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Asbestos in your home: knowing what to expect to take the right action
The word “asbestos” is enough to raise eyebrows, especially when it comes up while buying a home or just before starting renovations. However, the presence of asbestos in a home isn’t always as concerning as it might seem at first glance. It all depends on the situation.
So how can you tell if a property actually contains asbestos? From the construction eras most likely to contain it to the places where asbestos might be hidden, and the circumstances that warrant removal, there are several factors to consider. Here’s an overview to help you gain a clearer understanding before buying, renovating, or deciding on the best course of action.
Asbestos: its characteristics and potential hazards
Asbestos refers to a group of natural minerals composed of silicate fibres. Thanks to their resistance to heat, noise, fire, and wear and tear, these fibres have long been used in construction and renovation, where they were incorporated into numerous materials and products. The use of asbestos is now banned due to its health risks.
What health risks does it pose?
The presence of asbestos does not automatically mean there is a health risk. The problem arises mainly when a material containing asbestos is in poor condition, friable, or being handled, and fibres are released into the air. Once inhaled, these fibres can have serious health consequences.
Exposure to asbestos fibres is associated with several diseases, including:
- asbestosis (a chronic lung disease);
- mesothelioma (cancer);
- lung cancer;
- laryngeal cancer;
- ovarian cancer.
It should be noted that these diseases may take several decades to develop.
However, an asbestos-containing material that is in good condition, non-friable, and not being handled poses no health risk. Monitoring its condition allows for the detection of any deterioration. Its presence in a home therefore does not necessarily mean it must be removed. Instead, several factors are used to assess the situation and determine whether action is warranted.
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Factors to consider |
Why is this important? |
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Condition and friability of the material |
A material that is damaged, deteriorated, or crumbles easily is more likely to release fibres into the air. |
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Accessibility |
Exposed or easily accessible material is more likely to be damaged or moved. |
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Planned work |
Drilling, sawing, sanding, cutting, or demolition can disturb material that was previously undamaged. |
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Option to leave it intact |
Material in good condition can sometimes remain in place rather than being removed. |
When was asbestos used in homes?
In Quebec, materials containing asbestos are most likely to be found in buildings constructed or renovated between 1930 and 1990. However, the year of construction is a clue, not proof. For example, a home that did not originally contain asbestos may have undergone renovations during which the material was introduced.
Asbestos was widely used in our homes for a long time because its properties met several needs in the construction industry. It was particularly sought after for:
- its fire resistance;
- its thermal and acoustic insulation properties;
- its durability and flexibility;
- its low cost.
Regulations governing its use have been implemented over the decades, including the Prohibition of Asbestos and Products Containing Asbestos Regulations, which came into effect in Canada on December 30, 2018. An important caveat for owners of older homes: the regulation does not apply to asbestos already incorporated into a structure or infrastructure prior to that date. The ban therefore does not mean that asbestos has disappeared from the housing stock.
Where can asbestos be found in a home?
Asbestos can be hidden in unexpected places. Since it was used in a wide variety of building materials, it can be found in a home’s insulation, as well as in walls, ceilings, floors, plumbing, and even some exterior components. The Government of Quebec lists several possible sources of asbestos in a home.
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Location |
Examples of affected materials |
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Attic |
Loose-fill insulation, including vermiculite insulation |
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Walls and ceilings |
Gypsum board and fillers or touch-up compounds, certain soundproofing coverings and tiles |
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Floors |
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Piping |
Various pipe insulation materials |
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Heating |
Insulation materials, tapes, and gaskets associated with furnaces and water heaters, among others |
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Fireplaces and wood stoves |
Certain heat shields and bases |
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Electrical systems |
Wire insulation, outlet and switch boxes, circuit breaker panels and boxes |
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Exterior |
Certain exterior siding, asbestos-cement products, and gutters |
How can you detect the presence of asbestos in a home?
The age of a property or certain materials may raise suspicions, but it’s impossible to confirm the presence of asbestos simply by looking at a wall, ceiling, or floor covering. For both homeowners and buyers, a few checks are therefore necessary.
Certain clues may warrant further investigation:
- the home was built or renovated during a time when asbestos was commonly used;
- original or older materials are still in place;
- renovation work is planned that may involve these materials.
The history of renovations can provide valuable information. Invoices, technical data sheets, and other documents can sometimes reveal the composition or age of the materials. For example, gypsum panels and joint compounds manufactured by North American companies since January 1, 1980, do not contain asbestos.
Before prioritizing renovation work, it may therefore be helpful to take inventory of the materials that will be affected.
Laboratory asbestos testing
When the available information is inconclusive, laboratory analysis can determine whether a material contains asbestos. A sufficient number of representative samples must be analyzed to obtain a reliable picture.
The Government of Quebec recommends entrusting the inspection to a qualified contractor or a specialized laboratory, which can determine which samples to collect. For analysis, you can turn to laboratories recognized by the IRSST.
The cost varies depending on the number of samples and the scope of the inspection. An estimate tailored to the property will provide a more accurate picture.
Is it safe to remove asbestos yourself?
It’s best to avoid doing so. Once its presence is confirmed, the Government of Quebec advises against performing the work yourself and recommends entrusting it to a qualified contractor.
In particular, it’s recommended to verify that the contractor holds an appropriate licence from the Régie du bâtiment du Québec and to inquire about their experience. The same guidelines for choosing a good renovation contractor still apply.
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Tips and tricks
Is asbestos removal work underway? Do not enter the area cordoned off by the contractor, and if your home has a mechanical ventilation system, turn it off during the work. |
Depending on the scope of the project, also check whether your renovation work requires a permit.
Should you avoid buying a home that contains asbestos?
The presence of asbestos isn’t necessarily a barrier to buying a property. However, it’s important to have it assessed before the purchase to determine the condition of the materials, the necessary repairs, and the expected costs. This is also where the guidance of a real estate broker becomes invaluable: they can help the buyer obtain the relevant information, identify the necessary inspections, and make an informed decision.
In the case of an existing home, a pre-purchase inspection is particularly important. The inspector can identify materials that may contain asbestos and refer the buyer to a specialist if testing is necessary.
Questions to ask before buying
The Declarations by the seller of the immovable form allows the buyer to determine whether the seller is aware of the presence of asbestos on the property. Completed in good faith and to the best of the seller’s knowledge, it is a valuable tool for better understanding the condition of the property before making a decision. The information contained therein can serve as a starting point for further inquiry into certain issues:
- Has an asbestos test ever been conducted?
- Have renovations disturbed materials containing asbestos?
- Has decontamination work ever been performed, and if so, are there any invoices or reports?
Asbestos as a negotiation factor
If an inspection or analysis reveals that significant work is needed, the scope of the work and the cost of asbestos removal may become part of the negotiation. The buyer has the option to negotiate a price reduction or request that certain work be completed before taking possession of the property.
Does asbestos lower a home’s value?
Not automatically. A home’s market value depends on a variety of factors, including its condition, features, and the local market. However, the presence of asbestos can influence a buyer’s perception and future costs when decontamination or renovations are required.
Asbestos: just one factor among many to consider
Ultimately, the presence of asbestos in a home is just one of many factors that help you better understand a property, its history, and the work it might require. It’s information to be put into perspective, rather than a criterion to be considered in isolation.
And if you’re still looking for the right home, it’s helpful to keep this new knowledge in mind during your next showings. Explore properties for sale on Centris.ca. This will help you continue your search with a slightly more informed perspective.
FAQ
1. Can I sell a house that contains asbestos?
Yes. The presence of asbestos does not prevent the sale of a house. However, when it is known, it must be disclosed to the buyer on the “Declarations by the seller of the immovable” form. The condition of the materials and any anticipated repairs can then be factored into the transaction.
2. Which years of construction are most likely to involve asbestos?
In Quebec, buildings constructed or renovated between 1930 and 1990 are most likely to contain asbestos-containing materials. However, the year is an indicator, not proof, since the materials used and renovations performed vary from one property to another.
3. How much does asbestos removal or decontamination cost?
The cost of decontamination varies considerably depending on the project. As a general guide, the Association des consommateurs pour la qualité dans la construction estimates that asbestos removal from a standard home can cost around $12,000, depending on the affected area. The type and quantity of materials, their accessibility, and the safety measures required to perform the work safely can also affect the final cost.
| The information provided in this article is for informational purposes only and does not constitute financial, legal, professional or other advice or opinions. As such, we make no warranties, express or implied, as to the accuracy, reliability, integrity or exhaustiveness of this information, which you use at your own risk. In no event shall Centris be held liable for actions made on the basis of the information contained in this article or for any damage or loss, direct or indirect, that may result from, or in connection with, the use thereof. We recommended consulting with industry professionals for personalized advice before making any decisions. |
See also:
Pre-purchase inspections: what you should know
