Can You Sell a House with Asbestos?
Your house is quite old and looks a bit rundown. You decide you want to sell it, so you’re thinking of ways to get the best price for it. You can start by replacing missing roof shingles or maybe updating the facade by adding stone veneers and changing the windows. You want to call in some landscapers to increase your curb appeal. As you’re planning the renovations, you check the old blueprints. It turns out your house was built during the 1960s.
You realize that it might contain asbestos, a once widely-used construction material that turned out to be deadly. So you call in a professional to check. And the results confirm your worst fears as a seller. There’s asbestos everywhere in your house.
You panic. Can you sell a house with asbestos? Do you need to remove it first before you can sell?
Yes, it’s possible to sell a house with asbestos, with or without removing it first.
In this article, we’ll guide you through the process of selling a house with asbestos and explore all the options available to make the process as easy as possible.
What is Asbestos, and Why Was it Used in Construction?
Asbestos, is a naturally occurring mineral that possesses fire-proof, water-proof, electricity-proof, and corrosion-proof properties.
It has been known since ancient times, and in fact, its name was derived from the Latin idiom amiantus which means “unsoiled or unpolluted”, and “asbestos” which means “inextinguishable or unquenchable” because of its nearly indestructible properties. Ancient Finns added asbestos fibers to their clay pots to strengthen them, while ancient Egyptians, Greeks, and Romans used them in cloths to wrap their dead before cremation to prevent their ashes from mixing with the fire. In addition to ceremonial uses, the Romans used them in construction, particularly in strengthening concrete and increasing its insulation capabilities.
During the Industrial Revolution, its heat-resistant properties made it an excellent insulator for engines, turbines, ovens, and generators. Demand for the mineral grew exponentially when it was used in building materials, and large asbestos mines opened worldwide.
Three types of asbestos were used in construction: white asbestos (chrysotile), which accounts for 95% of the asbestos around the world, was used in furnace ducts, pipes, cements, plastics, and fabrics, such as firemen’s suits; brown asbestos (amosite) can be found in roof tiles, ceiling tiles, cement sheets, and building insulation; and blue asbestos (crocidolite) was added to plastics, spray coatings, pipe insulation, and other cement products.
It wasn’t until 1989 that asbestos was partially banned, so homes built or renovated before the 90s have a big chance of containing asbestos.
What are the Dangers of Asbestos Exposure?
The ancients had known that asbestos has health risks associated with it. Pliny the Elder mentioned that slaves mining the fibrous material from quarries often come down with a certain affliction that is unique only to them. The Romans even warned others not to purchase quarry slaves because they suffered early deaths. The Greek geographer Strabo was even more specific; he documented a “sickness of the lungs” affecting weavers who worked with asbestos threads.
Unfortunately, it took thousands of years before the toxicity of asbestos was re-discovered, when 33-year factory worker Nellie Kershaw died of what is known as asbestos is in 1906. During her short life, she was responsible for spinning raw asbestos into yarn, and when she died it was discovered that her lungs were filled with asbestos fibers. Her case was reported in the British Medical Journal in 1924, but it received little attention. It wasn’t until the 1970’s that the public became connected the dots between asbestos exposure and lung diseases.
Today, asbestos is known as a carcinogen which causes a rare form of cancer called mesothelioma.
This disease affects the membrane covering the lungs, heart, and abdominal organs. And, as asbestos gets into the body via inhalation, continued exposure increases the risk of developing lung cancer. Mesothelioma is particularly insidious because symptoms don’t manifest until decades later. Up to the present, asbestos exposure still bears its bitter fruit, and thousands of people around the world die yearly. In 2022, 208 mesothelioma deaths were recorded in California alone.
Although the use of asbestos in construction steeply declined in the 1970s, when the deadly properties of this mineral were exposed, you would be surprised to know that it’s not yet banned in the United States. It is still in use in some industries today, but it is tightly regulated by the Occupational Health and Safety Administration (OSHA). Additionally, in March 2024, the Environmental Protection Agency (EPA) finalized a ruling to protect people from asbestos exposure.
Do You Have to Disclose Asbestos when Selling a House?
The short answer is: it depends.
Federal law does not require sellers to disclose the presence of asbestos during the sale, but state-specific laws require that you do. So, always make sure to check your state’s requirements to preclude the possibility of a lawsuit down the line.
Tips and Things to Consider When Selling Your Home with Asbestos
Call in a professional to check for asbestos.
If you think your home has asbestos, you can proceed with having it tested. DIY asbestos testing kits cost between $30 and $60 each, but it is not recommended that you do the sampling yourself. Asbestos will cause harm if disturbed and inhaled, so it’s better not to risk it.
Call a professional to have your home inspected. A professional inspection will give you a clear picture of what must be done. For example, mold might be present in addition to the asbestos, so you can include that in the required repairs.
On the other hand, an inspection may also turn up nothing, which is good news for you. A house’s clean bill of health makes for excellent marketing when selling your home!
Correct your asbestos problem before you sell your home
If the test results unfortunately come out positive, and you live in a state where you must disclose, it’s natural to be worried about buyers, especially those with small children, walking away from the deal. You might also think that your asking price will take a huge hit.
This doesn’t have to be true.
Here are steps you could take so you will be able to find the right people and get top dollar for your home:
Repair: Seal off the asbestos
Asbestos is only dangerous if it is disturbed and its particles are launched into the air because it increases the likelihood of being inhaled or ingested, where it can cause damage. In some instances where the asbestos-containing shingle or insulation is intact and in good condition, it would be better to leave it be. To prevent fibers from becoming airborne in the future, when they start to deteriorate, they have to be sealed or encapsulated.
Encapsulation is a process wherein the asbestos is covered with a resin or a covering (an encapsulant) that serves as a permanent barrier, preventing asbestos dispersion. The contractor will prep the surface by removing loose materials to ensure the encapsulant sticks to the surface. Multiple layers may be required for increased protection.
Sealing the asbestos is a less disruptive process than removing it completely. It is even safe to stay in the house while this is being done. This is also recommended if you’re only planning to do minor renovations to the house prior to selling, such as giving it a fresh coat of paint. Additionally, because the asbestos won’t need to be disposed of, you save on handling and disposal costs, making it 15%-25% cheaper than removing it completely.
Removal: Asbestos abatement
If you’re planning to do a major renovation prior to selling, say, tearing down walls to convert to an open plan layout, then it is highly recommended to go for abatement. With abatement, asbestos and asbestos-containing materials are completely removed by EPA-certified professionals. It is very dangerous, with the abatement team performing the job in hazmat suits. The air will be contaminated with the toxic material, so you must move elsewhere until the team has determined that it is entirely safe to come back.
Asbestos abatement costs $2,200 on average, and can run up to $6,000 on the higher end, and takes a few days to complete.
Alternatively, you can offer credit to the buyer
There is another option if you don’t have the budget to seal off or remove the asbestos: offer a credit for asbestos removal.
You can contact contractors for quotations, then list your house at market value as usual with an offer to take the cost of asbestos removal off the top.
Sell the property as-is
In selling a house as is, you have three options: list with a real estate agent, go the For Sale by Owner (FSBO) route, or sell to a real estate investor.
When you sell your home with a realtor, they will take care of everything for you. However, this convenience comes at a price: you’ll need to share whatever you profit from the sale, which can be as much as 6%.
If you don’t want to pay commissions, you can DIY the sale by going FSBO. You get everything from the sale, but the downside is you’ll have to do all the legwork of marketing, staging, negotiating, and closing. If you find it overwhelming, consider selling to an investor instead.
Real estate investors are veterans of the business. They have spent years buying up real estate in whatever condition, so you don’t even have to think about sprucing up the facade or staging the rooms. You don’t have to do anything except show them your house, fraying asbestos and all, to receive a cash offer immediately.
So, if you want an out for your troubled property, your best bet is by selling to an investor!
Frequently Asked Questions:
Is it Legal to Sell Your Home if it Has Asbestos?
Absolutely. There are no laws forbidding anyone from selling property, no matter its condition or how problematic it is. Just be sure to stay on the right side of the law by understanding and complying with disclosure requirements.
How do you identify asbestos in your home?
Asbestos saw such widespread use well into the 70’s that is terrifying in its ubiquity. In fact, the Environmental Protection Agency (EPA) estimates that over 100,000 buildings in the United States contain asbestos. From caulking, tiles, popcorn ceilings, piping insulation, wiring insulation, floor tiles, siding and shingles, and roof tiles, it was literally everywhere.
So, if you notice frayed insulation or crumbling walls or ceilings, especially if your house is old, do not touch it. Call an asbestos professional right away.
Does the presence of asbestos affect home value?
Yes. Since asbestos is a health hazard and can be expensive and challenging to get rid of, it can deter potential buyers leading to a drastically reduced buyer pool. Those considering purchasing a house with asbestos problems will likely ask for a price reduction to factor in the costs of abatement, which then leads to a drop in the property’s overall value.
How can you be sure no asbestos remains after abatement?
The abatement contractor will use HEPA filters and wet cleanup equipment to remove any remaining asbestos fibers completely. They will also issue a clearance letter detailing the work performed, disposal records, and laboratory analysis, which is in effect a clean bill of health for your home. Getting this document is important as this is proof to your interested buyers that the problem has been dealt with.
Closing Thoughts: Selling a House with Asbestos
Asbestos provides roadblocks to navigate during a home sale, but that doesn’t make your house impossible to sell. You just have to reach the right people, and that’s where we come in!
We’re Sell My House, and we buy all kinds of real estate in whatever condition it’s in! Yes, even if it has asbestos from floor to ceiling. You don’t have to deal with toxic asbestos yourself–no rehabilitation, abatement, or encapsulation needed, so you walk away with the money without doing much. You also deal directly with us, so you don’t have to pay commissions to real estate agents!
Interested? Fill out the form below so we can give you a quick, no-obligation, and absolutely FREE cash offer for your house!
If you have any questions, call us at (253) 289-3773 , and we’ll be happy to help!