Asbestos WWYD

[California]

Unfortunately in the area we want to live in this is a very common problem. All the homes are older and even into the 80's (after it wasn't legal) asbestos was still present in building materials. That said, we tested our current home years ago and it is asbestos free-- so asbestos free homes do exist, it's just a roll of the dice on figuring out which ones are and are not!

I think I'll look into seeing how much removal will cost and we'll figure out what to do from there.

[egoldber]

This is very common in the 60s and 70s tract homes in CA. I'm pretty positive the ceiling in our house in San Jose had it. We actually decided NOT to test it because we didn't want to know so we didn't have to disclose it at sale.

For the flooring, can you just re-tile right on top of it? They do this many times and as long as it is sealed and not disturbed I think it would be fine.

I don't think it is that expensive to remediate the ceiling. People did it all the time in our neighborhood (we would see the remediation trucks and signs up when someone did a remodel). I would get an estimate before making any decisions.

[bubbaray]

The problem is now that the existence of the asbestos has been disclosed to both the seller and the buyer. If the OP buys the home without a certificate of remediation (even if it is an easy fix), the OP would have to subsequently disclose the existence of the asbestos if/when they ever sold the house. And, a potential buyer at that time could ask THEM to pay for the remediation.

Even if a purchaser was intending on leveling the home, once there is known asbestos, the whole site has to be treated as a hazard.

[wellyes]

The problem is now that the existence of the asbestos has been disclosed to both the seller and the buyer. If the OP buys the home without a certificate of remediation (even if it is an easy fix), the OP would have to subsequently disclose the existence of the asbestos if/when they ever sold the house. And, a potential buyer at that time could ask THEM to pay for the remediation.

Even if a purchaser was intending on leveling the home, once there is known asbestos, the whole site has to be treated as a hazard.

Yes. Health issues, expensive updates plus legal issues down the road..... I would at minimum expect a lot of concessions from the seller now. They are in a bad spot (which the op will also ultimately find herself in if she does,t remove the aesbestoes).

[California]

What is a certificate of remediation?

I talked to a couple of local removal companies and because the areas are so small it will be around $1K to get the ceilings and flooring handled, which includes all the haz-mat preparation, disposal, post testing of air quality and proof that the work was done. Phew!! We'll get a written estimate from one company next week. The insulation in the house tested asbestos-free. We will then go back to the seller and push again to have her carry some of the costs.

If the flooring didn't have two frayed spots we would just put new flooring over it, as a previous poster mentioned. But because it's damanged, asbestos fibers may be released into the air so it needs to be fixed. It's exactly three darn damanged tiles... who knew something so little could cause such big problems!!!

[WatchingThemGrow]

$1K to get everything fixed doesn't seem like that big of a deal to me, esp if you can get the seller to split it. We'll prob. be looking at a similar problem when we buy.

[robinsmommy]

Um, having BTDT, 1K seems low - maybe disposal there costs less. Before entering into that, I might check in with your local authority who handles that stuff (might be a clean air agency, health dept or other with the local gov't) and ask lots of questions about what to look for to make sure things are done right. They probably won't recommend a contractor, but can help you know more. (things like making sure the HVAC is off while all work is done, etc)

Have the removers actually been on site and looked at stuff? I'd hate to commit and find out it costs more (like if the ceiling was painted over, is therefore harder to wet down and remove safely, etc). Also consider having the post work air tests done by an outside source.

Is the insulation vermiculite? That I wouldn't care to buy a house with - and if they test it, they have to dig down to the bottom, where the asbestos-dust settles to get an accurate test. And it's really messy if it's in the walls as well.

Asbestos will be in most houses older than 1990's to some degree (duct insulation, plaster patch, flooring glue or flooring) - better to know that the removal was done properly than by a homeowner DIY'er who messed things up remodeling without testing, IMHO.

[niccig]

If it's only 1K then have the owner do it...and make sure it's tested by a different company. As other's said, you have to disclose this to future sellers and need that certificate/new test to show none left in the house.

They're really arguing over 1K to have it removed..they'll lose a sale on 1K?? Crazy.

I still think it should be owner's hassle as it could cost much more than 1K and you won't know unless you start.

I would not buy a house that had tiles over absetos flooring. Who knows if a few years later a repair would be needed and I as the new home owner will now have to pay for the remediation. I would want everything gone, before I would let my son live there.

We bought a 1940s house, paint in excellent condition, we were told no known lead, but no tests done. We were told because of age, chance it was there, but all in good condition, so do not worry. At DS's one year check up, blood test showed slightly high levels of lead, not high enough to cause issues, but higher than a dr. Sees in kids in our area. We got someone in to test, and highest levels in windows in DS's room, but the paint was in good shape. Turns out, that doesn't matter, it's in dust as window raised/lowered etc. All the window sashes had lead paint, front door and back door. Replacement over 15k - lots of big windows. We opted to have them removed, paint stripped off site, repainted. Still cost us over 5k. Do I wish I had insisted on a lead test- you bet, as then previous owner carry these costs.

We have to legally disclose there was lead paint, inspector was very clear that if we found something, we would have to deal with it, as difficult to sell. We knew we would fix it, as our son lives in this house.

Next house will be tested for everything.

[California]

The house went through an extensive remodel/addition eight years ago, so most of it was built after asbestos and lead stopped being used. The tiny kitchen with the vinyl flooring didn't get updated, and that's what we've got to handle.

Niccig, did you use a lab to test the lead in the paint? I just have the Home Depot testers. The windows were all replaced in the remodel. The insulation is almost all roll out/newer from the remodel. The one area with older insulation around the furnace pipes in the attic tested asbestos free. I will ask the company about the asbestos dust settling and if that changes the testing.

A company (not the testing company-- that one doesn't do removal) is coming out to give us a written estimate. Hoping it all works out with the seller to get the vinyl up, the ceilings scraped (which tested for a trace amount-- low enough that we could if we wanted take it to the dump without special haz mat fees) and put this behind us!!!! Still not sure what we'll do with the bare kitchen floors, which is where this whole thread started.

[TwinFoxes]

Well, I'm of the run don't walk camp. I grew up in California and house hunted there. I had a friend who sat on a mesothelioma jury. I wouldn't do it. And Melissa makes a very good point about future disclosures. California has very strict disclosure laws.

BUT, if you do stick with it, I think poster "ha98..." had asbestos tiles in her California house. She might be able to give you some BTDT info.