9.4 Asbestos

The best approach is not to disturb asbestos containing material (per list below) unless it is necessary to do so. Removal of the material should be considered as the last alternative. Trained, insured, and certified asbestos abatement professional contractors should only perform asbestos removal.

The three main diseases associated with exposure to inhaled asbestos fibers are:

• Lung Cancer: Humans exposed to asbestos are calculated to be at five times greater risk of contracting lung cancer than the general population. If a person smokes, the risk increases by 50 times over that of the general population.

• Asbestosis: Asbestosis is the scarring of the lung tissue that leads to shortness of breath. In some cases, the tissue is so severely scarred that the person cannot get enough oxygen to walk and perform normal daily activities. This condition usually occurs in those who were exposed to prolonged high levels of asbestos.

• Mesothelioma: Mesothelioma is the cancer of the lining of the abdominal cavity or chest. Minimal amounts of exposure to asbestos can lead to this condition. Smoking can exacerbate this condition and increase the risk dramatically.

Any products or materials in the following list which are found in houses built prior to 1978 should be viewed as suspect:

• Appliances (used as insulation blankets in stoves and oven doors and walls and in cover gaskets.)

• Asbestos containing parts have been found in toasters, popcorn makers, broilers, slow cookers, dishwashers, refrigerators, ranges, ovens, clothes dryers, electric blankets and hair dryers.

• Ceiling material (textured acoustical "popcorn" ceilings and some ceiling tiles and lay-in panels).

• Acoustical and decorative plasters

• Textured paint coatings

• Wallboard patching, taping, and spackling compounds.

• Caulking/putties

• Vinyl floor tiles, vinyl sheet flooring, and under sheeting/tile mastics.

• Asphalt floor tile

• Flooring backing

• Construction mastic (used for carpet and ceiling tile, etc.)

• Furnace/HVAC systems (used as an insulator and as duct insulation and tape at duct connections.)

• Ductwork flexible fabric connections

• Pipes (used as insulator blankets on hot water and steam pipes).

• Roofing felt

• Roofing shingles

• Cement siding

• Insulation in houses built between 1930 and 1950

• Oil and coal furnaces and door gaskets

• Electrical wiring insulation (on very early electrical wires used in knob and tube applications)

• Cement sheets on walls and floors around wood burning stoves and fireplaces

• Cement pipe

Company Policy for Licensees regarding Asbestos:

The following policies should be followed by licensed Associates dealing in residential properties of one to four units with respect to the environmental hazard of asbestos:

All houses built prior to 1978 will probably contain a number of asbestos containing materials. The licensee should conduct a reasonable visual inspection of the property and identify any component that may be a potential source of asbestos. The licensee should, as a guide to identifying potential asbestos containing materials or components, refer to this list of products or house components listed in this section.

• The licensee should disclose to the buyer the results of the visual inspection and inform the buyer that tests may be performed to determine the actual presence or absence of asbestos in the suspect materials or house components.

• Deliver to the buyer the state Environmental Hazards pamphlet.

• Advise the home buyer to evaluate the amount of asbestos found, the physical condition of the asbestos containing materials, and the potential abatement costs. From the buyer’s standpoint, the mere presence of asbestos should not be the reason for not proceeding with the home purchase. Only when the total abatement program and the cost to abate are analyzed in terms of the overall transaction, should the decision to purchase or not to purchase be made. The licensee should not recommend to the buyer the actual course of actions that should be followed. However, the licensee may be able to help the buyer evaluate the asbestos issue by keeping in mind the following evaluation points:

1. Asbestos containing materials found on the outside of the house (such as siding and roofing) do not present a real health hazard.

2. Asbestos containing materials found in the inside of the house should be evaluated in terms of location, condition, quantity, and friability.

3. If the material containing asbestos is in good condition, there should be little concern.

4. If the material containing asbestos is in a deteriorated state and is obviously friable, then the cost to repair or remove the material should be considered.

5. If there are plans to remodel the house, an evaluation of the potential materials containing asbestos should be conducted along with a consideration of removal or removal alternatives.

6. Asbestos containing materials that become friable should be deemed a serious potential health hazard.

7. The costs of asbestos removal or alternative abatement methods should be considered. If the costs are found too high, refusal to purchase may be the only solution for some home buyers. The home buyer might also consider asking the seller to reduce the price of the property to compensate for the costs of asbestos abatement.

• If removal of asbestos containing materials or disturbing of asbestos containing materials is to occur, the homeowner is advised to:

1. Hire a licensed asbestos abatement contractor; or

2. Follow the EPA and DEQ guidelines for handling asbestos containing materials and the disposal of the materials if an election is made to abate the problem without using licensed professionals. If this election is made, the homeowner (or buyer) should be reminded that any exposure to asbestos is considered a health risk. This risk then must be knowingly assumed.