Remember that a laboratory is required to analyze each layer of a building material. Thus, one sample may need two or three analysis results based on the separation of the material.
Floor tile and mastic are common building materials manufactured with asbestos. It is not normally considered RACM because the asbestos is bonded within the matrix of the tile and/or mastic. Yet, it can become RACM if the removal process pulverizes it to powder by some mechanical means (i.e., cutting, drilling, grinding) or by burning. Homeowners and contractors need to use methods that do not create dust. Just remember that if you go to buy floor tile today, the presence of asbestos is identified on the box normally as "chrysotile," which is a type of asbestos. The RFCI can guide you on removing asbestos-containing flooring.
Sheets of vinyl flooring may have a white/cloth material on the underside that looks like paper. This material almost always contains asbestos and can easily become friable when disturbed. The EPA does not classify this as an RACM material. But, many flooring companies recognize the dangers of removing it. They require another company to do this task. Any work that requires cutting, drilling, or grinding the flooring may make the materials friable (RACM). Extreme care should be taken by a homeowner, and it would be prudent to thoroughly clean the room by HEPA vacuuming and wiping with soapy water.
Vermiculite was used in the past as an insulation material in homes. This is a mineral. It is mined for the building, manufacturing, and landscaping industries. Unfortunately, tremolite asbestos is found in the same mineral deposits as vermiculite. If vermiculite contains asbestos, it is an RACM material. Only a state-licensed asbestos abatement contractor can remove it. If you buy a house or plan to remodel a property with vermiculite insulation, you should sample the material to confirm it has no asbestos.
In homes or commercial properties, old windows may have asbestos-containing glaze or caulking. This material is considered a RACM when disturbed. A property owner should have the window treatment sampled for laboratory analysis.
Ceiling tiles sometimes contain asbestos if they were manufactured prior to 1980. Homeowners and inspectors often overlook this building material. It may contain asbestos. This is not considered RACM material but should be handled carefully.
Asbestos tape wrap was commonly used on HVAC ductwork and pipe insulation. It looks like the same wrap that was used in the past to stabilize a broken arm with plaster of Paris. This material is labeled as RACM. The EPA recommends a state-licensed specialist assess any tape, wrap, or pipe insulation. A state-licensed asbestos abatement contractor must complete any repair or removal.
Asbestos is a common environmental contaminant in homes or commercial buildings older than 1980. The older the building, the higher the probability that asbestos was used in the construction materials. There is a wide variety of asbestos-containing products.
The ones described here are just a few. Some materials can be visually identified as asbestos. If contractors are used, or if business decisions are made about a property, a lab analysis is required or recommended. This includes purchase transactions.
At Farsight Management we understand that not all indoor air quality companies are created equal.
We feel that it is imperative to educate ourselves, our employees, and our customers. You can trust that we follow all the national standards in regards to indoor air quality. This includes mold remediation, lead abatement, asbestos removal, and everything that we do.