EPA's rule of thumb is that homes built or renovated before the 1990s may have asbestos in some building materials, and homes built between 1930 and the 1970s especially may have asbestos insulation. Material in good condition that won't be disturbed doesn't need testing, according to EPA. The problem starts when a project will break it.
Match the repair to the material
- Replacing floors: 9-inch or 12-inch vinyl tiles, sheet vinyl backing and the adhesive underneath. EPA says not to sand, scrape or power-strip them, and to lay new flooring over the old when possible.
- Ceiling and wall repairs: sprayed popcorn or decorative ceilings, textured paint, and patching and joint compound. Sanding, drilling or scraping releases fibers. If you're getting a texture match quoted, what a ceiling texture repair quote should say covers the rest.
- Heating work: wrap on steam and hot-water pipes, boiler and furnace duct insulation, cement sheet or paper around furnaces and stoves, and furnace door gaskets.
- Exterior work: cement roofing, shingles and siding. Philadelphia's homeowner guide says these are unlikely to release fibers unless they're sawed, drilled or cut.
- Opening old plaster: EPA's retrofit protocols list original plaster old enough to contain asbestos as a possible source.
Vermiculite is a special case
Vermiculite is a pour-in, pebble-like insulation, usually gray-brown or silver-gold, found between attic joists or in walls. EPA says to assume it contains asbestos, because most U.S. vermiculite sold from 1919 to 1990 came from a Montana mine contaminated with it. Testing isn't needed before taking precautions and can give misleading results. Don't store boxes in that attic, don't remove it yourself, and don't open walls to look for it. Have a professional asbestos contractor plan any attic air sealing, wiring or insulation job that would disturb it. If an energy assessment recommends attic work, mention the vermiculite up front.
If work has already started
Stop. Don't dust, sweep or vacuum the debris, and keep kids and pets out of the area. EPA says if you can't avoid walking through, have the area cleaned with a wet mop, and call an asbestos professional if the debris came from damaged material or a large area needs cleaning. In Philadelphia, the Health Department's Asbestos Information Line is (215) 685-7576, or 311 after hours.
Getting it tested
EPA advises against taking samples yourself, because sampling done wrong can be more hazardous than leaving the material alone. The inspection should include a full visual check, sampling and lab analysis, and a written report saying where the asbestos is and how damaged it is.
Philadelphia's homeowner guide adds three checks: look at the inspector's photo ID showing certification before samples are taken, make sure a City-certified laboratory does the analysis, and keep a copy of the original lab report. Both the city and EPA say to hire the inspector separately from the company that would do the removal, so the person assessing the problem isn't selling the fix.
If asbestos is confirmed but intact and the project can avoid it, leaving it alone is usually best. Pipe and boiler insulation can sometimes be sealed or covered instead of removed. Removal is for material that's badly damaged or that the remodel will disturb.
Philadelphia's notice and permit rules
Air Management Services requires a notification form at least 24 hours before encapsulating or removing less than 40 linear feet or 80 square feet of asbestos. At or above that amount, a licensed asbestos abatement contractor must get an asbestos abatement permit before starting, and you must hire an independent certified Asbestos Project Inspector. The city lists a $45 filing fee and a $150 minimum permit fee for major projects.
L&I doesn't require an asbestos inspection report with permit applications for a residence with three or fewer units, but that only skips the paperwork. It doesn't make the material safe to tear out.
Before hiring, the city's guide says to confirm the contractor holds an Air Management Services abatement license and that its workers carry Pennsylvania Department of Labor & Industry certification with photo ID. Get in writing the amount of material, a firm price, a copy of the notification to Air Management Services, the methods, and a promise of copies of air test results and the waste shipment record within 35 days. Older Philadelphia houses often have lead paint too, so read what Philadelphia lead rules mean for repairs before scraping or sanding anything.
Bucks and Montgomery counties
Pennsylvania DEP says it doesn't regulate asbestos removal from private homes unless the building is an apartment with five or more units, and tells owners to check with their township or borough for local rules. The state does require asbestos contractors, inspectors, supervisors and workers to hold Labor & Industry certification, so ask for proof before anyone samples or removes anything. Our contractor hiring checklist covers what else to confirm.