News
01-19-2007, 07:35 PM
Asbestos in Ceilings Safe If Left Undisturbed
By Barry Stone
Saturday, January 20, 2007; F16
Q: DEAR BARRY: According to my home inspector, the popcorn ceilings in the home that I'm buying are about 3 percent asbestos. He said this is not a problem, but I'm very concerned. I now realize that I've been exposed to asbestos in many of the homes in which I've lived.
How do I reassure myself that these ceilings are okay? I have two young sons who are active. What if they throw balls and things against the ceilings? What if they stand on their bunk bed and scrape the ceiling? -- Kim
A: DEAR KIM: Asbestos popcorn ceilings are no reason to panic. Levels of 1 to 3 percent asbestos are often found in acoustic ceilings installed before 1980 and in some homes built through the mid-1980s. The asbestos fibers in popcorn ceilings are not released unless the material is disturbed.
One way to decrease the likelihood of fiber release is to thoroughly spray-paint the ceilings. Paint seals the particles that make up the textured surface, fusing them into a crust that is much less likely to crumble when touched, scraped or hit by indoor ball playing or by romping on the upper bunk.
There are many acoustic ceilings that do not contain asbestos, and home inspectors should not make statements about asbestos content unless a written report from a test lab is available. To specify that a ceiling may contain a particular amount of asbestos without a report to substantiate it is inappropriate for a home inspector.
Before assuming that the ceilings contain asbestos, send three samples of the material to an EPA-certified lab for testing. If the results are positive and you decide to remove the ceiling texture, contact a licensed asbestos abatement contractor for a bid.
In recent years, many homeowners have wanted to get rid of acoustic ceilings for cosmetic renovation, not because of concern about asbestos. Because of the high cost of asbestos removal, some cover the ceilings with a layer of drywall. Those who do this should be aware that they will need to disclose the work when the home is sold. Otherwise, an unsuspecting future owner could contaminate the interior of the home when demolishing a ceiling that contains concealed asbestos.
For further information on residential asbestos, check the Consumer Product Safety Commission Web site at http://www.cpsc.gov/CPSCPUB/PUBS/453.html.
Barry Stone is a professional home inspector. If you have questions or comments, contact him through his Web site, www.housedetective.com, or send mail to 1776 Jami Lee Ct., Suite 218, San Luis Obispo, Calif. 93401.
By Barry Stone
Saturday, January 20, 2007; F16
Q: DEAR BARRY: According to my home inspector, the popcorn ceilings in the home that I'm buying are about 3 percent asbestos. He said this is not a problem, but I'm very concerned. I now realize that I've been exposed to asbestos in many of the homes in which I've lived.
How do I reassure myself that these ceilings are okay? I have two young sons who are active. What if they throw balls and things against the ceilings? What if they stand on their bunk bed and scrape the ceiling? -- Kim
A: DEAR KIM: Asbestos popcorn ceilings are no reason to panic. Levels of 1 to 3 percent asbestos are often found in acoustic ceilings installed before 1980 and in some homes built through the mid-1980s. The asbestos fibers in popcorn ceilings are not released unless the material is disturbed.
One way to decrease the likelihood of fiber release is to thoroughly spray-paint the ceilings. Paint seals the particles that make up the textured surface, fusing them into a crust that is much less likely to crumble when touched, scraped or hit by indoor ball playing or by romping on the upper bunk.
There are many acoustic ceilings that do not contain asbestos, and home inspectors should not make statements about asbestos content unless a written report from a test lab is available. To specify that a ceiling may contain a particular amount of asbestos without a report to substantiate it is inappropriate for a home inspector.
Before assuming that the ceilings contain asbestos, send three samples of the material to an EPA-certified lab for testing. If the results are positive and you decide to remove the ceiling texture, contact a licensed asbestos abatement contractor for a bid.
In recent years, many homeowners have wanted to get rid of acoustic ceilings for cosmetic renovation, not because of concern about asbestos. Because of the high cost of asbestos removal, some cover the ceilings with a layer of drywall. Those who do this should be aware that they will need to disclose the work when the home is sold. Otherwise, an unsuspecting future owner could contaminate the interior of the home when demolishing a ceiling that contains concealed asbestos.
For further information on residential asbestos, check the Consumer Product Safety Commission Web site at http://www.cpsc.gov/CPSCPUB/PUBS/453.html.
Barry Stone is a professional home inspector. If you have questions or comments, contact him through his Web site, www.housedetective.com, or send mail to 1776 Jami Lee Ct., Suite 218, San Luis Obispo, Calif. 93401.