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What is Asbestos

Asbestos is a group of six naturally occurring minerals made up of heat-resistant fibers. Asbestos is composed of flexible fibers that are resistant to heat, electricity and corrosion. These qualities made the mineral useful in theAsbestos-Testing-Service building industry and was a common componenet in many products. Exposure to asbestos can cause cancer and other health conditions. A rare and aggressive cancer called mesothelioma is almost exclusively caused by asbestos exposure. Asbestos also causes a progressive lung disease called asbestosis. The carcinogenic qualities of the mineral are what makes asbestos dangerous.  Most uses of Asbestos was phased out in the late 1980’s.

Types of Asbestos

There are a number of different types of asbestos.  The main types are; Chrysotile ( white asbestos ), Amosite ( brown asbestos ), Crocidolite ( blue asbestos ), Anthophyllite ( vermiculite insulation ), Tremolite and Actinolite are contaminants typically found in Chrysotile asbestos.

Where is Asbestos Found in a Home

If your home was built or renovated prior to the late 1980’s asbestos could be present in your homes paint, insulatioin, drywall, drywall tape or insulation.  Cement, Roof Shingles, Ceiling & Floor Tiles, Textured Paint and Spray on insulation could all contain asbestos.  There are still many buildings with asbestos exterior cladding installed.   Here is a link to help you identify Asbestos in your Home

Asbestos is not visible to the naked eye and suspect material should be sent to an Accredited Laboratory for testing.

Common Locations for Asbestos

Common products that might have contained asbestos in the past, and conditions which may release fibers, include:

  • STEAM PIPES, BOILERS, and FURNACE DUCTS insulated with an asbestos blanket or asbestos paper tape. These materials may release asbestos fibers if damaged, repaired, or removed improperly.
  • RESILIENT FLOOR TILES (vinyl asbestos, asphalt, and rubber), the backing on VINYL SHEET FLOORING, and ADHESIVES used for installing floor tile. Sanding tiles can release fibers. So may scraping or sanding the backing of sheet flooring during removal.
  • CEMENT SHEET, MILLBOARD, and PAPER used as insulation around furnaces and woodburning stoves. Repairing or removing appliances may release asbestos fibers. So may cutting, tearing, sanding, drilling, or sawing insulation.
  • DOOR GASKETS in furnaces, wood stoves, and coal stoves. Worn seals can release asbestos fibers during use.
  • SOUNDPROOFING OR DECORATIVE MATERIAL sprayed on walls and ceilings. Loose, crumbly, or water-damaged material may release fibers. So will sanding, drilling, or scraping the material.
  • PATCHING AND JOINT COMPOUNDS for walls and ceilings, and TEXTURED PAINTS. Sanding, scraping, or drilling these surfaces may release asbestos.
  • ASBESTOS CEMENT ROOFING, SHINGLES, and SIDING. These products are not likely to release asbestos fibers unless sawed, dilled, or cut.
  • ARTIFICIAL ASHES AND EMBERS sold for use in gas-fired fireplaces. Also, other older household products such as FIREPROOF GLOVES, STOVE-TOP PADS, IRONING BOARD COVERS, and certain HAIRDRYERS.
  • AUTOMOBILE BRAKE PADS AND LININGS, CLUTCH FACINGS, and GASKETS.

Asbestos Dangers

Asbestos fibers can have serious effects on your health if inhaled. There is no known safe exposure to asbestos. The greater the exposure, the greater the risk of developing an asbestos-related disease.

The amount of time between exposure to asbestos and the first signs of disease can be as much as 30 years. It is known that smokers exposed to asbestos have a much greater chance of developing lung cancer than just from smoking alone.

Asbestos can cause asbestosis, a scarring of the lungs that leads to breathing problems and heart failure. Workers who manufacture or use asbestos products and have high exposures to asbestos are often affected with asbestosis.

Inhalation of asbestos can also cause lung cancer and mesothelioma, a rare cancer of the lining of the chest and abdomen lining. It may be linked to cancer of the stomach, intestines, and rectum, as well.

Buying a Home with Asbestos

Many Home Sellers are un-aware that their home may contain asbestos.  Sometimes the easily accessible asbestos has been removed and only someone trained to look for and find asbestos will identify its presence.  As a professional home inspector I often find asbestos in older homes, some which have even had a previous home inspection, which will cost either the seller or buyer a significant amount of money to remove.  Any significant amount of asbestos would be considered a Classs 2 Hazard and all the appropriate safety precautions have to be taken to protect workers and people in surrounding areas.  After removal the asbestos has to be properly tagged and moved to a authorized disposal facility.

There are certain steps that you need to take to protect yourself as a worker and to protect people in surrounding or adjoining areas that could potentially be exposed to the asbestos and the fibers’dust once it gets kicked up during removal.

The standard Ontario Real Estate Association form of offer, which is also used by most Real Estate Boards, contains a detailed warranty with respect to the presence of urea formaldehyde foam insulation (UFFI) in a house, but not a word about asbestos.  This is rather odd, especially since available scientific evidence indicates that UFFI is not a problem, while asbestos, if disturbed, can kill.  You can actually get a discount on your property taxes if you have UFFI in your home.  The downside is that it is then registered on title.

Benefits of Home InspectionBuyer-Beware

An Experienced Professional Home Inspector has years of experience in looking for and finding signs of asbestos in your home.  Even in this heated market where buyers are waiving Home Inspection conditions to get their offer accepted can typically arrange a “walk through” inspection.   Your Real Estate Agent should be on your side and trying to mitigate your risk when purchasing a home.   Realistically any older home will probably have materials containing asbestos, so finding out the renovation history of the home can be very important.

Many contractors now require “Asbestos Testing” of drywall, suspect flooring and various finishes prior to starting a job.  Read more about Asbestos in Your Home

When Buying a Home in Ontario remember,  CAVEAT EMPTOR – BUYER BEWARE   Unless you can legally proof the seller ( including the Realtor ) had prior knowledge of a “latent defect” you are on your own.  

Note:  The SPIS document used to be common place until the large amount of lawsuits caused many Realtors not to use them.  This document had around 40 questions that the seller would answer regarding such things as hazards, defects, renovations and any improvements.  This was a legal document which was successfully used in court cases to provide evidence in support of buyers claims.