Do You Need an Asbestos Inspection Before Buying a Home?

Up until the late 1970s, and even in some cases the 1980s, asbestos was a popular construction material due to its fire resistance, durability, and low cost. It was used in everything from ceiling tiles to insulation, flooring, and adhesives. Unfortunately, builders at the time did not know that asbestos was a toxic substance that was later found to cause cancer and lung disease in those exposed to it.

Because of its toxicity, it is wise for prospective buyers to have an asbestos inspection before buying a home, especially if it is older. If asbestos is found, and depending on its extent, remediation can be costly. Homeowners should conduct property due diligence and understand the risks before closing on a property.

What Is Asbestos?

Asbestos is essentially a mineral fiber that was manufactured into a variety of construction materials. The materials are fire-retardant, heat-resistant, and don’t break down in extreme temperatures. Its insulating properties without conducting electricity made it an attractive option for many uses, from building materials to even anti-friction components in vehicles, like brakes.

Over time, asbestos can crumble and become “friable.” Friable asbestos is the most dangerous as it releases microscopic fibers that, when inhaled, cause disease and cancer. Non-friable asbestos is bonded and not as volatile as friable, but it still carries a risk.

Why Asbestos Still Matters Today

• Millions of U.S. homes built before 1980 may still contain asbestos-containing materials.
• Mesothelioma remains one of the most serious diseases linked to asbestos exposure.
• Renovation activities are among the most common causes of accidental asbestos disturbance.

Where Is Asbestos Commonly Found in Homes?

Asbestos was used extensively in almost all parts of a building, including the interior and exterior building materials, from finishes like flooring to functional materials like insulation. Its use was so widespread because it was inexpensive and could be used in a multitude of ways. At the time, people didn’t realize the risk because many diseases didn’t show up until years later. This is why it’s important to consider an asbestos inspection before buying a home, especially if it’s older, as the material could have been used.

Interior Building Materials That May Contain Asbestos 

• Insulation on pipes and in walls
• Floor tiles and adhesives or glue that adheres them to the floor
• Ceiling tiles and textured ceilings, like “popcorn” ceilings, were popular in the 1950s and 1970s

Exterior Building Materials That May Contain Asbestos

• Roofing materials, including shingles and flashing
• Cement siding
• Some caulk

Health Risks Associated With Asbestos Exposure

When asbestos is disturbed, it releases microscopic particles into the air that are not visible to the naked eye. Those particles get trapped in the lungs, and over time, cause constant inflammation and disease, some of which are deadly cancers like mesothelioma. According to the U.S. Environmental Protection Agency (EPA), exposure to airborne asbestos fibers can increase the risk of serious diseases, including lung cancer, mesothelioma, and asbestosis. Research continues to show that even low-level exposure can pose health risks, particularly when asbestos-containing materials are damaged or disturbed. 

Is an Asbestos Inspection Required Before Buying a Home?

Typically, an asbestos inspection before buying a home is not required, and often, traditional home inspections do not look for or test for asbestos. General home inspections look for visible defects, safety hazards, and other items that should be repaired. Because asbestos requires specialized testing, it’s often not included. Asbestos in real estate is part of the homebuyer’s responsibility and property due diligence. Buyers navigating asbestos concerns during a property transaction can learn more about our asbestos in real estate services and how professional inspections support informed purchasing decisions. 

When Should Home Buyers Schedule an Asbestos Inspection?

You should consider a home inspection for asbestos if your home was built before 1980 and has original features. This could mean that asbestos is still present in the home. Newer homes would not have used asbestos and therefore would not be a risk.

Additionally, if you’re looking at an older home and plan to do any renovations or major remodeling projects, it would be wise to invest in an asbestos inspection before buying the home, as it could give you negotiating power. And of course, if you’re considering an older home and there are visible signs of aging, damaged materials, or materials that might contain asbestos, it is wise to get an asbestos inspection before buying the home. 

What Happens If Asbestos Is Found During the Home Buying Process?

Discovering asbestos during a home inspection can feel overwhelming, but it does not necessarily mean the purchase should be canceled. Buyers have several options depending on the location, condition, and extent of the asbestos-containing materials.

If asbestos is confirmed, buyers may:

• Request that the seller pay for professional asbestos removal before closing.
• Negotiate a reduction in the purchase price to account for remediation costs.
• Ask for seller credits that can be applied toward future removal or repairs.
• Proceed with the purchase if the asbestos is in good condition and can be safely managed.

The best approach depends on the severity of the issue, local regulations, and the anticipated cost of remediation. An asbestos inspection before buying a home provides valuable information that can help buyers make informed decisions and avoid unexpected expenses after closing.

Should You Walk Away From a Home With Asbestos?

If you are considering a home that has been found to contain asbestos, it doesn’t mean you have to walk away from the sale, especially if you love the property and the home. Asbestos can be completely and safely removed when you work with certified professionals. However, you may want to use the presence of asbestos as a bargaining chip, as it will require both a cost and a process to remove it. 

The buyer may carry the burden for testing, but removal is a different story. If the seller chooses to tackle removal, it is wise to have an inspection afterward to ensure all of the asbestos has been removed, or at the very least, complete property due diligence and check the credentials of the asbestos removal company.

It is always best to get a free estimate to find out what removal will cost — and you should work with your realtor to negotiate the purchase price, as asbestos removal is not a cost the buyer should bear. It is worth noting that in some cases, asbestos can be properly managed and encapsulated or sealed so it does not become a problem, and if the materials are undisturbed and in good condition, remediation will be much easier and less costly. 

With that said, extensive contamination may be reason enough to walk away. Each home and situation is different, and buyers should carefully weigh all options when dealing with asbestos. It is always best practice to consult qualified, certified asbestos removal professionals before signing the contract.

Frequently Asked Questions 

How much does an asbestos inspection cost before buying a home? 

The cost of an asbestos inspection before buying a home varies depending on the property’s size, age, and the number of samples required. While testing represents an additional upfront expense, it can help the buyer avoid unexpected remediation costs after closing.

Is an asbestos inspection included in a standard home inspection? 

No. Most standard home inspections do not include asbestos testing. Because asbestos identification requires specialized sampling and laboratory analysis, buyers should request a separate asbestos inspection when purchasing an older home. 

Can you buy a house that contains asbestos? 

Yes. The presence of asbestos does not automatically make a property unsafe or prevent a sale. Many homes contain asbestos-containing materials that can be professionally managed, encapsulated, or removed when necessary. 

Should I negotiate if asbestos is found? 

Absolutely. If asbestos is discovered during the inspection process, the buyer may be able to negotiate a lower purchase price, request remediation before closing, or seek seller concessions to offset future removal costs. 

Is asbestos dangerous if left undisturbed? 

In many cases, asbestos-containing materials that remain intact and undisturbed pose a lower risk. However, damaged or deteriorating materials can release fibers into the air, making professional evaluation essential. 

Minimize Your Risk: Have an Asbestos Inspection Before Buying Your Home

If you’re considering buying an older home where asbestos may have been used, it’s important to schedule a home inspection for asbestos. Traditional home inspectors will likely not test for asbestos, so prospective home buyers will want an asbestos inspection before buying the home. Asbestos is no joke, and home buyers shouldn’t put themselves and their loved ones at risk.

Knowing what is in a home you’re considering buying, understanding the risks of exposure, and making an informed decision can bring peace of mind. Contact Asbestos Project Management for an asbestos inspection before buying a home, and if needed, a free asbestos removal estimate before you purchase!