INFORMATION SERIES: Asbestos in Residential Dwellings

In the interest of providing home buyers with the latest consumer advice regarding asbestos and its handling, the HouseMaster Technical Staff has obtained the following information from the U.S. Consumer Product Safety Commission (CPSC) and the Environmental Protection Agency (EPA).

What is asbestos? Asbestos is a mineral fiber found in rocks. There are several kinds of asbestos fibers, all of which are fire resistant and not easily destroyed or degraded by natural processes.

Is asbestos dangerous? Asbestos has been shown to cause cancer of the lung and stomach according to studies of workers and others exposed to asbestos. There is no level of exposure to asbestos fibers that experts can assure is completely safe. Some asbestos materials can break into small fibers, which can float in the air, and these fibers can be inhaled. You cannot see these tiny fibers, and they are so small that they pass through the filters of normal vacuum cleaners and get back into the air. Once inhaled, asbestos fibers can become lodged in tissue for a long time. After many years, cancer or mesothelioma can develop. In order to be a health risk, asbestos fibers must be released from the material and be present in the air for people to breathe. Do not attempt to vacuum particles suspected of containing asbestos.

Are all products with asbestos a health risk for the consumer? A health risk exists only when asbestos fibers are released from the material or product. So, easily crumbled asbestos-containing material  (ACM) has the greatest potential for asbestos release and therefore has the greatest potential to create health risks.

Do all people exposed to asbestos develop asbestos related disease? NO. Most people exposed to small amounts of asbestos do not develop any related health problems. Health studies of asbestos workers and others, however, show that the chances of developing some serious illnesses, including lung cancer, are greater after exposure to asbestos.

Where is asbestos used in a house? Asbestos has been used in a wide variety of products, including household and building materials, such as appliances, ceilings, wall and pipe coverings, floor tiles, and some roofing materials. Basically, asbestos has been used in products for four reasons (1) to strengthen the product material; (2) for thermal insulation within a product; (3) for thermal or acoustical insulation or decoration on exposed surfaces; and (4) for fire protection.

How can I tell if I have asbestos in my home? The manufacturer of a product may be able to tell you, based on the model number and age of the product, whether or not the product contains asbestos, People who have frequently worked with asbestos (such as plumbers, building contractors, or heating contractors) often are able to make a reasonable judgment about whether or not a material contains asbestos based on a visual inspection.

If asbestos is found in my home, what should I do? In most cases, ACM's are best left alone. When it is necessary to use or work with asbestos containing materials, reduce your exposure to fibers as much as possible. To help you do this, we have provided the following general guidelines for working with products containing asbestos. If at all possible, get help from a contractor who is trained and experienced in working with asbestos. Be sure the contractor is familiar with and follows the guidelines for handling asbestos-containing materials. In general, home repair contractors are not experienced in the proper procedures for handling asbestos.

What is recommended for heat pipes? Hot water and steam pipes in some older homes may be covered with an asbestos-containing material primarily to reduce heat loss, and to protect nearby surfaces from the hot pipes. Pipes may also be wrapped in an asbestos "blanket" or asbestos paper tape. Asbestos-containing insulation has also been used on furnace ducts. Most asbestos pipe insulation in homes is preformed to fit around various diameter pipes. This type of asbestos-containing insulation was manufactured from 1920 to 1972. If you have damaged insulation around pipes or boilers, the best current recommendation is to leave the insulation in place and repair the protective covering. In many circumstances, this is the best way to avoid potential exposure to asbestos. For example, it may be possible to use a protective tape such as a good wide duct tape, or other commercial product development to cover pipes.

How do I identify asbestos? You should first try to determine whether the material does in fact contain asbestos. Avoid disturbing the material if at all possible. If you cannot determine from the label, installer, or manufacturer whether the material contains asbestos, it is best to assume that the product does contain asbestos. In some cases, you may want to have the material analyzed. Such analysis may be desirable if you have a large area of damaged material or it you are preparing a major renovation, which will expose material contained behind a wall or other barrier.

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