Asbestos overlooked in previous column
Q: I am a weekly reader of your column, which usually includes great information. I would like to point out though that the answer you gave regarding asbestos in attic insulation fell short. A home I own had Zonolite insulation in the attic. It is asbestos containing.
A: You are absolutely right. The article you mention gave brief coverage on the subject of attic insulation. In that piece, I listed fiberglass, rock wool, and cellulose as common forms of attic insulation not containing asbestos. I confess, however, to having neglected the matter of vermiculite insulation, some of which was produced from the 1940s until 1984 under the trade name of Zonolite.
Zonolite insulation was derived exclusively from mines in Libby, Montana. Its manufacture was discontinued when the product was found to be contaminated with varying levels of amphibole asbestos: one of the more harmful types of asbestos. Vermiculite insulation is distinct in appearance from other forms of attic insulation and therefore can be easily identified. It typically appears as shiny, pebble-like particles, in a wide range of colors, including brown, tan, gray, silver, and gold.
Studies have found Zonolite to contain inconsistent amounts of asbestos, with many test samples showing no asbestos content, while other samples taken from the same attic may contain high-level presence of asbestos fibers.
On the positive side, homes with Zonolite insulation were found to contain no significant air contamination if the material in the attic had been undisturbed. However, air contamination commonly occurred when there had been human activity in the attic, involving contact with the insulation.
If this type of insulation is discovered or suspected in any attic, a licensed asbestos abatement contractor should be consulted for evaluation and possible removal.
Q: When I bought my home, my Realtor hired the home inspector and paid the inspection fee as a gift. A week later, she mentioned that the inspector had not done a very thorough job, but she didn't suggest hiring another inspector. After I moved in, there were problems with the plumbing and leaks in the roof. Since I didn't pay for the inspection, who is responsible for the repairs?
A: The inspector and Realtor may both be liable for repairs. If the home inspector missed defects that were visible and accessible, he should account for the undisclosed problems, regardless of who paid for the inspection. If the Realtor wanted to give you a home inspection as a gift, why didn't she hire an inspector with a reputation for detailed thoroughness? When she realized that the inspection had not been thorough, why did she go forward with the transaction without arranging another inspection?
In most cases, Realtors know who the most thorough home inspectors are. If an agent is experienced, there is seldom an excuse for hiring an incompetent inspector. These are the issues that you should raise with your agent.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.