Having a home inspection can be stressful, but knowing the process may help you relax.
By Andy Broomhead, Copperhead Home Inspections
What I Do:
- I visually inspect the home and its major components for safety issues, material defects, and items likely to fail.
- I advocate for my client. I am hired to give them a comprehensive evaluation of their potential purchase.
- I will inspect and operate various systems in the house. If possible, I will walk the roof, open the main electrical service panel, open HVAC access panels, enter the attic/basement/crawlspace, and run certain appliances through their cycles.
- I will deliver a digital report that my clients will use to make important decisions in the purchase process.
What I don’t do:
- I don’t have any interest in personal belongings, so there is no need to clean everything out before the inspection.
- I am not going to cause any damage. The inspection is non-invasive. However, if there are existing issues (a toilet that overflows, a broken garage door, etc.), tell me or your Realtor about them. I certainly don’t want to damage anything further.
- I am not issuing a recommendation on whether or not my client purchases the home.
- I am not issuing any “pass/fail” judgments (nor do I have the authority to do so).
- I am not doing a “code” inspection, and I will not cite code anywhere in my report.
What you can do to ensure a smooth inspection:
- Have a pre-listing inspection done. You can get ahead of any issues that may delay your closing.
- Move certain items if they are blocking access to major components. If I can’t access it, I can’t inspect it.
- Have the washer, dryer, and dishwasher empty. I won’t run those items if they are full. I don’t want to shrink anyone’s favorite jeans!
- Try to be flexible in scheduling. Allow your buyers some extra time at the home. Most of the time they are measuring for furniture, thinking about room layouts, and generally assuming ownership. This is a good thing for you!
- Relax. Selling a home can be stressful. The inspection doesn’t have to be.
On several of my recent inspections, I’ve been asked about lead content in drinking water. Usually, I don’t get those questions, but with the Flint, Michigan story in the news people are curious, and that’s a good thing. I’m going to briefly summarize the situation, and help you decide if you should be concerned.
What Happened:
Flint, Michigan obtained their water through Detroit for 50 years, sourced from Lake Huron and the Detroit River. When that became too expensive, officials developed a plan to source it from the Flint River. The water in the Flint River has a lower ph, and more chlorides (salts) in it. That means it’s more corrosive. The corrosive reaction can be controlled with anti-corrosion additives, but local officials did not think they were necessary. It turns out they were spectacularly wrong. So, the newly sourced Flint River water began slowly corroding the lead supply pipes all over the area, and that lead ended up in the drinking water. To be clear, the Flint River water was not contaminated, the water supply pipes themselves were the source of the lead.
Should you be concerned:
If you live in Flint, yeah. Concerned and angry.
Otherwise not really. Here in the Chicagoland area, almost all of our water comes from Lake Michigan, through the Jardine Water Purification Plant, which is next to Navy Pier. Although we have plenty of lead supply pipe in our area, Chicago does utilize anti-corrosion additives, like Polyphosphate. It’s used to treat the inside of Chicago’s pipes, preventing the lead in old plumbing from contaminating the water supply. You can actually pick up cheap, or even free test kits from stores like Home Depot if you’d like to test your own water at home. Using filters for drinking and cooking water can reduce the probability of ingesting lead or any other contaminants. If you have a lead supply pipe to your home, (common in pre-1950’s construction) you can have it replaced, but the municipal supply might still be lead. Your local public works can most likely provide this information, but don’t be under the impression that they are going to do anything about it. We’re talking about billions of dollars to replace lead piping in major urban areas, so it’s going to happen very, very, slowly. And let’s not forget, when the proper protocols are followed (looking at you, Flint) there is virtually no cause for concern.
In Conclusion:
Chicagoland tap water is really, really safe. Want to be extra extra safe? You can test your tap water. Filter your drinking water from the tap. Your fridge probably has a filter in it already, just keep up with changing it according to manufacturer’s guidelines. And lastly, make sure your local officials know that what happened in Flint is unacceptable. They work for us you know.
As always, feel free to reach out with any questions.
Andy Broomhead
License# 450.011279
Resource for Water Filters Here
More about Lead Here
Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping.
They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. A unit that is not equipped with these devices may tip over if enough weight is applied to its open door, such as that from a large Thanksgiving turkey, or even a small child. A falling range can crush, scald, or burn anyone caught beneath.
Inspectors can confirm the presence of anti-tip brackets through the following methods:
- It may be possible to see a wall-mounted bracket by looking over the rear of the range. Floor-mounted brackets are often hidden, although in some models with removable drawers, such as 30-inch electric ranges made by General Electric, the drawers can be removed and a flashlight can be used to search for the bracket. Inspectors should beware that a visual confirmation does not guarantee that the bracket has been properly installed.
- Inspectors can firmly grip the upper-rear section of the range and tip the unit. If equipped with an anti-tip bracket, the unit will not tip more than several inches before coming to a halt. The range should be turned off, and all items should be removed from the stovetop before this action can be performed. It is usually easier to detect a bracket by tipping the range than through a visual search. This test can be performed on all models and it can confirm the functionality of a bracket.
While you are at home:
All entrances, including service doors and gates, should have quality locks— preferably deadbolt.
Don’t leave keys “hidden” outside the home. Leave an extra key with a trusted neighbor or colleague.
Keep doors locked even when you or family members are at home.
Have window locks installed on all windows. Use them.
Have locks installed on your fuse boxes and external power sources.
If you have window grilles and bars, review fire safety. Don’t block bedroom windows with permanent grilles if the windows may be used for emergency egress.
If you have burglar or intrusion alarms, check and use them.
Keep at least one fire extinguisher on each floor, and be sure to keep one in the kitchen. Show family members and household help how to use them.
Periodically check smoke detectors and replace batteries when necessary.
Keep flashlights in several areas in the house. Check the batteries often, especially if you have children in your home. (They love to play with flashlights!)
A family dog can be a deterrent to criminals. But remember, even the best watchdog can be controlled by food or poison. Do not install separate “doggy doors” or entrances. They also can admit small intruders.
Know your neighbors. Develop a rapport with them and offer to keep an eye on each others homes, especially during trips.
If you observe any unusual activity, report it immediately.
While at home, you and your family should rehearse safety drills and be aware of procedures to escape danger and get help.
Educate family members and domestic help in the proper way to answer the telephone at home.
Know where all family members are at all times.
While You Are Away :
Notify certain friends and neighbors of your departure and return dates but don’t otherwise publicize your travel or vacation plans. Leave contact numbers with appropriate people.
Arrange to have a friend or colleague pick up your newspapers, mail, or other deliveries daily.
Secure your home. Close and lock all windows and doors. Don’t forget to lock garage or gate doors.
Consider purchasing timers to turn on outside and inside lights automatically at various times throughout the night.
Check outside lighting and replace older light bulbs. You don’t want a light burning out while you are away.
Ask a friend or colleague to check your residence periodically, ensuring your furnace or air conditioning is functioning and that timers and lights are working.
Unplug all unnecessary appliances such as televisions, stereos, and personal computers.
Mow your lawn just before leaving; make arrangements to have someone mow it again if you will be gone for an extended period of time. Also arrange for watering, if that is likely to be needed.
In the winter, make arrangements to have someone shovel walkways if it snows.
If possible, ask a neighbor to park a car in your driveway (if you are taking yours).
Lock all jewelry, important papers, currency, and other valuable portables in a safe place such as a safe deposit box or home safe.
Ensure all personal and home insurance policies are up-to-date and that your coverage is adequate.
If you are traveling alone and a car “bumps” into you, don’t stop to exchange accident information. Go to the nearest service station or other public place to call the police.
Basics for kids: (Adults too!)
Teach children never to admit strangers into the home.
Teach children local emergency phone numbers. Make sure younger children know their name, address, and phone number.
Caution teenagers about “blind dates” or meeting anyone they do not know.
Teach younger members of your family not to open mail or packages.
Teach young children how to answer the telephone so that they do not give out personal information, such as home address, absence of adults, etc.
Teach children how to say no to strangers.
Teach children how to exit the house in case of emergency.
Never get in a vehicle with someone you do not know. Even under threat of violence, never get in the car. Have your fight right there, run, yell, scream, kick, claw. Statistically you stand a better chance of surviving.
Information sourced from the US State Dept.
1. Find better ways to heat and cool your house.
As much as half of the energy used in homes goes toward heating and cooling. The following are a few ways that energy bills can be reduced through adjustments to the heating and cooling systems:
- Install a ceiling fan. Ceiling fans can be used in place of air conditioners, which require a large amount of energy.
- Periodically replace air filters in air conditioners and heaters.
- Set thermostats to an appropriate temperature. Specifically, they should be turned down at night and when no one is home. In most homes, about 2% of the heating bill will be saved for each degree that the thermostat is lowered for at least eight hours each day. Turning down the thermostat from 75° F to 70° F, for example, saves about 10% on heating costs.
- Install a programmable thermostat. A programmable thermostat saves money by allowing heating and cooling appliances to be automatically turned down during times that no one is home and at night. Programmable thermostats contain no mercury and, in some climate zones, can save up to $150 per year in energy costs.
- Install a wood stove or a pellet stove. These are more efficient sources of heat than furnaces.
- At night, curtains drawn over windows will better insulate the room.
2. Install a tankless water heater.
Demand-type water heaters (tankless or instantaneous) provide hot water only as it is needed. They don’t produce the standby energy losses associated with traditional storage water heaters, which will save on energy costs. Tankless water heaters heat water directly without the use of a storage tank. When a hot water tap is turned on, cold water travels through a pipe into the unit. A gas burner or an electric element heats the water. As a result, demand water heaters deliver a constant supply of hot water. You don’t need to wait for a storage tank to fill up with enough hot water.
3. Replace incandescent lights.
The average household dedicates 11% of its energy budget to lighting. Traditional incandescent lights convert approximately only 10% of the energy they consume into light, while the rest becomes heat. The use of new lighting technologies, such as light-emitting diodes (LEDs) and compact fluorescent lamps (CFLs), can reduce the energy use required by lighting by 50% to 75%. Advances in lighting controls offer further energy savings by reducing the amount of time that lights are on but not being used. Here are some facts about CFLs and LEDs:
- CFLs use 75% less energy and last about 10 times longer than traditional incandescent bulbs.
- LEDs last even longer than CFLs and consume less energy.
- LEDs have no moving parts and, unlike CFLs, they contain no mercury.
4. Seal and insulate your home.
Sealing and insulating your home is one of the most cost-effective ways to make a home more comfortable and energy-efficient, and you can do it yourself. A tightly sealed home can improve comfort and indoor air quality while reducing utility bills.
The following are some common places where leakage may occur:
- electrical receptacles/outlets;
- mail slots;
- around pipes and wires;
- wall- or window-mounted air conditioners;
- attic hatches;
- fireplace dampers;
- inadequate weatherstripping around doors;
- baseboards;
- window frames; and
- switch plates.
Because hot air rises, air leaks are most likely to occur in the attic. Homeowners can perform a variety of repairs and maintenance to their attics that save them money on cooling and heating, such as:
- Plug the large holes. Locations in the attic where leakage is most likely to be the greatest are where walls meet the attic floor, behind and under attic knee walls, and in dropped-ceiling areas.
- Seal the small holes. You can easily do this by looking for areas where the insulation is darkened. Darkened insulation is a result of dusty interior air being filtered by insulation before leaking through small holes in the building envelope. In cold weather, you may see frosty areas in the insulation caused by warm, moist air condensing and then freezing as it hits the cold attic air. In warmer weather, you’ll find water staining in these same areas. Use expanding foam or caulk to seal the openings around plumbing vent pipes and electrical wires. Cover the areas with insulation after the caulk is dry.
- Seal up the attic access panel with weatherstripping. You can cut a piece of fiberglass or rigid foamboard insulation in the same size as the attic hatch and glue it to the back of the attic access panel. If you have pull-down attic stairs or an attic door, these should be sealed in a similar manner.
5. Install efficient showerheads and toilets.
The following systems can be installed to conserve water usage in homes:
- low-flow showerheads. They are available in different flow rates, and some have a pause button which shuts off the water while the bather lathers up;
- low-flow toilets. Toilets consume 30% to 40% of the total water used in homes, making them the biggest water users. Replacing an older 3.5-gallon toilet with a modern, low-flow 1.6-gallon toilet can reduce usage an average of 2 gallons-per-flush (GPF), saving 12,000 gallons of water per year. Low-flow toilets usually have “1.6 GPF” marked on the bowl behind the seat or inside the tank;
- vacuum-assist toilets. This type of toilet has a vacuum chamber that uses a siphon action to suck air from the trap beneath the bowl, allowing it to quickly fill with water to clear waste. Vacuum-assist toilets are relatively quiet; and
- dual-flush toilets. Dual-flush toilets have been used in Europe and Australia for years and are now gaining in popularity in the U.S. Dual-flush toilets let you choose between a 1-gallon (or less) flush for liquid waste, and a 1.6-gallon flush for solid waste. Dual-flush 1.6-GPF toilets reduce water consumption by an additional 30%.
6. Use appliances and electronics responsibly.
Appliances and electronics account for about 20% of household energy bills in a typical U.S. home. The following are tips that will reduce the required energy of electronics and appliances:
- Refrigerators and freezers should not be located near the stove, dishwasher or heat vents, or exposed to direct sunlight. Exposure to warm areas will force them to use more energy to remain cool.
- Computers should be shut off when not in use. If unattended computers must be left on, their monitors should be shut off. According to some studies, computers account for approximately 3% of all energy consumption in the United States.
- Use efficient ENERGY STAR-rated appliances and electronics. These devices, approved by the U.S. Department of Energy and the Environmental Protection Agency’s ENERGY STAR Program, include TVs, home theater systems, DVD players, CD players, receivers, speakers, and more. According to the EPA, if just 10% of homes used energy-efficient appliances, it would reduce carbon emissions by the equivalent of 1.7 million acres of trees.
- Chargers, such as those used for laptops and cell phones, consume energy when they are plugged in. When they are not connected to electronics, chargers should be unplugged.
- Laptop computers consume considerably less electricity than desktop computers.
7. Install daylighting as an alternative to electrical lighting.
Daylighting is the practice of using natural light to illuminate the home’s interior. It can be achieved using the following approaches:
- skylights. It’s important that they be double-pane or they may not be cost-effective. Flashing skylights correctly is key to avoiding leaks;
- light shelves. Light shelves are passive devices designed to bounce light deep into a building. They may be interior or exterior. Light shelves can introduce light into a space up to 2½ times the distance from the floor to the top of the window, and advanced light shelves may introduce four times that amount;
- clerestory windows. Clerestory windows are short, wide windows set high on the wall. Protected from the summer sun by the roof overhang, they allow winter sun to shine through for natural lighting and warmth; and
- light tubes. Light tubes use a special lens designed to amplify low-level light and reduce light intensity from the midday sun. Sunlight is channeled through a tube coated with a highly reflective material, and then enters the living space through a diffuser designed to distribute light evenly.
8. Insulate windows and doors.
About one-third of the home’s total heat loss usually occurs through windows and doors. The following are ways to reduce energy lost through windows and doors:
- Seal all window edges and cracks with rope caulk. This is the cheapest and simplest option.
- Windows can be weatherstripped with a special lining that is inserted between the window and the frame. For doors, apply weatherstripping around the whole perimeter to ensure a tight seal when they’re closed. Install quality door sweeps on the bottom of the doors, if they aren’t already in place.
- Install storm windows at windows with only single panes. A removable glass frame can be installed over an existing window.
- If existing windows have rotted or damaged wood, cracked glass, missing putty, poorly fitting sashes, or locks that don’t work, they should be repaired or replaced.
9. Cook smart.
An enormous amount of energy is wasted while cooking. The following recommendations and statistics illustrate less wasteful ways of cooking:
- Convection ovens are more efficient that conventional ovens. They use fans to force hot air to circulate more evenly, thereby allowing food to be cooked at a lower temperature. Convection ovens use approximately 20% less electricity than conventional ovens.
- Microwave ovens consume approximately 80% less energy than conventional ovens.
- Pans should be placed on the matching size heating element or flame.
- Using lids on pots and pans will heat food more quickly than cooking in uncovered pots and pans.
- Pressure cookers reduce cooking time dramatically.
- When using conventional ovens, food should be placed on the top rack. The top rack is hotter and will cook food faster.
10. Change the way you do laundry.
- Do not use the medium setting on your washer. Wait until you have a full load of clothes, as the medium setting saves less than half of the water and energy used for a full load.
- Avoid using high-temperature settings when clothes are not very soiled. Water that is 140° F uses far more energy than 103° F for the warm-water setting, but 140° F isn’t that much more effective for getting clothes clean.
- Clean the lint trap every time before you use the dryer. Not only is excess lint a fire hazard, but it will prolong the amount of time required for your clothes to dry.
- If possible, air-dry your clothes on lines and racks.
- Spin-dry or wring clothes out before putting them into a dryer.
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Proper House Numbering
Ever wonder about your house number? Often, the previous owner installed the number and the new owner never had to think about it, leaving them clueless as to why it was placed where it is or why a particular color or size was chosen. These numbers are more important than you probably realize, and a lot of thought goes into making sure they are visible.
House numbers should be clear enough so that police, the fire department, paramedics, etc., can quickly locate properties in an emergency. Numbers are often the only way that first-responders can identify their intended destinations. Your city might even have laws requiring your house number to be of a certain size or color. Also, think of the poor pizza delivery guy who runs late because he can’t find your house, or frustrated party guests who have to knock on neighbors’ doors before they find yours.
Consider the following recommendations:
The numbers should be large, within reason. Try to make them at least 5 or 6 inches tall. Smaller numbers may not be visible from the street if you have a large front yard. Replacement house numbers can be purchased from hardware stores and online.
The numbers should be of a color that contrasts with their background. Reflective numbers are great because they are easier to see at night. Brown on black or white on yellow may look swanky but are bad choices for the purpose.
Try not to put house numbers behind any trees, shrubs, or anything else that may obscure their view from the street.
Make sure that the number faces the street that is listed in the house’s address. It does emergency workers no good if the house number faces a different street than the one the workers are traveling on.
Is your house not visible from the road? Then the number should be placed at the driveway’s entrance.
The next time you hire an InterNACHI inspector, ask him whether your numbers are adequate. Inspectors should know the laws in your area and be able to offer you a professional opinion.
Keep in mind that you may need to make adjustments.
Even if your house number is currently adequate, InterNACHI believes that it might need adjustment in the future. The following are common reasons why you may need to adjust your number in the future:
The addresses assigned to houses by the city occasionally change, and you must adjust your numbers accordingly.
The trees or shrubs in front of your house have grown so much that the number is no longer visible.
House numbers installed in the winter may be visible during that season, but become blocked by budding vegetation by spring or summer.
Maintain your house numbers, along with the rest of your home’s exterior.
Keep your numbers clean. They may not be reflective or contrasting if they are covered in mud.
Trim back vegetation as needed.
Don’t let piles of snow obscure the numbers. If this happens, raise the number so this situation does not happen again.
In summary, house numbers serve a critical function for emergency personnel and should be clearly displayed.
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Source: Internachi
Written by Nick Gromicko and Kenton Shepard
15 Tools Every Homeowner Should Own
One end of a combination wrench set is open and the other end is a closed loop. Nuts and bolts are manufactured in standard and metric sizes, and because both varieties are widely used, you’ll need both sets of wrenches. For the most control and leverage, always pull the wrench toward you, instead of pushing on it. Also, avoid over-tightening.
Use slip-joint pliers to grab hold of a nail, a nut, a bolt, and much more. These types of pliers are versatile because of the jaws, which feature both flat and curved areas for gripping many types of objects. There is also a built-in slip-joint, which allows the user to quickly adjust the jaw size to suit most tasks.
Adjustable wrenches are somewhat awkward to use and can damage a bolt or nut if they are not handled properly. However, adjustable wrenches are ideal for situations where you need two wrenches of the same size. Screw the jaws all the way closed to avoid damaging the bolt or nut.
8. Hacksaw
A hacksaw is useful for cutting metal objects, such as pipes, bolts and brackets.
Hacksaws look thin and flimsy, but they’ll easily cut through even the hardest of metals. Blades are replaceable, so focus your purchase on a quality hacksaw frame.
9. Torpedo Level
Only a level can be used to determine if something, such as a shelf, appliance or picture, is correctly oriented. The torpedo-style level is unique because it not only shows when an object is perfectly horizontal or vertical, but it also has a gauge that shows when an object is at a 45-degree angle. The bubble in the viewfinder must be exactly in the middle — not merely close.
10. Safety Glasses / Goggles
For all tasks involving a hammer or a power tool, you should always wear safety glasses or goggles. They should also be worn while you mix chemicals.
11. Claw Hammer
A good hammer is one of the most important tools you can own. Use it to drive and remove nails, to pry wood loose from the house, and in combination with other tools. They come in a variety of sizes, although a 16-ounce hammer is the best all-purpose choice.
12. Screwdriver Set
It is best to have four screwdrivers: a small and large version of both a flathead and a Phillips-head screwdriver. Electrical screwdrivers are sometimes convenient, but they’re no substitute. Manual screwdrivers can reach into more places and they are less likely to damage the screw.
14. Respirator / Safety Mask
While paints and other coatings are now manufactured to be less toxic (and lead-free) than in previous decades, most still contain dangerous chemicals, which is why you should wear a mask to avoid accidentally inhaling. A mask should also be worn when working in dusty and dirty environments. Disposable masks usually come in packs of 10 and should be thrown away after use. Full and half-face respirators can be used to prevent the inhalation of very fine particles that ordinary facemasks will not stop.
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Three Huge Mistakes Every Home Buyer Should Avoid
Mistake #1: Thinking you can’t afford it.
Many people who thought that buying the home they wanted was simply out of their reach are now enjoying a new lifestyle in their very own homes.Buying a home is the smartest financial decision you will ever make. In fact, most homeowners would be broke at retirement if it wasn’t for one saving grace — the equity in their homes. Furthermore, tax allowances favor home ownership.
Real estate values have always risen steadily. Of course, there are peaks and valleys, but the long-term trend is a consistent increase. This means that every month when you make a mortgage payment, the amount that you owe on the home goes down and the value typically increases. This “owe less, worth more” situation is called equity build-up and is the reason you can’t afford not to buy.
Even if you have little money for a down payment or credit problems, chances are that you can still buy that new home. It just comes down to knowing the right strategies, and working with the right people. See below.
Mistake #2: Not hiring a buyer’s agent to represent you.
Buying property is a complex and stressful task. In fact, it is often the biggest, single investment you will make in your lifetime. At the same time, real estate transactions have become increasingly complicated. New technology, laws, procedures, and competition from other buyers require buyer agents to perform at an ever-increasing level of competence and professionalism. In addition, making the wrong decisions can end up costing you thousands of dollars. It doesn’t have to be this way!
Work with a buyer’s agent who has a keen understanding of the real estate business and the local market. A buyer’s agent has a fiduciary duty to you. That means that he or she is loyal only to you and is obligated to look out for your best interests. A buyer’s agent can help you find the best home, the best lender, and the best home inspector in your area. That inspector should be an InterNACHI-certified home inspector because InterNACHI inspectors are the most qualified and best-trained inspectors in the world. Trying to buy a home without an agent or a qualified inspector is, well… unthinkable
Mistake #3: Getting a cheap inspection.
Buying a home is probably the most expensive purchase you will ever make. This is no time to shop for a cheap inspection. The cost of a home inspection is small relative to the value of the home being inspected. The additional cost of hiring a certified inspector is almost insignificant by comparison. As a home buyer, you have recently been crunching the numbers, negotiating offers, adding up closing costs, shopping for mortgages, and trying to get the best deals. Don’t stop now! Don’t let your real estate agent, a “patty-cake” inspector, or anyone else talk you into skimping here.
InterNACHI front-ends its membership requirements. InterNACHI turns down more than half the inspectors who want to join because they can’t fulfill the membership requirements.
InterNACHI-certified inspectors perform the best inspections, by far. InterNACHI-certified inspectors earn their fees many times over. They do more, they deserve more and — yes — they generally charge a little more. Do yourself a favor…and pay a little more for the quality inspection you deserve.
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Asbestos Basics
The risk of lung cancer and mesothelioma increase with the number of fibers inhaled. The risk of lung cancer from inhaling asbestos fibers is also greater if you smoke. People who get asbestosis have usually been exposed to high levels of asbestos for a long time. The symptoms of these diseases do not usually appear until about 20 to 30 years after the first exposure to asbestos.
Most people exposed to small amounts of asbestos, as we all are in our daily lives, do not develop these health problems. However, if disturbed, asbestos material may release asbestos fibers, which can be inhaled into the lungs. The fibers can remain there for a long time, increasing the risk of disease. Asbestos material that would crumble easily if handled, or that has been sawed, scraped, or sanded into a powder, is more likely to create a health hazard.
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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;
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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, and so may scraping or sanding the backing of sheet flooring during removal;
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cement sheet, millboard and paper used as insulation around furnaces and wood-burning stoves. Repairing or removing appliances may release asbestos fibers, and so may cutting, tearing, sanding, drilling, or sawing insulation;
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door gaskets in furnaces, wood stoves and coal stoves. Worn seals can release asbestos fibers during use;
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soundproofing or decorative material sprayed on walls and ceilings. Loose, crumbly or water-damaged material may release fibers, and so will sanding, drilling or scraping the material;
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patching and joint compounds for walls and ceilings, and textured paints. Sanding, scraping, or drilling these surfaces may release asbestos fibers;
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asbestos cement roofing, shingles and siding. These products are not likely to release asbestos fibers unless sawed, dilled or cut;
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artificial ashes and embers sold for use in gas-fired fireplaces, and other older household products, such as fireproof gloves, stove-top pads, ironing board covers and certain hairdryers; and
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automobile brake pads and linings, clutch facings and gaskets.
- Some roofing and siding shingles are made of asbestos cement.
- Houses built between 1930 and 1950 may have asbestos as insulation.
- Asbestos may be present in textured paint and in patching compounds used on wall and ceiling joints. Their use was banned in 1977.
- Artificial ashes and embers sold for use in gas-fired fireplaces may contain asbestos.
- Older products, such as stove-top pads, may have some asbestos compounds.
- Walls and floors around wood-burning stoves may be protected with asbestos paper, millboard or cement sheets.
- Asbestos is found in some vinyl floor tiles and the backing on vinyl sheet flooring and adhesives.
- Hot water and steam pipes in older houses may be coated with an asbestos material or covered with an asbestos blanket or tape.
- Oil and coal furnaces and door gaskets may have asbestos insulation.
What Should Be Done About Asbestos in the Home?
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Make sure no one else is in the room when sampling is done.
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Wear disposable gloves or wash hands after sampling.
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Shut down any heating or cooling systems to minimize the spread of any released fibers.
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Do not disturb the material any more than is needed to take a small sample.
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Place a plastic sheet on the floor below the area to be sampled.
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Wet the material using a fine mist of water containing a few drops of detergent before taking the sample. The water/detergent mist will reduce the release of asbestos fibers.
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Carefully cut a piece from the entire depth of the material using a small knife, corer or other sharp object. Place the small piece into a clean container (a 35-mm film canister, small glass or plastic vial, or high-quality resealable plastic bag).
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Tightly seal the container after the sample is in it.
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Carefully dispose of the plastic sheet. Use a damp paper towel to clean up any material on the outside of the container or around the area sampled. Dispose of asbestos materials according to state and local procedures.
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Label the container with an identification number and clearly state when and where the sample was taken.
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Patch the sampled area with the smallest possible piece of duct tape to prevent fiber release.
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Send the sample to an asbestos analysis laboratory accredited by the National Voluntary Laboratory Accreditation Program (NVLAP) at the National Institute of Standards and Technology (NIST). Your state or local health department may also be able to help.
Before undertaking minor repairs, be sure to follow all the precautions described previously for sampling asbestos material. Always wet the asbestos material using a fine mist of water containing a few drops of detergent. Commercial products designed to fill holes and seal damaged areas are available. Small areas of material, such as pipe insulation, can be covered by wrapping a special fabric, such as re-wettable glass cloth, around it. These products are available from stores (listed in the telephone directory under “Safety Equipment and Clothing”) which specialize in asbestos materials and safety items.
If you have a problem that requires the services of asbestos professionals, check their credentials carefully. Hire professionals who are trained, experienced, reputable and accredited — especially if accreditation is required by state or local laws. Before hiring a professional, ask for references from previous clients. Find out if they were satisfied. Ask whether the professional has handled similar situations. Get cost estimates from several professionals, as the charges for these services can vary.
Though private homes are usually not covered by the asbestos regulations that apply to schools and public buildings, professionals should still use procedures described in federal or state-approved training. Homeowners should be alert to the chance of misleading claims by asbestos consultants and contractors. There have been reports of firms incorrectly claiming that asbestos materials in homes must be replaced. In other cases, firms have encouraged unnecessary removal or performed it improperly. Unnecessary removal is a waste of money. Improper removal may actually increase the health risks to you and your family. To guard against this, know what services are available and what procedures and precautions are needed to do the job properly.
In addition to general asbestos contractors, you may select a roofing, flooring or plumbing contractor trained to handle asbestos when it is necessary to remove and replace roofing, flooring, siding or asbestos-cement pipe that is part of a water system. Normally, roofing and flooring contractors are exempt from state and local licensing requirements because they do not perform any other asbestos-correction work.
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Make sure that the inspection will include a complete visual examination, and the careful collection and lab analysis of samples. If asbestos is present, the inspector should provide a written evaluation describing its location and extent of damage, and give recommendations for correction or prevention.
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Make sure an inspecting firm makes frequent site visits if it is hired to assure that a contractor follows proper procedures and requirements. The inspector may recommend and perform checks after the correction to assure that the area has been properly cleaned.
If you hire a corrective-action contractor:
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Check with your local air pollution control board, the local agency responsible for worker safety, and the Better Business Bureau. Ask if the firm has had any safety violations. Find out if there are legal actions filed against it.
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Insist that the contractor use the proper equipment to do the job. The workers must wear approved respirators, gloves and other protective clothing.
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Before work begins, get a written contract specifying the work plan, cleanup, and the applicable federal, state and local regulations which the contractor must follow (such as notification requirements and asbestos disposal procedures). Contact your state and local health departments, EPA regional office, and the Occupational Safety and Health Administration’s regional office to find out what the regulations are. Be sure the contractor follows local asbestos removal and disposal laws. At the end of the job, get written assurance from the contractor that all procedures have been followed.
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Assure that the contractor avoids spreading or tracking asbestos dust into other areas of your home. They should seal off the work area from the rest of the house using plastic sheeting and duct tape, and also turn off the heating and air conditioning system. For some repairs, such as pipe insulation removal, plastic bags may be adequate. They must be sealed with tape and properly disposed of when the job is complete.
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Make sure the work site is clearly marked as a hazardous area. Do not allow household members or pets into the area until work is completed.
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Insist that the contractor apply a wetting agent to the asbestos material with a hand sprayer that creates a fine mist before removal. Wet fibers do not float in the air as easily as dry fibers and will be easier to clean up.
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Make sure the contractor does not break removed material into smaller pieces. This could release asbestos fibers into the air. Pipe insulation was usually installed in pre-formed blocks and should be removed in complete pieces.
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Upon completion, assure that the contractor cleans the area well with wet mops, wet rags, sponges and/or HEPA (high-efficiency particulate air) vacuum cleaners. A regular vacuum cleaner must never be used. Wetting helps reduce the chance of spreading asbestos fibers in the air. All asbestos materials and disposable equipment and clothing used in the job must be placed in sealed, leakproof, and labeled plastic bags. The work site should be visually free of dust and debris. Air monitoring (to make sure there is no increase of asbestos fibers in the air) may be necessary to assure that the contractor’s job is done properly. This should be done by someone not connected with the contractor.
Do not dust, sweep or vacuum debris that may contain asbestos. These actions will disturb tiny asbestos fibers and may release them into the air. Remove dust by wet-mopping or with a special HEPA vacuum cleaner used by trained asbestos contractors.
