Specialists needed to identify, remove asbestos from attic
Q. I purchased my home about seven years ago, and my home inspector said nothing about asbestos in the attic. Recently, I decided to add more insulation and was told the insulation I have is asbestos. When I spoke to the county inspector about this, he said the home should not have been sold this way. Is my home inspector liable for not disclosing this?
A. Asbestos insulation in attics is highly unusual because most attics are insulated with various forms of fiberglass or cellulose. The rare exception is vermiculite, a shiny, pebble-shaped mineral which in most cases is contaminated with asbestos fibers. All of the contaminated vermiculate came from Libby, Montana, and those mines were shut down around 1990. The material was marketed under the brand name of Zonolite and was found to be contaminated with tremolite asbestos.
You should hire a licensed asbestos inspector to confirm whether you have asbestos insulation in your attic. If so, the inspector or a licensed asbestos abatement contractor can advise you of the costs and procedures involved in removal. However, keep in mind that vermiculite insulation does not release asbestos fibers into the air if the material is left alone. If you install fiberglass or cellulose insulation over the asbestos, you can effectively encapsulate the asbestos without incurring the costs of removal. However, if you do this, the presence of asbestos would have to be disclosed when you eventually sell the property.
It is also possible the asbestos that was identified in your attic is air duct insulation rather than attic insulation. This is another reason to have the attic professionally inspected to make sure you have been given the correct information.
The county inspector's comment that "the home should not have been sold" with asbestos insulation in the attic is surprising. Homes with asbestos materials are sold every day. There are no legal prohibitions against these sales. What matters is that buyers be informed of such conditions before closing escrow.
One final point: Home inspections typically do not include disclosure of environmental hazards such as asbestos. However, competent home inspectors often point out materials that may contain asbestos, even though such disclosure is not a home inspection requirement.
Q. I have an 18-year-old, 40-gallon water heater that works fine, but I notice some warping on the plywood platform that it sits on. The platform has water damage but no traces of moisture. Is it time to get a new one?
A. If the plywood under your water heater is dry, the stains and warping are most likely due to old leakage, possibly from the previous water heater, and may not indicate a current problem. However, 18 years is very old for a water heater. Replacement could be done now as a precaution against future water damage when this fixture finally fails and begins to leak.
When the next water heater is installed, be sure to have the plumber install a drain pan under it, with a drain pipe to the exterior of the building. This will prevent water damage in the event of future leakage.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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