Who Will Check For Asbestos?

Advisory Report - May 2001

Who Will Check For Asbestos?
A common question posed by potential homebuyers is, "Is there asbestos in this house?"  Asbestos is a known environmental hazard, which has been discontinued in residential construction since 1978. However, there are still thousands of older homes that contain this potentially lethal material. 

Asbestos was used for generations in residential construction, primarily as an insulation material. The most common areas for this material to be present are at heating ducts and equipment, and, in some instances, in acoustic ceiling material (also know as "cottage cheese" ceilings). 

In the 1960's and 1970's, numerous studies linked asbestos to various forms of cancer, and, as a result, federal and state governments banned its use for any residential building constructed after 1978. 

As a hazardous substance, the material is quite costly to remove and dispose of. Such costs may impact the purchase decision of a home. Therefore, consumer concern is quite valid. The question of who will test for asbestos is more complex. 

In residential real estate transactions, home sellers are bound by law to disclose the presence of such materials, if known. Unfortunately, many home sellers are unaware. It is also an unfortunate common misconception that a professional home inspector will test for the presence of asbestos. This is simply not the case. While some home inspectors are properly certified, most are not. Additionally, the testing of asbestos, or any environmental hazard, is not part of the Standards of Practice of the California Real Estate Inspection Association (CREIA) or American Society of Home Inspectors (ASHI). Therefore, consumers who are purchasing properties constructed prior to 1978 are encouraged to seek the advice and services of a properly trained asbestos inspector.

Many home inspectors will inform consumers of the approximate age of the property, which may help determine if the home was constructed before 1978. Some inspectors may even explain some of the "clues" when identifying potential asbestos-containing material. Generally speaking, thin insulation material around the heating plenum and ducts that is a white or light gray, and which has a "chalky" type texture, has a higher probability to contain asbestos. However, only proper laboratory testing can confirm this suspicion.

This safety and real estate bulletin has been brought to you by the California Real Estate Inspection Association. Since 1976, CREIA, a non-profit corporation has been providing education, training, and support services to the real estate inspection industry and to the public.